Alpine Income Property Trust Inc Stock

Good day and thank you for standing by. Welcome to the Alpine Income Property Trust Q2 2026 Earnings Conference Call. [Operator Instructions] Please be advised that today's conference is being recorded.

I would now like to hand the conference over to your speaker today, Jenna McKinney, Director of Finance. Ma'am, please go ahead.

Thank you. Joining me and participating on the call this morning are John Albright, President and Chief Executive Officer, Philip Mays, Chief Financial Officer, and other members of the executive team who will be available to answer questions during the call. As a reminder, many of our comments today are considered forward-looking statements under federal securities laws. The company's actual future results may differ significantly from the matters discussed in these forward-looking statements, and we undertake no duty to update these statements.

Factors and risks that could cause actual results to differ materially from expectations are disclosed from time to time in greater detail in the company's Form 10-K, Form 10-Q, and other SEC filings. You can find our SEC reports, earnings release, and most recent investor presentation, which contain reconciliations of the non-GAAP financial measures we use, on our website at www.alpinereit.com.

With that, I'll turn the call over to John.

Thank you, Jenna, and good morning, everyone. We're pleased to report another strong quarter, highlighted by 32% growth in AFFO per diluted share compared to the same quarter last year, and approximately $77 million of total investment activity at a blended initial yield of 8.7%. With this activity, our property portfolio's Annualized Base Rent grew to $50 million at quarter end, with 55% attributable to investment-grade-rated tenants, and our commercial loan portfolio remained at our targeted level of 20% of total undepreciated asset value.

Starting with property acquisitions, during the quarter, we acquired 3 properties for $36.6 million at a weighted average initial cap rate of 7.4% and a weighted average remaining lease term of 9.2 years. These acquisitions included a 3-property portfolio leased to ALDI, HomeGoods, and Petco, and 2 properties ground-leased to Lowe's and Alamo Drafthouse, which is a subsidiary of an A+ rated Sony Group Corporation. These acquisitions meaningfully strengthened our portfolio's credit profile.

The percentage of ABR derived from investment-grade-rated tenants increased from 50% to 55%, driven by acquisition activity that was 84% investment-grade. At quarter end, 4 of our top 5 tenants, Lowe's, DICK'S Sporting Goods, Walmart, and Alamo Drafthouse, are now investment-grade-rated. More broadly as of quarter end, our property portfolio consisted of 128 properties totaling 4.5 million square feet across 31 states with 99.5% occupancy and a WALT of 9.2 years.

Moving to our commercial loan investments, during the quarter we originated a new $40 million first mortgage loan with $6.2 million funded during the quarter at an initial yield of 10%. The loan is secured by a 24-acre, 55,000-square-foot, Publix-anchored retail development and follows the grocery shadow-anchored development loan we originated in the first quarter. Also during the quarter, we received full repayment of $8 million of commercial loans that carried a weighted average yield of 8%, allowing us to recycle that capital into higher-yielding investments.

Reflecting this activity, at quarter end, our commercial loan portfolio consisted of 13 loans with an outstanding face amount of $167 million at a weighted average coupon rate, including PIK interest of 13.2%. Our loan portfolio remains at our targeted level of approximately 20% of the company's total undepreciated asset value, complementing our property portfolio and increasing the overall yield earned on our total assets. However, as noted previously, the timing of fundings and repayments may cause the relative size of the loan portfolio to vary quarter by quarter.

With our completed investment activity this quarter and robust investment pipeline, we opportunistically utilized our ATM programs to raise capital. Our investment pipeline continues to have attractive opportunities, including high-quality properties net leased to investment-grade-rated tenants to enhance the credit metrics of our portfolio, and attractive loans to replace maturities.

Lastly, reflecting our earnings growth and taxable income outlook for the company, our Board has authorized a 6.7% increase in our quarterly common dividend to $0.32 per share beginning in the third quarter of 2026. This new quarterly common dividend rate represents a relatively low 55% AFFO payout ratio on second quarter 2026 AFFO. Further, we're raising the low end of our full-year FFO and AFFO guidance, which Phil will detail later.

And with that, I will turn the call over to Phil.

Thanks, John. Beginning with financial results. For the quarter, total revenue was $20 million, including lease income of $12.6 million and interest income from commercial loan investments of $7.3 million. FFO for the quarter was $0.57 per diluted share, and AFFO was $0.58 per diluted share, representing growth of approximately 30% and 32% respectively over the comparable quarter of the prior year. I would note that the results for the quarter included approximately $300,000 of other income related to a nonrefundable deposit we received upon the termination of a contract to sell an At Home to an end user.

At Home indicated they were going to renew their lease, and the buyer decided to terminate the contract. For the 6 months ended June 30th, total revenue was $38.4 million, including lease income of $25.2 million, and interest income from commercial loans of $13.1 million. FFO and AFFO were $1.10 and $1.11 per diluted share respectively, representing growth of 25% and 26% over the comparable period of the prior year. Earnings growth for the quarter and year-to-date was primarily driven by our investment activity, in particular, the growth of our commercial loan portfolio, as we grew it to approximately 20% of undepreciated asset value over the last year.

Moving to capital markets activity. During the quarter, we continued to opportunistically utilize both of our ATM programs. Under our common stock ATM program, we issued approximately 1.1 million shares at a weighted average gross price of $19.31 per share for net proceeds of $21.7 million. And under our Series A preferred ATM program, we issued approximately 156,000 shares at a weighted average gross price of $25.18 per share for net proceeds of $3.9 million. Year-to-date, we have raised a combined $61.7 million of net proceeds under these programs.

At quarter end, common shares and units outstanding totaled approximately 18,819,000 and preferred shares totaled approximately 2,426,000. Reflecting our investment activity and equity issuance, we ended the quarter with net debt to pro forma adjusted EBITDA of 6.4x, down from 6.6x last quarter and 6.7x at the beginning of the year. As of quarter end, we had $369.5 million of debt outstanding at a weighted average interest rate of 4.38%, including the impact of our in-place swaps. Including cash on hand, available liquidity at quarter end was approximately $83 million.

Further, following the recast of our credit facility earlier this year, we have no debt maturing until 2029. One reminder regarding interest expense. As previously disclosed, $100 million of SOFR swaps at 2.05% associated with our 2029 term loan matured in May and were replaced with swaps fixing SOFR at 3.36% for the remaining term. Regarding our property portfolio, we ended the quarter with annualized straight-line base rent of $50 million.

As a reminder, our portfolio includes 4 properties acquired through sale-leaseback transactions, as well as the Alamo Drafthouse in Denver acquired this quarter, which qualifies as a sales-type lease. Although these 5 properties constitute real estate, for both legal and tax purposes, GAAP requires them to be accounted for as financings. Collectively, they represent approximately 12.6% of our straight-line ABR or $6.3 million, and approximately 10.6% of annualized in-place cash base rent or $5.1 million, with these cash payments reflected as interest income rather than lease income.

Our quarterly earnings press release includes a supplemental table providing details for our commercial loan portfolio and related interest earnings. With respect to our common dividend, during the quarter we paid a quarterly cash dividend of $0.30 per share. As John noted, the Board has authorized a quarterly common dividend of $0.32 per share for the third quarter, a 6.7% increase, along with the quarterly cash dividend of $0.50 per share on our 8% Series A preferred stock.

Now turning to guidance. For the full year of 2026, we are increasing the low end of our outlook, resulting in a new FFO range of $2.10 to $2.13 per diluted share and a new AFFO range of $2.12 to $2.15 per diluted share. Our investment volume assumption remains unchanged at $170 million to $200 million. However, we are lowering our disposition volume expectations to a new range of $20 million to $40 million from the previous range of $30 million to $60 million.

Additionally, based on the equity issued during the quarter, the prospective quarterly run rate for our base management fee is now just over $1.4 million a quarter. I should note here that historically no incentive management fee has been paid, and none is reflected in our guidance. Under PINE's Management Agreement, an incentive fee may be earned based on total shareholder return for the full calendar year as calculated by the full-year dividend and the last 10-day VWAP for the calendar year.

Accordingly, any incentive fee, if earned, is recorded in the last quarter of the year. I refer you to our filings for additional information on our management fees, including the incentive management fee.

With that, operator, please open the call to questions.

[Operator Instructions] Our first question is going to come from the line of Jay Kornreich with Cantor Fitzgerald.

I guess just starting out, you referenced the loan portfolio, nearly at that 20% cap for total assets. So how do you think about your appetite going forward for, I guess, pushing beyond that 20% if you feel like there's really attractive loan opportunities, or if we should expect really the bulk of new investments coming from the net lease real estate? And on that side, how would you expect to fund it? Is that more coming from dispositions or just how do you think about creating value on the net lease real estate side?

Yes, thanks, Jay. So we do have in front of us in the pipeline a fair amount of net lease investments. And hopefully, all those come to fruition or a good part of them. On the loan side, there's one that we're looking at, but not anything kind of behind that. And so you won't see the loan portfolio get above 20%. If it does, it's only a timing issue. It goes above 20%, but then we have some payoffs coming, which we do have some payoffs coming. So -- and as we grow, perhaps the loan book goes below 20%.

And so on the, as far as on financing the acquisitions, we have -- obviously we have some -- maybe some sales coming up, but really it's through our line, but Phil can kind of talk a little bit more about that.

Yes, Jay, I mean, to finance the acquisitions, it'll be a combination of our line initially, and then, we can also blend in some dispose, and if appropriate, we can blend in some pref or some common stock on top of it, but initially it'll be our line of credit that takes them down.

Okay, I appreciate that. And then just one more for me, I guess, on the disposition side, you updated guidance revising that lower, and it looks like you didn't have any dispositions this quarter. So, just curious if there's been any, I guess, strategic shift in how you're thinking about specific assets or tenants maybe you initially intended to dispose, or if it's reflective of just overall transaction market, maybe not being at the place you want in order to sell for full value. I know you've done a lot of work already just getting the portfolio into a place where you feel like it's really healthy. So I'm just curious what led to the dynamics of expecting less dispositions.

Yes, it's a little bit more of a timing issue with regards to tenants that have expressed interest in lengthening their lease term. So we want to kind of get through an extension or a lease renewal that kind of gets you that better cap rate valuation. So it's really more or less getting the properties in a better place to even get -- extract more value.

Our next question is going to come from the line of Michael Goldsmith with UBS.

It seems like there was some kind of like one-timers and some moving pieces in the run rate of the AFFO kind of from the second quarter to maybe the third quarter. So Phil, do you mind walking through kind of like what are the -- what's kind of like the -- what the equivalent AFFO run rate would be from what you reported to given the non-cash benefit or the one-time payment on the sale, and then something like the hedges, like how the run rate AFFO changes going forward?

Yes, Michael. So we reported $0.58 for the quarter. There's some one-time revenue items in there and there's some expenses that are only partially in there, not fully baked in like they will be for the remainder of the year. On the revenue side, looking at our income statement, you can see investment and other income and it's elevated about $300,000 for the quarter and year-to-date, and that was a non-refundable deposit that we got to keep.

We had an At Home under contract to be sold to an end-user who wanted to use the property, but when At Home emerged from bankruptcy and indicated they were renewing their lease, they dropped the contract because they could not get hold of the property the way they wanted to, and we got to keep their non-refundable deposit. $300,000, not a large number nominally, but it is about $0.02 of earnings on a per share basis.

In addition, as you're aware and as I talked about last time on our call, when earlier in the year we refinanced our debt and pushed out our term loans, one was originally scheduled to mature in May of this year, one early next year, and we had swaps that initially lined up with those maturities. So when we pushed out the maturities, we did swaps for the remaining balance and they both switch over from the original swaps to the new forward swap.

So one of those happened this quarter on our 2029 term loan and it moved up about 130 basis points, and then we have another one that will happen towards the end of January on our 2031 term loan and it also move up about 130, 140 basis points. And then in addition to that, the only other thing really is we did issue equity during the quarter. So obviously that's -- it's in the quarter on a weighted average, it'll be in a full weight next quarter.

And that also does increase our management fee a little, but if you take the current $0.58 and you adjust it for those 3 items, it comes down to like a new kind of initial run rate of $0.52, which we build off of with our investments and capital as we deploy it to build it back up.

Super helpful there. And then I guess, right, like maybe on the management fee, can you kind of reconcile kind of the advantages and disadvantages of when you're issuing equity? Clearly you're in a good place if you're comfortable enough to be issuing equity, but also, I think there is kind of the incentive issue of it increases the management fee and then also if there's some dilution from the denominator.

I mean, I think we've shown in the past that the management fee is not driving the bus because we've bought back shares in a meaningful way when our stock really got disconnected with NAV, and our management fee went down significantly when we did that. So it's all about basically making really good investments and driving earnings. And I think you've seen that. Returns have been spectacular. And still, we have a higher FFO than EPRT, and our stock price is $10, $11 below EPRT. So I think we have some good headway in front of us as far as where we can kind of drive more alpha for our investors.

Yes. And then, Michael, the only thing I'd add is if you kind of look at companies our size, with market caps our size, G&A tends to run 12%, 13% or something of total revenue. Currently, we're running closer to 10% of revenue. So I think it's a reasonable load relative to the size of the company.

Our next question is going to come from the line of Matthew Erdner with Jones.

Could you talk a little bit about the investment guidance? And what would kind of drive it towards that high end versus the low end along with what you'd be thinking on timing? Would it be kind of late this quarter, early next quarter in terms of acquisitions?

Yes, I think our pipeline is in really good shape as far as quality of what we're seeing. And we're far enough along on some acquisitions. In fact, we thought some acquisitions were going to happen last quarter, and it got pushed. So I suspect we'll be active this quarter and look forward to kind of updating people as we progress. But the pipeline is strong and it's not something that you have to wait too long for.

Got it. And then could you talk a little bit about, I guess, the type of tenants you're targeting now? The cap rates kind of came down for the properties this quarter. It seems like you brought in some nice credits there. How should we think about the cap rate and just what you're targeting going forward?

Still focusing on high-quality kind of credits. That's -- as you know, we're more real estate-focused than credit-focused, but we happen to find good locations with good credits. And so I would say the cap rates are going to be kind of in the 7s for sure, so we don't have to dip below 7s, but 7s on up, if you will, is kind of where we're seeing some rich sort of targets.

And our next question will be coming from the line of Rob Stevenson with Huntington.

John, did you say that a couple of these acquisitions this quarter were ground leases?

So on the ground leases, Phil, help me with that one. We have...

Acquired... This quarter was on a ground lease. The other ones were not on ground leases, but the Lowe's that we acquired in the quarter was a ground lease.

Okay. It is now -- is that your only ground lease at this point, or is that anything substantial in the portfolio as a percentage of ABR?

No, we have others, for sure. I mean, Lowe's, as Phil mentioned, we have other Lowe's and they're on ground leases.

Okay. And then were you guys forced by the REIT rules to increase the dividend, or was this just a decision that the Board made at this point in time? What was the background there?

Yes, so it is really -- it's just driven by the growth in taxable income as earnings has grown. So we look at taxable income not just for the current year, but we also look out and want to make sure that we're fully distributing taxable income. And so it was just -- it was driven by the growth in taxable income.

Our next question is going to come from the line of Gaurav Mehta with Alliance Global Partners.

I wanted to ask you on your investment-grade exposure. It seems like it went up to 55% this quarter. Is there any target number for that exposure that you guys are looking at?

No, there's not a hard target. I would say that's probably on kind of close to the high end of where we'll have it. It probably may even go above that level here in the next quarter, but I wouldn't peg that as a target. So let's say 50% plus is sort of a good target for us.

Okay. The second question on the disposition guidance, does that guidance include property sales or does that also include any loan portfolio payoffs?

Yes, so it includes just really one, I think, loan payoff or sale, so to speak. And it's just the A-note that we did earlier in the year for $10 million. Other than that, what's included there currently is just related to property dispositions.

Okay. And then lastly, on the loan portfolio, unfunded commitments of $85 million, what's the timing for that?

Yes, so out of the...

Go ahead.

No, so there's 15 loans, really only 3 of them have any kind of significant unfunded amount, and they'll draw up over time. You can look at them...

Most significantly in the next 6 months, they are Publix-anchored developments that are getting started now.

Our next question comes from the line of Alec Feygin with Baird.

Maybe just on the loans, can you give some more details about this new loan? Is there maybe any sort of pre-lease rate? What's the loan-to-cost? Anything else that you can provide?

You're talking about on a potential one?

No, the $40 million Kentucky one this quarter.

Okay. Yes. So that's basically a Publix-anchored development. Traditionally, I think we've mentioned this before, we'll loan sort of 80% plus loan-to-cost. And the LTV, after they develop these pads and they develop the Publix and where they can sell them in the market, tends to be 70%, 75% LTV.

So that's kind of the -- where we like to target, that we'll do more of a loan-to-cost, higher loan-to-cost than a bank will. But we know where these transactions are going to happen as far as where they can sell the tenants on these pad sites and the anchor, and tends to kind of a 70%, 75% loan-to-value. And as mentioned before, we always get sort of a first look if we want to buy these pads. And certainly, if for some reason the cap rates go above a certain level where they are attractive to us, we will buy them. So anyway, that kind of gives you a little bit of flavor for that.

Yes. And I know you mentioned earlier there's 1 loan in the pipeline right now that you're potentially working on. Is it a larger loan? And are you mostly going to be sticking with these construction-type loans?

It's not a larger loan. It's sort of modest size and it would be a development sort of loan.

Our next question comes from the line of John Massocca with B. Riley Securities.

Maybe sticking with the loans, of that kind of $85.4 million that's kind of committed but unfunded, is there an amount there that you think is unlikely to be drawn down? Like what's kind of -- is there anything today that you kind of have visibility into that you're committed to, but you don't think your partner will actually end up using?

Most likely, at least we look at it that they'll use it up, but there is certainly that opportunity for the borrower that they may have a buyer come in along the process and decide they want to buy it before it delivers and -- or they may come in and they refinance us with cheaper cost of capital. So I would say it's 50-50% chance sort of that it gets fully funded or something happens along the way and they recapitalize and we get sort of an early termination fee, if you will. So it's too early to determine right now.

Okay. And then on the acquisition side, you bought a theater during the quarter. Understand there's a Sony Credit behind it, but anything else about that transaction that kind of got you comfortable with buying theaters? It's been kind of a stale market for theater acquisitions over the last, frankly, 6 years. So just kind of curious your thought process and is there more opportunities to do kind of acquisitions in that tenant industry?

Yes. So that one is actually a ground lease as well. The Alamo and obviously having the Sony Credit and a long-term lease was fantastic, and the high cap rate. So, everything about that we really liked, and obviously being in Denver as well. And obviously, the trends in theaters have gotten a lot better. So we will keep our eye out for additional opportunity where we're looking at kind of the loan-to-value, if you will, of what could be built on a theater parcel and how they do.

But, look, the theater industry is getting healthier and healthier. If you think about it, AMC, as leases roll, they're rolling down their rents on properties that aren't really on the high end of performance. And so through our exposure at CTO with AMC, we see how well they're doing. We have a property that's in percentage rent. And so seeing the trends are very, very strong. But so if we see good risk-adjusted yields, we'll certainly capture them, but that's a little bit more than you wanted, I guess.

No, no, all helpful. And then kind of lastly, and apologies if I missed this earlier in the call, any update on the credit watch list, anything kind of moving around as you think about kind of tenant credit, particularly outside of your top 10 tenants?

Yes, not really. I mean, that's why a little bit of disposition guidance have gone down. We've really addressed things that were a little bit of worry. Actually some of them become like tailwinds, like the Party City in Long Island that went bankrupt a while ago. We've been sitting with an empty property there for a while, but we have been -- we have a lease signed with a new tenant. They just need to go through the permitting, which has taken a long time. So hopefully that property is back in producing income in early '27, maybe late this year. So we will continue to prune where we see things that we don't like, but it's in pretty good shape right now.

And can you just remind me, is that Party City the only vacancy left, or is there something else that's at 0.5%?

Phil, do we have anything?

It's just the Party City, really. We have 2 very, very minimal value former Mountain Express, but combined, they're probably not a million dollars of value. So Party City is the only real vacancy we have at this time. And as John said, we've recently completed a lease for that property.

Our next question comes from the line of Craig Kucera with Lucid Capital Markets.

John, there seems to be an increasing bifurcation in the economy between high-end and low-end consumers, maybe some pullback in spending at some grocers. I'd be curious to kind of get your thoughts on, is that influencing, how you're thinking about lending or acquisitions in this environment?

Not really. We're seeing the grocers have been doing very, very well. We own, as you know, CTO Sprouts and they are doing really strong. I remember when too long ago where people worried about that sort of credit, but that's no longer the case. So -- and the expansion of the high-quality grocers, Whole Foods, Publix, has been pretty strong. So we're not seeing any sort of weakness with their revenues and sales. So, no, we don't have that concern.

Okay, that's helpful. And I just want to talk about your investment guidance. We're hearing from some of your peers that this is one of the best acquisition environments, certainly at the property level in some time. And you've obviously been pretty aggressive on the lending side. Sounds like there's a lot in the pipeline you're working on. You've done $150 million year-to-date. You're talking about $170 million to $200 million. Is that just conservatism or is that just what you're seeing in the pipeline?

Well, I mean, we have -- we're being a little conservative because we had some property acquisitions that we were hoping to happen last quarter that through due diligence, we didn't like what we saw, so we passed on them, when we internally thought that we're definitely going to acquire them. And so it's really being a little bit conservative that we have a really good pipeline, but we know that some of them won't shake out. So anyway, just being a little bit conservative there.

Thank you. And I'm showing no further questions at this time. Ladies and gentlemen, this will conclude today's question and answer session, as well as today's conference call. Thank you for participating, and you may now disconnect. Everyone, have a great day.

Hello, and welcome to the Annual Meeting of Stockholders of Alpine Income Property Trust, Inc. Please note that today's meeting is being recorded. It is now my pleasure to turn this morning's meeting over to Andrew C. Richardson, Chairman of the Board of Alpine Income Property Trust. Mr. Richardson, the floor is yours.

Thank you, operator. Good afternoon, everyone. Pursuant to the company's third amended and restated bylaws, I will preside as Chair of this meeting. I would like to welcome all of you to the 2026 Annual Meeting of Stockholders of Alpine Income Property Trust. We are conducting this meeting in virtual format only, which will enable stockholders to listen to the proceedings from any computer, tablet or handheld device that has Internet connectivity.

The senior management team is located at the company's corporate office in Daytona Beach, Florida, and all of the independent directors as well as Computershare, the inspector of elections, and a representative of Grant Thornton, our independent registered public accounting firm, are participating via conference call.

I understand we have approximately 5 others who are listening to the meeting via the virtual meeting portal. Mr. Daniel Smith, Corporate Secretary of the company, will act as Secretary of the meeting.

Now to proceed with the business of the meeting. Mr. Smith will confirm that the notice of this meeting was given to all stockholders as of the record date for the meeting. Dan?

I hereby certify that the stockholder meeting notice regarding the notice of Annual Meeting of Stockholders and availability of the 2026 proxy statement over the Internet was mailed to stockholders of record as of March 19, 2026, and that the mailing was commenced on April 7, 2026. Additional copies of the proxy statement and a complete list of the stockholders of record as of the record date are available for your inspection and have been properly filed with the minutes of this meeting.

Thank you, Dan. I would now like to introduce Ms. Christine Abbey of Computershare Trust Company, N.A., who is participating in the meeting via conference call. Computershare has been appointed as Inspector of Elections for this meeting. Ms. Abbey's oath as Inspector of Elections will be filed with the minutes of the meeting. Ms. Abbey will confirm the presence of a quorum when she completes her tally of stockholders' proxies and ballots.

Now it is my pleasure to introduce your current Board of Directors. In addition to myself, John Albright, Rachel Elias Wein, Carson Good, and Brenna Wadleigh. A copy of the agenda for the meeting is available on the virtual meeting portal, along with a list of the rules of conduct for the meeting. By following those rules and procedures, stockholders of record and beneficial owners who obtained a legal proxy from their share custodian who logged in with their unique 15-digit control number issued by Computershare will have an opportunity to participate in the meeting, and we will be able to handle the business of the meeting efficiently and fairly.

As stated in the rules of conduct, only those stockholders or their representatives who are logged into the virtual meeting with their 15-digit control number will have an opportunity to vote their shares and submit questions during the meeting. As stated in the rules of conduct, we ask that you restrict any questions to the items on the meeting agenda. Please note that any questions submitted during the meeting will be answered later in the meeting after the formal business portion of the meeting has concluded. Thank you for your cooperation with these rules.

It is now time to begin the formal part of the meeting. As noted in the notice and proxy statement previously furnished to you, the record date for stockholders entitled to vote at the meeting was the close of business on March 19, 2026. We believe that the total number of shares of the company, which are held by holders of record now present at the meeting, either in person or by proxy, is sufficient to declare that we have a quorum. Such determination is subject to verification by the inspector of elections.

The next order of business to come before this meeting is a description of the matters properly brought before today's meeting. As you are aware, proposals and director nominations from the company's stockholders in addition to be properly brought before this meeting must have been submitted by December 9, 2025. No stockholder proposals or nominations were properly submitted, which means that the only proposals and nominations properly before this meeting are those submitted by the Board. Voting on the proposals will commence after all proposals have been presented.

The first proposal before the stockholders of the company is the election of 5 directors for 1-year terms expiring upon the election and qualification of directors at the company's 2027 Annual Meeting of Stockholders. The Board of Directors of the company has recommended the election of John Albright, Rachel Elias Wein, Carson Good, Andrew Richardson and Brenna Wadleigh. These 5 individuals are the only persons who have been nominated to stand for election to the 5 positions on our Board of Directors. No other nominations were made in compliance with the company's bylaws. Accordingly, all nominations are closed.

We will now move to Proposal 2. The second proposal before the stockholders of the company is an advisory vote to approve executive compensation described on Page 30 of the proxy statement. We will now move to Proposal 3. The third proposal before the stockholders of the company is the ratification of the appointment of our Audit Committee -- by our Audit Committee of Grant Thornton LLP as the company's independent registered public accounting firm for fiscal year 2026, which is described on Page 31 of the proxy statement.

The next order of business is a vote on the proposals. It is currently 3:06 p.m., and I declare the voting open. Stockholders who logged into the virtual meeting portal using their unique 15-digit control number may vote their shares during the meeting. In addition, prior to today's meeting, voting on the proposals was conducted by proxy via mail, phone and Internet.

[Voting]

It is currently 3:07 p.m., and I declare the voting closed. The Inspector of Elections will now count the votes.

Will the Secretary please report the results of the voting?

We have been informed by the Inspector of Elections that the ballots have been counted and that the 5 nominees for election to the Board for a 1-year term have all been duly elected. The advisory vote regarding executive compensation has been in the affirmative and the appointment of Grant Thornton LLP has been ratified.

Consistent with the company's bylaws, no advance notice has been given to the company regarding any other business to be conducted at this meeting. Therefore, no other business will be considered at this meeting. The official business portion of this meeting is now adjourned.

Before we disperse, however, as is customary, we would like to turn our remaining time over to the company's President and CEO, John Albright, who will now address any questions that have been submitted during the meeting. If you have a question or comment, please follow the instructions on the virtual meeting portal, and please follow the rules and procedures for conduct of the meeting that were previously made available to you.

Andy, no questions have been submitted.

Thank you, Dan. That concludes the Q&A answer session. Thank you again for your attendance.

This concludes the meeting, and you may now disconnect.

Good day, and thank you for standing by. Welcome to the Alpine Q1 2026 Earnings Call. [Operator Instructions] Please be advised that today's conference is being recorded.

I would now like to hand the conference over to your first speaker today, Jenna McKinney, Director of Finance. Please go ahead.

Thank you. Joining me and participating on the call this morning are John Albright, President and Chief Executive Officer; Philip Mays, Chief Financial Officer; and other members of the executive team who will be available to answer questions during the call.

As a reminder, many of our comments today are considered forward-looking statements under federal securities laws. The company's actual future results may differ significantly from the matters discussed in these forward-looking statements, and we undertake no duty to update these statements. Factors and risks that could cause actual results to differ materially from expectations are disclosed from time to time in greater detail in the company's Form 10-K, Form 10-Q and other SEC filings. You can find our SEC reports, earnings release and most recent investor presentation, which contain reconciliations of the non-GAAP financial measures we use on our website at www.alpinereit.com.

With that, I will turn the call over to John.

Thank you, Jenna, and good morning, everyone. We are pleased to report a strong first quarter in 2026, building on a record level of investment activity we achieved in 2025. We continue to execute our investment strategy by seeking to assemble a high-quality portfolio of single-tenant net lease properties leased to investment-grade rated tenants in addition to originating commercial loans with attractive risk-adjusted returns secured by high-quality real estate with strong experienced sponsored.

During the quarter, we acquired a retail property in downtown Aspen, Colorado, for $10 million. This acquisition was structured as a 50-year absolute triple-net master lease and initial cap rate of 8.5% with 1.25% annual rent escalators.

With regards to the property dispositions, we continue to selectively prune our portfolio, selling 3 non-investment-grade-rated lease properties for $5.8 million and weighted average exit cap of 7.4%. As a result of our combined first quarter property transactions, our property portfolio consists of 125 properties, totaling 4.3 million square feet across 31 states with a 99.5% occupancy and a WALT of 9.3 years. 50% of our ABR is generated from investment-grade rated tenants with Lowe's, Dick's Sporting Goods, Walmart and Best Buy, representing 4 of our top 5 tenants.

Additionally, during the quarter, we originated a $32 million first mortgage loan, of which $8.6 million was funded at close. The loan carries a 24-month term with an initial interest rate of 13% inclusive of a 1.5% paid-in-kind interest, stepping down to an 11.5% current pay rate upon the borrower meeting certain conditions. The loan will fund the development of 101,000 square foot retail center with national investment-grade rated tenants and 3 outparcels. The retail center is located in the Atlanta MSA is shadow anchored by 128,500 square foot Target currently in development and is adjacent to an existing Publix, creating a strong and varied merchandising mix.

Further, with regards to our commercial loan portfolio, we closed and funded the $31.8 million Phase 2 of our first mortgage loan investment secured by a luxury residential development located in Austin, Texas metropolitan area. The A-1 participation that was previously announced contributed an additional $10.8 million towards this funding. Accordingly, net of the A-1 participation, our combined investment in Phase 1 and Phase 2 of this loan was $40 million at quarter end. Reflecting this quarter's loan activity including two loan repayments totaling $7.2 million in January. Our commercial loan portfolio totaled $160.4 million with a weighted average current yield, including PIK interest of 13.5% at quarter end.

We have sought to originate loan investments that complement our property portfolio and increase the overall yield earned on our total assets. Notably, our loan portfolio has now grown to our targeted level of approximately 20% of our total undepreciated asset value. However, as noted previously, timing of funding and repayments of loan investments may cause the relative size of loan portfolio to vary quarter-to-quarter. Looking forward, we have a highly attractive pipeline of investment opportunities, including high-quality properties, net lease investment-grade tenants and attractive loan opportunities. Given this robust pipeline and our recently completed investment activity, we utilize both our common and preferred ATM programs this quarter, raising a combined $36.2 million of equity. Furthermore, we are raising our 2026 outlook for investment volume by $100 million and increasing guidance for FFO and AFFO per diluted share to new ranges that apply approximately 12% growth at the midpoints.

And with that, I'll turn the call over to Phil.

Thanks, John. Beginning with financial results. For the quarter, total revenue was $18.4 million, including lease income of $12.6 million and interest income from commercial loan investments of $5.8 million. FFO and AFFO for the quarter were both $0.53 per diluted share, representing 20% growth over the prior year period. Earnings growth for the quarter was driven by investment activity, in particular, our commercial loan investments as we grew the loan portfolio to approximately 20% of our total undepreciated asset value.

Moving to the balance sheet. During the first quarter, we amended and restated our unsecured credit facility. Our new facility includes a $250 million revolver due February 2030 with two 6-month extension options, a $100 million term loan maturing in 2029 and a $100 million term loan maturing in 2031. At closing, we applied existing SOFR swaps, locking in initial fixed interest rates for both term loans at approximately 3.5% and for $100 million of the outstanding balance under the revolving facility at approximately 4.8%. As the existing stock agreements mature, we have entered into 4 swap agreements, which will result in changes to the current interest rates. I refer you to our prior press release announcing the amended credit facility, which discusses the timing and impact of those changes. Notably, with the closing of this facility, we now have no debt maturing for almost 3 years.

During the quarter, we were also active on both our common and preferred ATM programs. Under our common ATM, we issued approximately 1.7 million shares at a weighted average gross price of $19.31 per share for net proceeds of $31.6 million. And under our preferred ATM, we issued approximately 186,000 shares at a weighted average gross price of $25.17 per share for net proceeds of $4.6 million. Reflecting our investment activity and equity issuance, we ended the quarter with net debt to pro forma adjusted EBITDA of 6.6x and approximately $90 million of liquidity.

John provided an update on our property portfolio. As previously noted, our property portfolio includes properties acquired through sale-leaseback transactions and at quarter end, approximately 11% of our ABR or $5 million is generated from these properties, which include the Aspen property acquired this quarter and 3 previously acquired restaurants. Although these sales leaseback properties constitute real estate for both tax and legal purposes, GAAP requires them to be accounted for as financing. Accordingly, current annual cash payments from these properties of approximately $3.7 million are reflected as interest income rather than lease income. Also, as a reminder, our quarterly earnings press release includes a supplemental table that provides the details for both our commercial loan portfolio and related interest earnings.

With respect to our common dividend, as previously announced in February, the Board increased our quarterly common dividend by 5.3% from $0.285 per share to $0.30 per share beginning this quarter. This new quarterly common dividend rate represents just a 57% AFFO payout ratio for the quarter.

Now turning to guidance. For the full year 2026, we are increasing our FFO outlook to a new range of $2.09 to $2.13 per diluted share and our AFFO outlook to a new range of $2.11 to $2.15 per diluted share. Further, as John discussed, we are increasing our investment activity by $100 million to a new range of $170 million to $200 million.

With that, operator, please open the call to questions.

[Operator Instructions] Our first question will be coming from the line of Michael Goldsmith of UBS.

First question, guys, you've talked about the strategy of high-quality net lease in combination with the commercial loans. So can you just talk a little bit about your acquisitions, your activity in the quarter and then what's in the pipeline and how that fits with that overall strategy.

Yes. I mean I think it's pretty straightforward. We have a fair amount of activity in the pipeline right now that we're really trying to bring in some additional investment-grade credits, higher up in our credit profile, and we're finding some good opportunities. So we're actually very optimistic on what we could do in this coming quarter.

And then on the loan side, there are a couple of loans still in the pipeline. And as we have some lower-yielding loans burn off -- pay off in the upcoming months. That will be a nice recycle into higher-yielding and high-quality loans. So it's kind of a little bit more of the same. So everything looks pretty good from our perspective right now.

And to follow up on your last point, I presume you're referring to this July 2026 loan? And is that just like -- is that only -- I guess you have one more kind of near-term loan expiring off in 2026? I guess you commented in the call how that could add some volatility to kind of like [indiscernible] to the earnings, but do you feel good about the opportunities to redeploy and limit some of that volatility in the near to intermediate term?

Yes. We feel very confident on kind of -- as we've expanded the loan program and done multiple loans with these developers, they are getting very used to kind of our -- the way we do business and the bespoke way we can kind of tailor these loans with their development needs. And so as these loans pay off, there's something else in the pipeline that they need to accommodate. So the pipeline is very strong and very high quality and the sponsors are high quality as well. So feeling good that these lower-yielding loans that are going to be paying off, and some of them are going to be paying off, we think, early, we'll have good opportunities to reinvest.

Our next question will be coming from the line of Jay Kornreich of VP.

At the end of your comments, you referenced the loan portfolio nearly at the cap of 20% of total assets. So should we expect kind of a shift in strategy from here where the bulk investments are coming more so from more traditional net lease real estate instead of the loans? And if so, I guess, how do you view your cost of capital and deal spreads you could achieve on those types of new investments?

Yes. So we do have a larger amount in the pipeline of traditional net lease investments. And as far as some of the additional loans in the pipeline, as I mentioned, those will probably be fulfilling the need that we have with the lower-yielding loans paying off. And so with regards to kind of our cost of capital, as you know, in our 5-plus years, we've always been kind of cost of capital kind of constrained. So we do move out some properties at lower cap rates and recycle. But the yields that we have in front of us on the net lease acquisition side work well with sort of our capital structure right now.

But Phil, do you want to chime in on that sort of end?

Yes, I think that's right. And then if you just think about it going forward, Jay, kind of we are near that 20% cap kind of an 80-20 blend, 80% properties, 20% loans and you look at the yields we've done in both of those buckets, your cost of capital works nicely with that.

Okay. I appreciate that commentary. And then I guess just maybe on the disposition side, you have done a significant amount of work over the past 18 or so months. Just with rightsizing tenant exposures, shrinking exposure to Walgreens and dollar stores, while I guess also buying higher credit in Walmart. Are there any other specific exposures you're kind of focused on rightsizing at this point?

No, not really. I mean, even though I think in the past, we've gotten asked about at home and so forth. But the at homes that we have are very high performing, and we've had interest from other tenants that want to buy the at home and bringing in their concept and at home is not interested in moving. So we have -- so we're in a good spot where we've gotten a high-yielding asset in a great location in Charlotte, and we're pretty confident they're going to be renewing because they're declining people, they want to give them a check. So even though you may see some credits that don't fit. It's all about the quality of the real estate. And we're -- there's actually one that we're working on right now that you would say would be a very low quality tenant, but we have an investment-grade tenant that wants to take over that space, and it looks like we'll be able to negotiate a buyout. So we're always looking to prune and upgrade, but it's -- again, it's all about the locations that we kind of really specialize in trying to buy that. We know that if these tenants leave, there's going to be a nice replacement opportunity.

Our next question will come from the line of Matthew Erdner of JonesTrading.

Sticking with the loan portfolio for a little bit, do you guys have any loan to own options that you see yourselves capitalizing on? Or is it just going to be kind of recycled back into new ones?

Yes. The cap rates that they'll be able to sell these assets will not work with sort of our investment program. So most likely, none of these will turn into ownership positions. But certainly, as the developers build these tenants out and look to sell them they give us a right or really just come to us and say, do you want to buy it and we'll save a real estate commission. But the cap rates are very strong for these assets. So unfortunately, they just really won't fit. But hopefully, down the road, we'll find some where we can actually fit those into. And if we have a 1031 need, that could be more where that opportunity comes in.

Got it. That's helpful. And then looking out a little bit into '27, '28, it looks like 20% of the leases are rolling over. Could you just kind of walk through the process and if you've started discussions with some of those tenants and just how you envision those discussions going?

Yes. I mean, I think that everything that we have coming up, we've been in discussions with these tenants over time. And if we had if we had issues, we would probably be dealing with them early. So feel very strong that these are going to be renewal candidates. And as you know, that's one of the opportunities that -- where we like to buy with a shorter-term leases with a high chance of renewal. And a lot of these things are below market. And so that's why we're -- you're going to probably see a lot of natural renewals happen and usually get a bump up on the leases as well.

Our next question will come from the line of Gaurav Mehta of AGP, Alliance Global Partners.

I wanted to ask you on your investment-grade exposure and the lease term. As you look to acquire more properties, should we expect that you would look to increase that exposure and increase the lease term further?

Yes, that's -- look, that's always the goal, and there's a little bit of a mix. There's some properties in the acquisition pipeline that are shorter duration. And so there's definitely an opportunity to go in there and do an extend blend. But again, as I just mentioned, a lot of the lease rates are so low that we don't really want to give up that bump because we want higher lease duration. But what we have here in the pipeline is accretive to our lease duration as far as getting it longer term. And so that will look pretty good for us. But again, we're not in a hurry to kind of just have a higher lease duration and give up economics to our shareholders.

Second question, on the investment guidance, just to clarify, the $170 million to $200 million, is that what you're deploying? Or is that on the loan side that includes what you're funding or its just originations?

Yes. So generally, both funding and deploying or if you want to look at the loans on an origination basis, both will fall in that range. I would say probably the funding is going to be just looking at the pipeline, it's a little hard to estimate with future loans and what funds are closing. But right now, I'd say the funding is probably $20 million less than the deployment, including full origination values, but both will fall within that range.

Our next question will be coming from the line of Wesley Golladay of Baird.

I just want to go back to the question about the lease renewals. Do a lot of those tenants with the below-market leases, do they have options? Can you just mark those to market?

They have options. So unfortunately, it's going to be a set bump based on the renewal options.

Okay. Then a quick one on the accounting side. There's a lot of restricted cash around $24 million. Is that mainly tied to the, I guess, the more senior loans that you sold? And does that restricted cash get released throughout the year?

Wes, it's Phil. Yes, most of the restricted cash at the end of the quarter is related to loan reserves. We take pretty healthy reserves upfront as part of our loan process in closing. So a lot of that restricted cash is related to loan reserves.

The next question will come from the line of RJ Milligan of Raymond James.

So maybe just a follow-up on that loan reserve comment, Phil. Obviously, with net lease, we can go down the top tenant list and look for people that are on the watch list, we don't have a lot of visibility on the loan book. I'm just curious if there's anything that you guys have on the watch list in terms of the loan book? Obviously, the PIK is a pretty big component. Is there anything that gives you any concern about collecting that as those loans mature?

Yes. So let me be clear about the loan reserves. So we'll take reserves related to real estate taxes or a certain period of interest upfront. And it's just part of our underwriting. And Steven or John can chime up and provide more details on that. We don't really have any credit concerns about any of the loans. And though those reserves are credit related, it is just part of our underwriting, conservative underwriting and making sure we get nice cash deposits upfront related to like a year of debt service or something like that.

Yes. So RJ, we basically want to really have these loans structured pretty tightly. So we forced the reserves, so we don't have to worry about real estate taxes, interest and so forth. And so out of our loan book, there are no concerns right now. The PIK is really done to accommodate the timing of how long it takes to develop. So you have less cash burn while you're developing. But the book is very healthy right now.

Great. That's helpful. And then Phil, maybe just on the capital raising side, you guys had a little preferred and some equity this year. How do you think about the more attractive capital sources going forward as we move through the year?

Yes. I mean just for -- so we ended the quarter with about $90 million of liquidity. At this point, we're generating probably close to $15 million of cash flow on an annual run rate. So that's obviously a great use for us on the free cash flow. Then John spoke earlier about dispositions at a lower cap rate. So that would be another use and then after that, RJ, we could look to be opportunistic on common or preferred, if it's trading at a good level.

Our next question comes from the line of John Massocca of B. Riley Securities.

I know we've talked a lot about the loan book over the call, but maybe kind of going to the one new loan originated in 1Q, there's a step down in there if they meet certain conditions. What are kind of -- maybe some color around the conditions that they would need to hit to get down to that 11.5%?

Yes. So basically, they've been negotiating leases and waiting for tenants to go through their signing process. And so if the -- some of the leases hadn't been signed by the time we closed it, so we said the rate needs to be higher until you kind of get those finalized. So it should be relatively short duration, unfortunately, but that's what that's about.

Okay. And then I know the Austin loan was kind of contingent on them kind of selling some of the homes in that piece of property. So I mean how is that progressing? I guess how does that impact maybe interest income from that particularly large loan investment you've made?

Yes. So I'll answer kind of the cadence on the lot sales. So they're selling lots. So as you know, as the lots are sold, it goes through our A-1 participant first. And given that it's obviously late spring, the activity is stronger, but the asset has a large amenity that won't be open until the fall. So we expect that in the fall is really where the lot sales are going to pick up as people kind of going to get a lot more excited about it when it's closer to having the large amenity open.

Okay. I mean, I guess, maybe the anticipation there is that your portion of the loan won't start getting paid down until towards the end of the year?

Correct.

And then last one, Phil, maybe on guidance. In terms of G&A assumptions in the guidance, are you assuming any incentive fee payout to CTO at this point? I know it's kind of early in the year, but just kind of thoughts around how that could maybe impact your guidance outlook.

Yes. So the guidance doesn't assume any incentive fee. What is in there, right, is a little bit higher of a management fee run rate given the equity that we issued. So for the quarter, the management fee was about $1.25 million just based on the equity that was issued during the quarter, the go-forward run rate is about $100,000 higher a quarter, so $1.350 million, assuming no additional equity. But other than adjusting the management fee for our expectations, there's no incentive fee in the guidance.

Our next question will come from the line of Craig Kucera of Lucid Capital Markets.

We've been hearing from some of your competitors that there are an increasing number of portfolios coming to the market basically from like family offices that got into the space in 2021 and issued 5-year debt at rock bottom rates. Maybe they don't want to refinance. Are you seeing any small portfolios that might be attractive as acquisition candidates?

We're seeing a little bit of owners of assets that are coming up on a duration or they want to lower their exposure in a larger portfolio. But we're not seeing bigger portfolio sort of opportunities. The ones that we're looking at are really nice size for us and luckily being a small-cap company is that these assets can really move the needle versus the very large companies that really need to do those portfolio acquisitions. So we'll let the large tankers take on those. And as we just add these one and twos, they all add up very nicely for us, but we're not really chasing any sort of portfolio opportunities.

Okay. Got it. Just one more for me. I think you were buying at about a 7.4% cash cap rate last year. This quarter, you closed at 8.5%. Just curious to hear your overall viewpoint on the acquisition environment. Has there been any move in pricing? Or should we expect something closer to, call it, 7.5% this year?

Yes, you're going to be closer to 7.5% of this coming quarter, at least, and maybe might see some opportunities in a quarter or two that are higher.

And I'm showing no further questions. This concludes today's program. Thank you for participating. You may now disconnect.

Good day, and thank you for standing by. Welcome to the Alpine Q4 Year-end 2025 Earnings Call.

[Operator Instructions]

Please be advised that today's conference is being recorded. I would now like to hand the conference over to your first speaker today, Jenna McKinney, Finance Director. Please go ahead.

Thank you. Joining me and participating on the call this morning are John Albright, President and CEO; Philip Mays, CFO; and other members of the executive team who will be available to answer questions during the call. As a reminder, many of our comments today are considered forward-looking statements under federal securities laws. The company's actual future results may differ significantly from the matters discussed in these forward-looking statements, and we undertake no duty to update these statements.

Factors and risks that could cause actual results to differ materially from expectations are disclosed from time to time in greater detail in the company's Form 10-K, Form 10-Q and other SEC filings. You can find our SEC reports, earnings release and most recent investor presentation, which contain reconciliations of the non-GAAP financial measures we use on our website at www.alpinereit.com. With that, I will turn the call over to John.

Thank you, Jenna, and good morning, everyone. We are pleased to report a strong fourth quarter highlighted by 22.7% growth in AFFO per common share and $142.1 million of investments to complete an annual record of $277.7 million of investments for 2025. This record annual investment volume consisted in driving 8.6% growth in AFFO per common share for the full year 2025. Beyond investment volume, we successfully executed on all areas of our business plan during the year. Specifically, as it relates to property acquisitions, during the fourth quarter, we acquired 8 properties for approximately $40 million at a weighted average initial cash cap rate of 6.9%.

For the full year, we acquired 13 properties for $100.6 million at a weighted average initial cap rate of 7.4% and Notably, these acquisitions are representative of our strategic barbell approach to acquisitions. It included investment-grade rated tenants such as Lowe's and Walmart, plus higher-yielding property investments like the headquarters and manufacturing facility for Germ-free labs. Alongside this 2025 acquisition activity in the fourth quarter, we also continue to successfully execute our strategic recycling plan, selling 9 noncore properties for $38.4 million at weighted average exit cap rate of 7.7% and bringing property disposition volume for the full year 2025 to $72.8 million, consisting of $67.4 million of income-producing properties at a weighted average exit cap rate of 8% and $5.3 million related to vacant properties.

As a result of this combined 2025 property portfolio activity, 51% of our ABR is now generated from investment-grade-rated tenants. Notably, Lowe's, Dick's Sporting Goods and Walmart are now all within the top 5 tenants, collectively representing 29% and of our ABR. Further, Walgreens currently represents 4% of ABR and has fallen to our ninth tenant with only 5 remaining locations in our portfolio. More broadly, at year-end, our property portfolio consisted of 127 properties, totaling 4.3 million square feet across 32 states with a WALT of 8.4 years and 99.5% occupancy. Now moving to the exciting growth in our commercial loan portfolio. As a result of our long-standing reputation and deep industry relationships, we continue to see and capitalize on compelling opportunities to originate high-yielding commercial loans with quality sponsors at attractive risk-adjusted returns.

During the fourth quarter, we originated 5 commercial loan investments and amended one commercial loan totaling a combined $102.3 million of commitments at a weighted average initial coupon of 13.5% bringing our full year to $177 million of commercial loan originations at weighted average initial coupon of 12%, including pain in kind interest when applicable. The high-quality real estate projects underlying these loans are located in major MSAs, supported by strong sponsors and have been many years in the making, and we are excited to be a part of these projects. Additionally, during the fourth quarter, we sold a $10 million senior interest in our previously announced commercial loan secured by a luxury residential development located in Austin, Texas metropolitan area. This sale reduced concentration in one of our largest commercial loans. From time to time, we will likely consider additional sales of senior interest in larger loan investments to efficiently manage diversification while enhancing the yield of our net interest.

At year-end, our net commercial loan portfolio was approximately $129.8 million, up from $48 million at the beginning of the year highlighting the significant scale and momentum captured by our platform during the past year. Additionally, we are targeting our commercial loan portfolio to generally run at approximately 20% of our total undepreciated asset value complementing our property portfolio investments and increasing our overall yield on our total assets, although timing of funding and repayments of loan investments may vary quarter-to-quarter. Combined, completed property acquisitions and loan originations were approximately $142.1 million for the fourth quarter at a weighted average initial yield of 11.7% and $277.7 million for the full year at a weighted average initial yield of 10.3%. The $277.7 million of investments completed was our most productive year in our company's history.

To support this level of investment activity, we've not only generated capital through strategic asset sales, but also opportunistically access the capital markets. In November, we issued a $50 million of a new Series A preferred stock with an 8% coupon. Additionally, late in the fourth quarter of 2025, early in the first quarter of 2026, we utilized both our common ATM and the Series A preferred ATM programs raising the combined $18.3 million of equity. Lastly, as we look to 2026, we're excited about the outlook for the company. We believe our investment activity, equity raises and recent debt refinancings for which Phil will provide more details, have positioned the company well as we start the new year. Further, our Board recently decided to increase our quarterly common dividend per share of 5.3% to $0.30 per share beginning in the first quarter of this year. And with that, I will turn the call over to Phil.

Thanks, John. Beginning with a quick summary of financial results. For the fourth quarter, total revenue was $16.9 million, including lease income of $12.7 million and interest income from commercial loan investments of $4 million. Both FFO and AFFO attributable to common stockholders for the quarter were $0.54 per diluted share, representing 22.7% growth over the comparable quarter of the prior year. For the full year, total revenue was $60.5 million, including lease income of $48.7 million and interest income from commercial loan investments of $11.4 million.

FFO and AFFO attributable to common stockholders were $1.88 and $1.89 per diluted share, respectively, representing approximately 8.6% growth over the prior year. Earnings growth for the quarter and the year was primarily driven by the investment activity John discussed, combined with disciplined balance sheet management. Moving to the balance sheet. Similar to our investment activity, we had significant amount of capital markets activity in the fourth quarter of 2025 and early in the first quarter of 2026. First, on November 12, we completed a public offering of 2 million shares of Series A preferred stock at a price of $25 per share with an 8% coupon. This preferred offering resulted in $50 million of gross proceeds before deducting the underwriting discount and other operating expenses with net proceeds totaling $48.1 million. We supplemented the preferred offering proceeds with a modest amount of issuance under both our Series A preferred and common equity ATM programs.

Beginning with our preferred ATM program. from late fourth quarter to early in the first quarter of 2026, we issued just over 116,000 shares of our Series A preferred stock at a weighted average price of $24.92 per share for total net proceeds of approximately $2.8 million. Likewise, during this time, under our common stock ATM program, we issued just over 918,000 shares at a weighted average price of $17.13 for total net proceeds of approximately $15.5 million. Additionally, earlier this week, we closed a new unsecured credit facility and completely recast the company's unsecured debt. The new credit facility consists of a $250 million revolving credit facility with an initial term of 4 years with 2 6-month extension options, a $100 million 3-year term loan, and a $100 million 5-year term loan. The proceeds from the new credit facility were used to fully repay and retire the company's prior revolving credit facility and term loans, resulting in the company now having no debt maturities for 3 years.

Further, pricing for borrowings under the new credit facility improved by 10 to 15 basis points, and it provides for more flexibility and borrowing capacity related to our commercial loan investments. Please see our recent press release related to this credit facility for more details. We ended the year with net debt to pro forma adjusted EBITDA of 6.7x compared to 7.4x at the beginning of the year. Additionally, we had $65.8 million of liquidity, consisting of approximately $25.3 million of cash available for use and $40.6 million available under our revolving credit facility. However, with in-place bank commitments, the availability under our revolving credit facility can expand by an additional $31.4 million as we acquire properties and fund commercial loans providing for total potential liquidity of $97.3 million at year-end. Summarizing our investments at year-end, our property portfolio had annualized base rent of $46.2 million on a straight-line basis our net commercial loan portfolio had loans with an aggregate face amount of $129.8 million at a weighted average coupon rate of 12.4%.

One additional note regarding our commercial loan portfolio. Two loan investments totaling $7.2 million at year-end with a weighted average coupon rate of approximately 11.5% were repaid in January of 2026. Additionally, as we noted previously, our property portfolio includes approximately $3.8 million of ABR related to 3 single-tenant restaurant properties acquired in 2024 through a sale-leaseback transaction. Although these properties constitute real estate for both legal and tax purposes, GAAP requires them to be accounted for as a financing. Accordingly, current annual cash payments of approximately $2.8 million are reflected as interest income rather than lease income. To provide more information about this matter and our commercial loan program, we have added additional disclosures to our press release including the supplemental table providing details for both the loan portfolio and related interest earnings. We hope you find this additional information helpful in understanding our investments.

Now turning to our 2026 outlook. Our initial earnings guidance for the full year of 2026 is $2.07 to $2.11 for FFO per diluted common share and $2.09 to $2.13 per AFFO per diluted common share. Key assumptions reflected in our initial guidance include investment volume of $70 million to $100 million, and disposition volume of $30 million to $60 million. I do want to note that our 2026 guidance and growth in earnings reflects dispositions generally closing earlier than acquisitions. Furthermore, our revenue for 2025 included $221,000 in the fourth quarter and $525,000 for the full year related to fees we receive for managing and selling the third-party properties that supported our portfolio loan. During the fourth quarter of 2025, substantially all these third-party assets were sold and the portfolio loan was repaid in full. Accordingly, these fees will not be a significant source of revenue in 2026.

One last note. As John discussed, the Board has increased our quarterly common dividend to $0.30 per share beginning in the first quarter of 2026. Even with this increase, our dividend remains well covered. Specifically, this new quarterly common dividend rate represents just a 56% AFFO payout ratio computed on AFFO for the fourth quarter of 2025. With that, operator, please open the call to questions.

[Operator Instructions]

And our first question will be coming from Michael Goldsmith of UBS.

First question on the loan portfolio. It looks like you set kind of an upward boundary of 20% of the portfolio. So can you just talk a little bit about how you came to setting it at that level? I guess, where the loan portfolio steps today stands today relative to that and then just how much more you can do to kind of hit that MAX? And if you expect to hit that this year?

Yes. Michael, this is John. I think that really on 20% I felt like that was a reasonable number, and I'm making it too large, of course. And something that obviously is complementary to the company and the business. So it's really not incredibly magic number, but it's low enough where it's not a distraction to our investors and enough to be interesting investments for sure. And so I'll let Phil talk about kind of where we are. But as you could see from Phil's comments that we've already had a couple of loans repay. And so that will continue as we do find sources for new investments as well.

Yes, Michael. So probably the easiest way to think about kind of where we stand in the runway is, John mentioned 20% of total undepreciated assets. So end of the year, that would have been $770 million, so 20%, $155 million, $160 million. The portfolio had $130 million or so outstanding. So kind of runway for another $25 million, $30 million on top of opposite outstanding at the end of the year.

Helpful. And then my follow-up is you continue to reduce your exposure to some of the tenants that aren't in favor. Walgreens has moved considerably down the list, I guess, just where do you stand with that? Is there more work to do? Are you happy with where you're at? Just trying to get a sense of are we at the end of that activity? Or is there just a little bit more to do?

Yes, there's definitely a little more to do, and we're actively on selling an additional Walgreens now and so we'll continue chipping away at it, and it will be gone at some point. But now that we've gotten it way down the list is not as sort of like super focused on it. We just want to take our time and find the right buyers and not just sell it, just to sell it. So we'll take the cash flow and be prudent about selling them, but we're working on continuing that sales process.

And our next question will be coming from Jay Kornreich of Cantor Fitzgerald.

I guess just following up on that first question about the 20% threshold for the loan investments. That's really been such a strong source of growth for you guys and continues to be -- and as a large swath of the investments this past year was focused on that. So I guess, even though you've outlined how much more room you have to 20%, I mean, why not push much greater beyond that 20% threshold do you guys, I guess, consider doing that? Do you want to do that as you think about your opportunities in 2026?

No, I don't think we -- I mean certainly we could. I mean there's enough volume out there, but it's really not wanting to flip the script, if you will, as far as our primary sources business, which is the net lease properties, core properties. So this business has been fantastic. It gets us deeper into developer relationships and tenant relationships and it provides us a source of future net lease investments. And it's very much complementary, but I don't want it to be sort of a distraction.

I appreciate that. And then just one follow-up. You talked about some of the capital raising you did in the fourth quarter. And I guess I wanted to talk about the $10 million on the ATM that you adapt. And just curious about how you think about deploying more equity capital at these current stock prices I guess, assessing your cost of equity. I'm assuming that's really being more used for the higher-yield divestment loans. So just curious how you think about deal spreads relative to your cost of capital versus the investment loans, just how you target that and think about issuing more.

Yes. I mean we'll be prudent about it. But clearly, as you mentioned that most of it is to fund these highly accretive investments. And so even though the stock price is not kind of where we'd like it, it does work, the math does work. And certainly, as you've seen with many companies that investors seem to have a lot more interest in companies where there's more liquidity and ability. And so a lot of you think about it, we bought back a lot of stock last year. And we're, in essence, reissuing some of those shares. So it's not any sort of massive dilution sort of activity. It's just being prudent with funding some of these very accretive investments.

And our next question will be coming from Wesley Golladay of Baird.

Just a question on the dividend. You definitely raised it again. And when you think about that, is that mainly driven by the earnings growth that you have and having to pay out a dividend that's a little bit higher? And why not trying to retain more cash flow?

Phil, I'll let you address that.

Yes. So it was earnings growth but also just taxable income growth. So that kind of balanced the 2. I didn't catch the last part of your question there, Wes.

Just seeing why basically increased because you had to pay it out just because you're issuing stock here just why not just retain more cash flow versus raise the dividend with --

[indiscernible] it's a lot of it's growth in taxable income. When you think about the loan portfolio, right, there's no depreciation that goes with that. So even though it's 20% of total assets and the properties make up more, there is no kind of tax cover or depreciation to go with it. So it does help drive taxable income up. So the raise was really just to kind of be where we need to be to pay out taxable income.

Got it. That makes sense. One question on the loan where you have the developer for the Phase I -- are you starting to see any lot sales there? And when can you expect to get repaid? And then a follow-up would be, would you expect the second loan to start funding before the first one starts paying off?

Yes. I mean the loan is already starting to be repaid as lot sales are happening. And it is going to the senior participation we sold off. And so I would not -- the loan that we have out now won't be fully repaid by the time that the second portion is funded. But you can expect really the activity on the repayment will probably come more to us late spring. So it will really be going to the first mortgage sort of participation first?

And then I guess when you look at your pipeline of potential loans, what are you seeing in there? I mean you have a big residential loan here. Do you have other sectors that you're looking at, does it diversify it a bit?

Yes. So we're really pleased with the pipeline for sure. We're talking about more kind of grocery-anchored development and also investment-grade credit development with terrific tenants and new relationships. It's old relationships with new relationships for Pine. And so we're very excited as we continue to work on the pipeline. So more to come.

And our next question will come from R.J. Milligan of Raymond James.

Just wanted to follow up on the loan book. John, longer term, as some of these loans are paid off, do you expect to continue to redeploy that capital and maintain that 20% allocation over the next several years? Or do you expect that to come down over time?

Thanks, RJ. No, we intend and see the opportunity to keep it at that 20%. The pipeline is very strong right now. So as loans burn off, they will be -- we fully intend them to be refilled.

Got it. So this is a longer-term 20% allocation part of the Pine strategy?

Correct.

Great. And then, Phil, I just had -- wanted some housekeeping on fourth quarter. Obviously, a pretty big number and beat relative to consensus. I think there may have been some onetime items in the fourth quarter. I was wondering maybe you can sort of talk about those and sort of how we get to a good run rate going into first quarter of this year?

Yes. Thanks, RJ. There are several onetime items in there. And just a good way to see it is when we -- in one of our schedules, the debt to EBITDA, we have a line item that says nonrecurring items in there, and it was a little over $300,000 for the quarter. That's primarily the management fees that I talked about on my prepared remarks that are going away and then also prepayments only we got from one of the loans that paid off early, that made up that 300-and-some thousand -- so that's a couple of cents that nonrecurring.

And then also keep in mind, the fourth quarter doesn't have the full burden of the prep outstanding and the management fee that goes with that. So the $0.54, if you take it down for all those items, you're probably at $0.50, $0.51 on a run rate at the end of the quarter.

And our next question will be coming from Gaurav Mehta of Alliance Global Partners.

I wanted to follow up on the balance sheet and wondering if you would comment on your leverage expectations in 2026?

I mean we're pretty happy with where we currently stand. And we're in a nice pricing tier on our debt. So I think kind of where we're currently at is about where we expect it to run for the year. But obviously, that depends on the opportunities we see.

Second follow-up on the investment opportunities. In the prepared remarks, you commented on falling a barbell approach in '26. Just wondering if you could comment on, I guess, the opportunities that you're seeing both on the investment and investment grade part of the portfolio for acquisitions?

Yes. We're very excited about some of the opportunities we see on the net lease side, where we had the ability to possibly bring in new investment-grade credits further up into the top 5, top 10 tenancy. And so we're really focused on that. And so we have a good portfolio that opportunities that we're looking at right now. So pretty excited about the composition of the net lease portfolio this year.

Our next question will be coming from Jason Weaver of Jones Trading.

Congrats on a big year in '25. First, on the acquisition and disposition guide, which is down a lot versus '25 with the capital base growing. Is there anything we can read into that, just taking from a point of conservatism? Is it some sort of hesitance about market conditions? Or is there something else that is out there?

Yes. We just want to be really have a cadence that something we feel very, very comfortable hitting without having such a big number that you feel like you're forced into buying things that maybe you're not too excited about. So we just want to be real careful on curating a super strong portfolio and not being forced index more commodity assets.

Got it. That's fair enough. And then next, I wonder if you can clout into the expected funding mix on any new investments and as well as the unfunded commitments, whether that will be done with some combination of ATM draw versus credit facility credit facility drawdown. And sort of what mix thereof are you looking to target?

I'll just kind of start off and let Phil dive deeper. But clearly, our mix in the past probably is somewhat reflective of what's going to be in the future and that's still recycling, still selling down noncore sort of credits and using that for investments. And then obviously, we talked about a little bit of the loans naturally maturing and paying off. but then there'll be a mix of perhaps the ATM and the line, but keeping everything pretty modest.

And our next question will be coming from Craig Kucera of Lucid Capital Markets.

Phil, you included the PIK interest earned in AFFO, and I understand that makes sense this quarter because there was hardly anything that wasn't collected in cash. Is that your expectation for the foreseeable future?

Yes, I think we'll stick with that. What we also did, Craig, just to be clear on how much PIC is in there at the bottom of the table, we added a schedule that shows the cash interest and the PIK interest, and we'll continue to also include that. So you'll know exactly what is included, but just felt like that was an easier way to go.

Yes. No, that was helpful. I did see that. changing gears in your discussions with your developers that still have unfunded commitments, do you expect those guys to pull down most of that capital in 2026? Or I know a lot of those loans mature later in '27 and even '28, but just some thoughts on that.

Yes. We fully expect that those will be drawn down for sure. It's part of the project. And as the project gets going, that's fully kind of specified for those needs.

Okay. And in the schedule of your commercial loans, you mentioned that Phase 2 in Austin has some conditions that are unmet. Can you give us some color on what that is and when you think those conditions might be met and the loan is funded?

I'll let Phil answer that.

Yes. So on the funding, probably -- but keep in mind, as with the first phase, we sold off our participation of 10. So just kind of using round numbers. The first phase was $30 million. The second phase is $30 million. we sold off a participation already for 10. There's likely to be another sell on that. And so altogether, we might sell off another $10, $20, so the net hold might be closer to half. But yes, probably late first quarter, early second quarter, for the second phase funding and simultaneously with that, we'll also probably have some participation out of 10 or 20, somewhere in that range.

Got it. So that's in the guidance then. Appreciate that. And I guess when that first phase was initially structured, I think it was 17% for like 6 months and then dropped to 16% for 6. Can you once you sold that participation interest it's now yielding north of 20%. Can you walk us through the math of how it adjusts net of the participation interest? Is there any change in the way that, that loan is going to roll down?

The participation interest has a constant rate of 10%, and that hyperamortize so that gets repaid first, and then we get repaid second. Is that helpful?

Yes. I'll probably just circle back to the offline just to make sure I'm getting the math right. And finally, you did mention you amended the loan this quarter. Was that just a loan extension? Or can you just give us some additional color on that loan?

Yes, it was just an extension.

Our next question will come from John Massocca of B. Riley Securities.

So maybe just going back to guidance a little bit. What's kind of the -- be kind of broad ranges, but expected yield on the investment volume you're kind of putting into guidance? And I guess, kind of implied in that question is how do you see the mix in that expected volume being demarked between structured investments versus net lease investments?

I think on the loan side, I talked earlier about the runway being $25 million to $30 million, and look, it could bounce around a little bit depending on when draws happen, when fundings happen and repayments. But out of that, out of the guidance, you should expect about that much to come from the loan side, and that will probably ramp up over the first half of the year. and then the balance of the guidance you can expect to be on the property side.

And kind of where do you think that puts you from a yield perspective? Or where do you think yields are today for structured loans and the type of net lease investments you're looking at?

Yes. So the -- in the current book and what's expected to fund.

The yields -- the loan yields really are not too dissimilar to what we've done in the past. So the there really no tightening in the market, if you will even though there's a lot of capital out there, as we all know. It's just that the flexibility structure and the quickness of how we can react to opportunities leads to a little bit higher rates that we're able to achieve.

Yes. The rate at the end of the quarter is a decent rate to use for the balance of the year.

And I guess on the net lease side, kind of where are you seeing cap rates today? I know you closed something subsequent to quarter end at an 8.5%. But is that maybe a little higher than what your target in the market today? Or is that kind of indicative of what you can invest at?

On the more investment grade sort of properties that we've been looking at, that will be lower than what we just did on that acquisition in Aspen. But very similar to the Sands Club we purchased and so forth. So I would say, on cap rate direction, certainly, for quality properties is still very tight. But a lot of the investments we have made in the past in the past 5 years, we'll look at really strong real estate, very strong MSAs and maybe have a shorter lease duration where the likelihood of a tenant renewing is very high because rental rates are paying are very, very low.

So they're almost like covered land plays, and we can get those at obviously higher yields than if it was like a fresh 15-year lease. And so that's where we like to play where we're picking up investment-grade credits in large MSAs that way below market interest rates. And so those cap rates will still be similar to kind of what we did last year as well.

I appreciate that color. And then maybe on the -- you mentioned it in the context of the Austin structured investment. But are there opportunities for more participation interest sales on other structured loans in the portfolio or other deals that may be your kind of contemplated in guidance?

I mean we could sell off a lot if we wanted to, but we -- I mean, they are fantastic loans, and we'd rather hold them all, but we will certainly sell senior participations to fund activity if we need to.

I guess as it pertains to kind of like you're seeing the world today, it's often is going to be primarily where that comes from?

I'm sorry, I missed that last point. Can you say it one more time?

We just -- I mean you mentioned kind of what you were expecting to do on the participation interest sales side. with the Austin structured investment -- is that kind of all that's really contemplated as we stand today?

As we stand today, and that's really -- we're really doing it as an accommodation for them coming in early on. Otherwise, you wouldn't even want to sell that participation. But certainly want to be good counterparties and keep that participation investor there in case we'd like to do another one.

And this concludes today's program. Thank you for participating. You may now disconnect.

Good day, and thank you for standing by. Welcome to the Alpine Income Property Trust Q3 Earnings Call. [Operator Instructions] Please be advised, today's conference is being recorded. I would now like to hand the conference over to your speaker today, Jenna McKinney, please go ahead.

Thank you. Joining me in participating on the call this morning are John Albright, President and Chief Executive Officer; Philip Mays, Chief Financial Officer; and other members of the executive team that will be available to answer questions during the call. As a reminder, many of our comments today are considered forward-looking statements under federal securities laws. The company's actual future results may differ significantly from the matters discussed in these forward-looking statements, and we undertake no duty to update these statements.

Factors and risks that could cause actual results to differ materially from expectations are disclosed from time to time in greater detail in the company's Form 10-K, Form 10-Q and other SEC filings. You can find our SEC reports, earnings release and most recent investor presentation, which contain reconciliations of the non-GAAP financial measures we use on our website at www.alpinereit.com. With that, I will turn the call over to John.

Thank you, Jenna, and good morning, everyone. We are pleased to report another strong quarter highlighted by AFFO per share growth of 4.5% compared to the same quarter last year and meaningful investment activity, both during and shortly after the quarter end. We believe this investment activity has set a foundation for continued earnings growth through the remainder of 2025 and into 2026. Starting with our investment activity. During the quarter, we acquired 2 properties ground leased to Lowe's for $21.1 million at a weighted average initial cap rate of 6% and a weighted average lease term or WALT of 11.6 years. Investment-grade rated lows is now our largest tenant by AVR, surpassing investment-grade rated DICK'S Sporting Goods, which now ranks #2. .

Year-to-date, through the third quarter, property acquisition volume totaled $60.8 million at a weighted average initial cap rate of 7.7% and a wall of 13.6 years. Regarding the property dispositions during the quarter, we sold 3 assets for $6.2 million, including an Advance Auto Parts, our vacant theater arena in a vacant property formerly leased to a convenience store. Year-to-date, disposition volumes through September 30 was $34.3 million, of which $29 million, excluding vacant properties was sold at a weighted average exit cap rate of 8.4%.

As of quarter end, our property portfolio consisted of 128 properties totaling 4.1 million square feet across 34 states with approximately 99.4% occupied, with 48% of ABR derived from investment-grade rated tenants and a WALT of 8.7 years. Additionally, after the quarter end, we acquired a 4-property portfolio for $3.8 million with a weighted average initial cap rate of 8.4% and went nonrefundable sales contract on 1 of our 8 remaining Walgreens for $5.5 million.

Now moving to our loan investments. As a result of our long-term reputation and deep relationships, we continue to see and capitalize on exciting opportunities to originate high-yielding quality loans with strong sponsors at compelling risk-adjusted returns. During the quarter, we originated 2 loans and 1 upsized loan totaling $28.6 million at a weighted average initial yield of 10.6%. This included a first mortgage loan for industrial redevelopment and a seller financing note related to the sale of our former theater in Reno. Year-to-date, through September 30, we originated $74.8 million of commitments for loan investments at a weighted average initial cash yield of 9.9%.

Additionally, as disclosed in our earnings release, we have originated 3 loans since the quarter end. Most notably, a first mortgage loan secured by luxury residential development located in Austin, Texas metropolitan area. Under this loan agreement, we have funded $14.1 million at closing related to a Phase 1 loan with a total commitment of $29.5 million. The loan agreement also provides for Phase II loan with a commitment of up to $31.8 million, all additional funding is subject to the borrower satisfaction of certain conditions.

Currently, we anticipate funding the balance of the Phase 1 loan by year-end and the Phase II loan in early 2026. The 36-month loan initially bears interest at 17% inclusive of 4% paid-in-kind interest for the full loan term, stepping down to 16% for month 7 through 12 and 14% thereafter. The loan will be repaid as collateralized home lots are sold with such sales anticipated to begin as early as late 2025. We believe this loan as all of our loans is secured by strong real estate backed by high-quality sponsor. As is often the case with our larger loans, there is institutional interest in pursuing a purchase of a senior tranche of this loan, and we currently anticipate participating in a portion of it out to reduce our net hold and further enhance our yield.

In summary, we believe that our recent investment activity across both property and loan investment positions Pine for continued growth through the remainder of 2025 and into 2026. With that, I'll turn the call over to Phil.

Thanks, John. Beginning with financial results. For the third quarter, total revenue was $14.6 million, including lease income of $12.1 million and interest income from loan investments of $2.3 million. FFO and AFFO for the quarter were both $0.46 per diluted share, representing 2.2% and 4.5% growth, respectively, over the comparable quarter of the prior year. Year-to-date through September 30, total revenue was $43.6 million, including lease income of $36 million and interest income from loan investments of $7.4 million. FFO and AFFO were both $1.34 per share, representing 3.9% and 3.1% growth, respectively, over the comparable period of the prior year.

Regarding our common dividend, as previously announced, during the quarter, we declared and paid a quarterly cash dividend of [ $0.25 ]. Our dividend represents an annualized yield of approximately 8.25% and remains well covered with an approximate AFFO payout ratio of 62% for the third quarter. Moving to the balance sheet we ended the quarter with net debt to pro forma adjusted EBITDA at 7.7x and $61 million of liquidity, consisting of approximately $1.2 million of cash available for use and $60.2 million available under our revolving credit facility. However, with in-place bank commitments, the available capacity on our revolving credit facility can expand an additional $31.3 million as we acquire properties, providing total potential liquidity of more than $90 million.

Regarding our property portfolio, we ended the quarter with annualized base rent of $46.3 million on a straight-line basis. As noted before, this amount includes approximately $3.8 million of ABR related to 3 single-tenant restaurant properties acquired in 2024 through a sales leaseback transaction. Under GAAP, we are accounting for these specific sales leaseback transactions as financing. Accordingly, the current annual cash payments of approximately $2.9 million are reflected as interest income in our statement of operations as opposed to lease income. Given the level of loan activity after quarter end, let me provide a current update.

Our loan portfolio as of today, reflecting the activity John discussed and some other recent activity, is now approximately $94 million at a weighted average interest rate of 11.5%. Notably, of this amount, approximately $21 million at a weighted average rate of 10.4% is scheduled to mature in 2026. We currently expect to utilize proceeds from these 2026 maturities, selling a senior tranche of 1 or more loan investments, property dispositions and existing capacity on our revolving credit facility to fund loan commitments.

One quick note, the $1.9 million impairment charge recorded this quarter related to Walgreens that is currently under contract to be sold. Now turning to guidance. As a result of our recent elevated investment activity, we are increasing both our FFO and AFFO outlook for the full year of 2025 to a new range of $1.82 to $1.85 per diluted share from the previous range of $1.74 to $1.77 per diluted share. With that, operator, please open the call to questions.

[Operator Instructions] Our first question comes from Michael Goldsmith with UBS.

A lot of investment activity, both during the quarter and subsequent to quarter end. So -- can you just provide a little color on how you're thinking about funding all of this activity?

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

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

Yes. So obviously a good question. I mean when we started this kind of loan program about 3 years ago, that was a little bit of the pushback was, well, you can't replace these loans at these rates. But here we are. We are doing it with really existing relationships without even trying and so certainly, as we see more opportunities, part of that funding mechanism that Phil mentioned is selling off senior pieces of these loans. And these loans are very -- are very bite size, and there's a lot of capital out there. So there's a lot of opportunities. So I would -- I'm not worried about replacing these and having kind of earnings coming down because of these are onetime sort of opportunities. We're seeing a strong pipeline of super high-quality kind of assets and sponsorships.

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

Our next question comes from R.J. Milligan with Raymond James.

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

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

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

A little bit of both, but I think, first, they're going to get reinvested into a lot of the loans that were recently done, R.J. So the maturity is coming back from the '26 loans are going to -- we're just kind of proactively redeploying that capital a little early with the loans going out first. The new loans go down first. So a lot of that is going to just recycle into that. But on the margin, you could see leverage tick down a little bit. .

Our next question comes from Alex Fagan with Baird.

So on the luxury residential development in Austin, can you talk about how you got comfortable with the loan and what stage of development currently is at?

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

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

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

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

Yes. This is Phil. So the 2 largest vacant properties we have are the theater arena, which was sold, that had an annual run rate on the expense side of about $400,000. And the one that we have left at large is the former Party City and that also has a run rate of close to $400,000 on an annual basis. So you can -- if you were to run rate the current quarter, that will come down another about $400,000 on an annual basis once Party City is sold. .

And Party City wasn't sold this quarter that...

It was not. Reno was sold in the quarter. It was sold early in the quarter. So pretty much the full impact of that is reflected. But Party City is not sold yet. .

Okay. There were 2 vacant assets sold in the quarter. So is the other one just minor?

Yes, as warmer. We have -- those are the 2 largest Reno and Party City. We have a few. We had former convenience stores that are really small. There's so on during the quarter, there's 2 left. Altogether, those don't even come up to $100,000 on an annual run rate. So they're very small on the margin.

Our next question comes from Rob Stevenson with Janney Montgomery Scott.

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

It's -- if we were -- it's not -- it would be on the high end, Rob, that happened or exceeding the high end if it happens before the end of the year. The timing of it is a little hard every day. It could be just before the end of the year or it could be a little bit after the end of the year. If that were to happen before the end of the year, that would put us on the high end or over the high end of guidance on the dispense side.

Okay. But your class -- you would classify that as a disposition?

We historically put dispositions of loans with properties there. And if you look at the guidance, we kind of added the line for that little bucket when we put year-to-date actuals and there was a line that had loan sales and it shows 0 just to kind of help clarify that we do kind of look at that as a disposition, but if the loan 1 were to happen, we would probably be just over our high end.

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

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

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

Yes. I mean there could be $50 million, $60 million of asset loans that are not funded.

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

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

Okay. And then I guess, John, what is sort of left within the property portfolio that you want to sell? I mean, is this going through in sort of cleaning up anything remaining? Is it whittling down some of the dollar stuff? How are you thinking about when you look at dispositions, not only in the fourth quarter but in 2026, like what are you sort of thinking that you're going to wind up selling and where is the market for those type of assets today?

Yes. So as we discussed previously, we still have some Walgreens that we definitely are moving through and with dollar stores, as you hit on certainly will be something we'll trim back on. And then there's some other -- that we've sold to Vance auto parts and that sort of thing in Tractor Supplies and so those sort of assets will continue to kind of grind through, if you will, as we see good pricing. So it's just really using that as in a way to kind of reinvest in some of the high credits that we put on this quarter, Lowe's and so forth. So you'll see us be active at the end of the year here with continuingly bringing in some real super high-quality type credits, and we're looking forward to kind of what this company looks like sorry, next year.

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

Yes. On the Lowe's, that was off market. It was a relationship driven. We had seen these assets before a couple of years ago, and they're pulled off the market. So we're extremely excited about having those in our portfolio. With regards to -- so you'll see more of the high-quality credit, big box sort of assets coming in. You probably won't see us be active in buying a generic tractor supply. Clearly, we don't have car washes. So we like that distinction that no car washes in the portfolio. So it's -- we feel like we're set up pretty strong to kind of offer investors something a little bit different, getting the Lowe's and Dick's in the top 5 just gives investors an exposure that they can't get other locations?

Okay. Then last 1 for me. Is all of beachside open and producing at this point? Or is there still some of that stuff that's down and that you're getting insurance payments on?

No, it's all been open for a while. I mean they opened those up less than 4 months after the hurricane last year. And interesting enough, I mean, they still -- when they open, they weren't obviously as polished looking as they were previous to the hurricane, but they did better sales than they did pre-hurricane. So a lot of pent-up demand from customers and unfortunately, some of their competition did not reopen. So it just kind of drove more traffic to those restaurants.

Okay. So rent coverage today is actually higher than where it was pre-hurricane?

Yes.

Appreciate the time, and have a great weekend. .

you, too.

Our next question comes from Gaurav Mehta with Alliance Global Partners.

I wanted to ask if you had any update on your properties that are leased to -- at Home.

Yes. So those properties as we kind of -- the one is in Concord, North Carolina, that could be sold in the not-too-distant future. And the others are the same situation where we're monitoring kind of what at home is doing. But if they come back, we have -- we're working on replacement tenants. So the idea would be if At Home vacated 1 of the properties, we would have a replacement tenant in and then we would sell it at a better cap rate than as At Home. So it's a manageable exposure and potential upside. .

Okay. Second question, I want to go back to the 2 loans that you did after September, the interest rates on both of them are higher than the year-to-date loan activity, can you provide some color on why the rates were higher at 17% and 16%.

Phil, do you want to handle that?

Yes. So he was just asking about why the interest rates on the residential and the mixed use significantly higher than the blended rate for the portfolio.

Yes. So on that, basically because it's such short duration loan that so kind of give you more background than maybe you want. Is that the competition for a loan for that sort of product would be mainly from an opportunity fund or a credit fund and those funds really aren't looking to invest where the duration is less than 2 years in order to kind of get a multiple. So we're able to give highly flexible loan, but for that we charge a much higher rate. And so just the flexibility of our loan in the short duration gives us that higher interest rate investment. .

Our next question comes from John Massocca with B. Riley Securities.

So maybe given all of the investment activity on the loan front, in particularly subsequent to quarter end. Do you view that as maybe kind of the max level you want to be at in terms of a loan balance of this all kind of blends out? Or could you kind of pursue more of that and become, I guess maybe more of like a mixed loan net lease type 3. It feels like the amount of loan investments are starting to -- certainly in terms of the investment activity outweigh the net lease transactions.

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

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

No, it's definitely a good point. Yes. So when we are opportunistically thinking that it was like a onetime opportunity. It's become repeat, customers are coming back to us because of the flexibility and the speed that we can transact on. They're willing to pay a higher rate. And then as you know, we get right of first refusal on acquiring these assets. So either if the market stalls and cap rates tick up, we have an opportunity to bring these into our portfolio. And so like I've said before, we're getting paid a much higher yield than going out and buying some sort of generic net lease property in the middle of nowhere.

We're basically in Austin with very opportunistic type yields with very high-quality sponsor and high-quality asset. And then the Publix that we had payoff in Charlotte, Publix in Charlotte, I think that paid off because they sold it at 5.25% cap. So these are we're getting double-digit unlevered yields on assets that will sell for really, really low cap rates. So it's great to see the opportunities that we're able to kind of become more of a permanent fixture as the sponsors are still very active in the development side on these credit tenants and the banking system just really is slower, less proceeds, and this is -- we're just basically providing an answer to their capital needs in a much more efficient fashion.

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

It's basically -- they ended up signing some additional leases. So as they've proven out their development with leases. We weren't alone on it until they have a signed lease, and so that's what happened. The development has gotten larger as they've signed leases.

Our next question comes from Craig Kucera with Lucid Capital Markets.

John, I want to circle back with a few questions on the Austin loans. It sounds like you're not taking any entitlement or approval risk at least on Phase 1. Is that a fair assessment as a space to need to be approved?

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

Okay. Great. And what is the current LTV at those loans.

I would put that 1 in kind of the -- on a discount NPV basis, we're in the 70s. .

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

I don't want to like go out there with -- to be higher. I don't want to give you specific numbers. .

Fair enough. All right. Changing gears to Lake tox away mixed-use development. Is that just raw land now? Or has the developer started or kind of where in the process of that development? .

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

Our next question comes from Barry Oxford with Colliers International.

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

That's right. I mean -- so as we progress here in earnings grow, there will be pressure to freeze the dividend just based on what we need to pay out as a REIT.

Right. So you don't run afoul of the rerolls.

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

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

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

Yes, it went from 81% to 66% and the credit .

Yes. The credit that very that's more the Walgreens and the like that used to have a credit rating dropping them. that we're and has gone from credit rate to not from investment grade and not investment grade, but we're still carrying already. It's more related to a couple of tenants like that. They got Home, Walgreens and such dropping the credit rating altogether, and that's what caused that increase.

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

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