Q2 2025 STAG Industrial Inc Earnings Call

Ladies and gentlemen, greetings and welcome to the stack industrial link second quarter 2025 earnings conference call.

At this time, all participants are in a listen-only mode.

A brief question and answer session will follow the formal presentation.

If anyone should require operator assistance during the conference, please signal the operator by pressing star and zero on your telephone keypad.

As a reminder, this conference is being recorded.

It is now my pleasure to introduce your host Steve zaros vice president investor relations. Please go ahead.

Steve Xiarhos: Thank you. Welcome to STAG Industrial's conference call covering the second quarter of 2025 results. In addition to the press release distributed yesterday, we have posted an unaudited quarterly supplemental information presentation on the company's website at www.stagindustrial.com under the Investor Relations section. On today's call, the company's prepared remarks and answers to your questions will contain forward-looking statements as defined in the Private Securities Litigation Reform Act of 1995. Forward-looking statements address matters that are subject to risks and uncertainties that may cause actual results to differ from those discussed today. Examples of forward-looking statements include forecasts of the 4th FOMO, same store and allied, G&A, acquisition and disposition volumes, retention rates, and other guidance, leasing prospects, rent collections, industry and economic trends, and other matters.

Thank you. Welcome to stag industrious conference. Call. Covering the second quarter of 2025 yourself.

In addition to the press release distributed yesterday, we have posted an unauthorized quarterly supplemental information presentation on the company's website at.

on today's call the companies prepared remarks and answers to your questions will contain forward-looking statements as defined in the private Securities. Litigation Reform, Act of 1995.

forward-looking statements address matters that are subject to risks and uncertainties that may cause actual results to differ from those discussed today,

Examples of forward-looking statements include forecasted for FFL. Same store in oi GNA acquisition and disposition volumes retention rates, and other guidance.

Steve Xiarhos: We encourage all listeners to review the more detailed discussion related to these forward-looking statements contained in the company's filings with the SEC and the definitions and reconciliations of non-GAAP measures contained in the supplemental information package available on the company's website. As a reminder, forward-looking statements represent management's estimates as of today. STAG Industrial assumes no obligation to update any forward-looking statements. On today's call, you'll hear from Bill Crooker, our Chief Executive Officer, and Matts Pinard, our Chief Financial Officer. Also here with us today is Mike Chase, our Chief Investment Officer, and Steve Kimball, EVP of Real Estate Operations, who are available to answer questions specific to the areas of focus. I'll now turn the call over to Bill.

Leasing prospects, rent collections industry, and economic trends, and other matters.

We encourage all listeners to review the more detailed discussion related to these forward-looking statements contained in the company's filings with the SEC and the definitions and reconciliations of non-GAAP measures contained in the supplemental information package available on the company's website.

as a reminder forward-looking statements represent management estimates as of today,

Stag industrial assumes. No obligation to update any forward-looking statements.

On today's call, you'll hear from Bill Crooker, our Chief Executive Officer, and Matt Bernard, our Chief Financial Officer.

Also here with us today is Mike Chase for chief investment officer and Steve. Kimball EVP of real estate operations or available to answer questions specific to the areas of focus on the now. Turn the call over to Bill

Bill Crooker: Thank you, Steve. Good morning, everybody, and welcome to the second quarter earnings call for STAG Industrial. We are pleased to have you join us and look forward to sharing the second quarter of 2025 results. Our year-to-date results have exceeded our initial business plan for the first half of the year. We had favorable results in our operating portfolio and meaningful progress leasing our development portfolio. I'm pleased to report that we have leased 90.8% of the operating portfolio square feet we currently expect to lease in 2025, achieving cash leasing spreads of 24.5%. This level of leasing is at a relatively similar pace to last year and consistent over the last few years. In the first quarter, news related to the global trade war drove significant market volatility. Broadly speaking, today the theme has shifted to a general desensitization to tariff headlines.

Thank you, Steve.

Good morning everybody and welcome to the second quarter earnings call for stag Industrial.

We're pleased to have you join us and look forward to sharing the second quarter 2025 results.

Our day results, have exceeded our initial business plan, for the first half of the year.

We had favorable results in our operating portfolio and meaningful progress leasing our development portfolio.

2025 achieving cash, leasing spreads of 24.5%.

This level of leasing is at a relatively similar Pace to last year and consistent over the last few years.

In the first quarter, news related to the global trade war drove significant market volatility.

Broadly speaking. Today the theme is shifted to a general desensitization to tariff headlines.

Bill Crooker: We are witnessing businesses continue to grow and make corporate decisions in an uncertain environment, a change to the broad pause seen in the past 12 months. While it's certainly not business as usual, users cannot delay space decisions in perpetuity, and supply chain diversification remains a priority for many companies. On the supply side, we have seen the pipeline moderate materially. New starts are down significantly from the first half of last year. The transaction market has been slow. We are seeing positive leading indicators that the transaction market is becoming more active. We have experienced an uptick in underwritten deals within the last three weeks and maintain a healthy deal pipeline. In June, STAG closed on a 183,000 square foot building in a submarket of Milwaukee, Wisconsin, for $18.4 million. This building was acquired at a cash cap rate of 7.1%.

We are witnessing businesses, continue to grow and make corporate decisions and uncertain environment. A change to the broad, pause seen in the past 12 months.

While it's certainly not business. As usual. Users cannot delay. Space decisions in perpetuity and supply chain diversification remains a priority for many companies.

On the supply side, we have seen the pipeline moderate materially new starts are down significantly from the first half of last year.

The transaction market has been slow.

We are seeing positive leading indicators that the transaction Market is becoming more active.

We have experienced, an uptick in underwritten deals within the last 3 weeks.

And maintain a healthy deal pipeline.

In June, we closed on an 18,300 square foot building in a submarket of Milwaukee, Wisconsin, for $18.4 million.

This building was acquired at a cash cap rate of 7.1%.

Bill Crooker: The building was a build-to-suit for the tenant. The site serves as a national distribution facility and is located less than 10 miles away from one of the tenant's primary manufacturing plants. This acquisition secured a newly constructed Class A asset with a strong credit profile at an accretive level. We had one disposition this quarter. We sold one non-core building in Calhoun, Georgia, for gross proceeds of $9.1 million, representing a cash cap rate of 7.4% and an unlevered IRR of 14%. In terms of our development platform, we have approximately 3 million square feet of development activity across 12 buildings in the US. Roughly 42% of the 3 million square feet is under construction. The remaining 58% has been delivered and is currently 69% leased. Included in these numbers is the 95/5 joint venture we entered into in May.

The building was a bill to sue for the tenant.

This site serves as a national distribution facility and is located less than 10 miles away from one of the tenant's primary manufacturing plants.

This acquisition secured a newly constructed, class a asset.

With a strong credit profile and an accretive level.

We had 1 disposable.

we sold 1 non-core, building in California,

For gross, proceeds of 9.1 million representing a cash cap rate of 7.4% and an unlevered irr of 14%.

In terms of our development platform, we have approximately 3 million square feet of development activity across 12 buildings in the US.

Roughly 42% of the 3 million square feet is under construction. The remaining 58% has been delivered and is currently 69% least.

Bill Crooker: We will construct a 500,000 square foot cross-stocked warehouse located in a submarket of Louisville, Kentucky. This is an infill site in a supply-constrained market due to topography, entitlement, and zoning difficulties. The project is estimated to cost $47 million and is expected to stabilize with a cash yield of 7.1%. The building is expected to be delivered in the second quarter of 2026. I'm happy with the progress we've been making on our development initiative. This initiative will be a key component to STAG's future growth. With that, I will turn it over to Matts, who will cover our remaining results and updates to guidance.

included in these numbers is a 9555 joint, venture we entered into in May

We'll construct a 500,000 square foot. Cross talked Warehouse.

Located in the submarket of Louisville Kentucky.

This is an infill site and a supply, constrained Market to the topography, entitlement and Zoning difficulties.

The project is estimated to cost 47 million and is expected to stabilize with the cash Shield of 7.1%.

The building is expected to be delivered and the second quarter of 2026.

I'm happy with the progress we make in our development initiative.

This initiative will be a key component to Stag's future growth.

With that. I will turn it over to Matt's. We will cover our remaining results and updates the guidance.

Matts Pinard: Thank you, Bill, and good morning, everyone. The 4th FOMO per share was $0.63 for the quarter, an increase of 3.3% as compared to last year. Leverage remains low, with net debt to annualized run rate adjusted EBITDA equal to 5.1 times. Liquidity stood at $961 million at quarter end. During the quarter, we commenced 32 leases totaling 4.2 million square feet, which generated cash and straight line leasing spreads of 24.6% and 41.1%, respectively. Of the 4.2 million square feet of leases commenced, 1.6 million square feet was new leasing. This compares to 280,000 square feet of new leasing in the fourth quarter of 2024 and 280,000 square feet of new leasing in the first quarter of this year. Retention for the quarter was 75.3%.

Thank you, Bill, and good morning everyone.

Court, ISO per share was 63 cents for the quarter, reflecting an increase of 3.3% compared to last year.

Leverage remains low with net. Debt to annualize run rate, adjusted evida equal to 5.1 times liquidity stood at 961 million a quarter end.

During the quarter, we commenced 32 leases totaling 4.2 million square feet, which generated cash and straight line leasing spreads with 24.6% and 41.1% respectively.

Of the 4.2 million square feet of leases commenced, 1.6 million square feet was new leasing. This compares to the 280,000 square feet of new leasing in the fourth quarter of 2024 and 280,000 square feet in new leasing in the first quarter of this year.

Retention for the quarter was 75.3%.

Matts Pinard: As Bill mentioned, we've accomplished 90.8% of the operating portfolio square feet we expect to lease in 2025, achieving 24.5% cash leasing spreads, demonstrating the strength of our portfolio. We expect cash leasing spreads to be between 23% and 25% for the year. We achieved same-store cash NOI growth at 3% for the quarter and 3.2% year to date. The primary drivers of our same-store growth in the first half of the year include the leasing spreads at 26.1% and annual escalators at 2.9%, partially offset by average occupancy loss of 90 basis points. In May, Moody's Investor Services raised STAG's corporate credit rating to BWA2 with a stable outlook. Achieving this upgrade despite this year's market turmoil is a testament to the strength of the STAG platform and balance sheet.

As Bill mentioned, we have accomplished 90.8% of the operating portfolio square feet. We expect to lease in 2025, achieving, 24.5%, cash leasing spreads demonstrating the strength of our portfolio. We expect cash, leasing spreads to be between 23 and 25% for the year.

We achieved same store cash and wide growth at 3% for the quarter and 3.2% year to date.

The primary drivers of our same sport growth. In the first half of the Year, include the leasing spreads of 26.1% in annual escalators of 2.9%, partially offset by average occupancy loss. In 90 basis points,

in May Moody's investor Services raised dad's corporate credit rating to ba2 with a stable Outlook.

Achieving this upgrade, despite this year's Market turmoil as a testament to the strength of the sad platform in balance sheet.

Matts Pinard: On June 25th, we funded $550 million of fixed-rate senior unsecured notes from a private placement offering completed in April of this year. The notes consisted of five, eight, and ten-year tenors with a weighted average fixed interest rate of 5.65% and a weighted average tenor of 6.5 years. The proceeds were used to pay down the outstanding revolver balance. This quarter, we resolved two credit situations we have discussed previously. We reached an agreement with American Tire Distributors, which resulted in the assumption of all seven of our leases. As part of this resolution, STAG granted one month of free rent across five of the seven facilities. Bytum and Shop assumed their lease with no adjustments and no credit loss incurred.

A fixed rate senior on secured notes from a private placement, offering complete in April of this year.

The notes consisted of 5 8 and 10 year, teners with a weighted average fixed interest rate of 5.65% in a weighted average 10 or 6.5 years. The proceeds were used to pay down the outstanding revolver balance.

This quarter, we will resolve two credit situations. We have discussed previously that we reached an agreement with American Tire Distributors, which resulted in the assumption of all seven of our leases. As part of this resolution stage, we were granted one month of free rent across five of the seven facilities.

Matts Pinard: Through June 30th, we have experienced approximately 17 basis points of cash credit loss, six basis points of which was related to the free rent granted to American Tire Distributors. Moving to guidance, we have made the following updates. Our expected ending same-store portfolio occupancy loss has been moderated to 75 basis points as compared to our previous guidance of 100 basis points. We have increased our retention guidance to 75% based on leases signed to date. Credit loss guidance has been reduced from 75 basis points to 50 basis points, reflecting the resolution of the American Tire Distributors and Bytum and Shop leases. Cash cancel guidance has been increased to a range of 3.75% to 4% for the year, an increase of 25 basis points at the low end of the range.

Vitamin Shoppe assume their lease with no adjustments and no credit loss, incurred.

Through June 30th, we have experienced approximately 17 basis points of cash. Credit loss, 6 basis, points of, which was related to the free rent, granted to American Tire Distributors.

Moving to guidance, we have made the following updates.

Our expected ending seems stored portfolio. I can see losses in moderate to 75 basis points as compared to our previous guidance of 100 basis points.

We've increased our retention guidance to 75% based on lease assigned to date.

Credit loss. Guidance has been reduced from 75 basis points to 50 basis points. Reflecting the resolution of the American Tire Distributors and Vitamin Shoppe. Leases

Matts Pinard: G&A expectations for the year have been updated to a range of $52 to $53 million, a decrease of $500,000 at the midpoint. These guidance changes result in a 4th FOMO per share guidance revision to a range of $2.48 to $2.52 per share, an increase of $0.02 at the midpoint. I will now turn it back over to Bill.

Cassia for guidance has been increased to a range of 3.75% to 4% for the year, an increase of 25 basis points at the low end of the range.

GNA expectations for the year have been updated to a range of 52 to 53 million, a decrease of 500,000 at the midpoint.

These guidance changes result in a core profile per share, guidance revision to a range of 2.48 cents to 2.52 cents per share. An increase of 2 cents is the midpoint I will now turn it back over to Bill.

Bill Crooker: Thank you, Matts. I want to thank our team for their continued hard work and execution in 2025. The team has done an excellent job executing our operating plan in the first half of the year. This strong first half sets us up well for the rest of the year. With that, I will now turn it back over to the operator for questions.

Thank you, bats. I want to thank our team for their continued hard work, and execution in 2025. The team has done an excellent job. Executing, our operating plan in the first half of the year

This strong first half, sets us up well for the rest of the year.

With that, I will now turn it back over to the operator for questions.

Matts Pinard: Thank you. Ladies and gentlemen, we will now begin the question and answer session. If you would like to ask a question, please press star and one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star and two if you would like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. Ladies and gentlemen, we request you to limit to one question and one follow-up question per participant. One moment, please, while we poll for questions. The first question comes from the line of Craig Millman from CITI. Please go ahead.

Thank you.

Ladies and gentlemen, we will now begin the question and answer session.

If you would like to ask a question, please press star and 1 on your telephone keypad. A confirmation tone will indicate your line is in the question queue.

you may press star and 2 if you would like to remove your question from the queue,

For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star key.

Ladies and gentlemen, we request you to limit to 1 question and 1. Follow-up question per participant.

1 moment, please while we hold for questions.

The first question comes from the line of Craig Milman from City. Please go ahead.

Craig Mailman: Hey, good morning. Bill, I just want to touch back on leasing. You noted that things are getting better, but it's clearly not back to normal. But could you just walk through maybe what markets you're seeing better early signs of recovery versus markets that maybe are a little bit lagging at this point?

Bill Crooker: Yeah, sure, Craig. Yeah, I mean, this quarter was a really strong quarter for leasing, 4 million square feet leased, 1.6 million of that new leasing. And you know, as we look at some of the leasing that we've addressed in July, I mean, we've already, I think we're going to sign about 500,000 square feet of, well, we're going to commence about 400,000 to 500,000 square feet of new leases just in July thus far. And signings, executed leases in July for around 760,000 square feet, and that's about 600,000 of renewals and about another 100,000 of signed leases for new leases in July. And when you think about markets, the Midwest markets are still doing really well. Minneapolis, Milwaukee, Louisville, Detroit, Cleveland, Nashville has done really well. Houston's done really well.

Hey, good morning. Um, Bill, I just want to touch back on leasing. You noted that things are getting better, but it's clearly not back to normal. Um, could you just walk through maybe what markets you're seeing better early signs of recovery versus markets that, you know, maybe are a little bit lagging at this point?

Yeah, sure Craig. Yeah. I mean this quarter was a really strong quarter for leasing uh, 4 million square feet, least 1.6 million of that new Leasing.

And um, you know, as we look at, you know, some of the leasing that we've addressed in July.

I mean we've already I think we're going to sign, you know about uh 500,000 square feet of well. We're going to commence about 40050000 square feet of new leases just in July, thus far, and and signing, uh, executed leases in July, for around 760 and square feet. And that's about 600,000 of renewals and about another 100,000 of sign, leases for for new leases in July. And when you think about markets in the midwest markets are are still

Bill Crooker: And then some of the weaker markets, I would say categorize it at more kind of bulk distribution markets, Indy, Columbus, Memphis, still a little bit weaker. And then you've got some markets that have some short-term, I think, tariff uncertainty. Some of the border markets like El Paso would be one that has a little uncertainty short-term, but we really like that market kind of medium term.

Doing really well. Minneapolis Milwaukee Louisville, Detroit, Cleveland. Uh, Nashville has done really well Houston's done, really well and then some of the, the weaker markets. Um, I would say, categorize it at more, kind of bulk distribution markets, Indie Columbus, Memphis still a little bit weaker. Um, and then you've got some

some markets that have some short-term, I think, um, terrifying some of the Border markets like you know, El Paso would be 1 that has a little uncertainty short term but we really like that market kind of medium term

Craig Mailman: That's helpful. Then just to follow up, I think maybe it comes at it from two parts, but you had mentioned that the transaction market is starting to get a little bit better. You know, we've noticed that there are definitely some users out there, particularly ones like a Samsung that is going to be opening mega plants and they're buying some assets down in Atlanta. Could you just talk about maybe some of the competition from well-funded users and you know the impact that that could have on some of your markets from a net absorption standpoint where it may not get picked up as a lease, but it's essentially a lease of some bigger companies because it'll be occupied by that user?

Down in Atlanta. Could you just talk about maybe some of the competition from from well-funded users and you know,

Bill Crooker: Yeah, we're seeing, though that's definitely a theme we're seeing. I mean, our Q1 sale was to a user. We see some sales in our pipeline for dispositions that are going to be some user sales. And those are pretty attractive cap rates and pricing for those transactions. And then, as you noted, it's taking some vacancy out of the market, which net-net is good for landlords in that market. And where this is happening is really, as we mentioned before, more of those onshore manufacturing markets where you've got Midwest, you know, Southeast, and some Texas markets.

The, the impact that that could have on some of your markets, from a net absorption standpoint, where it may not get picked up as a lease, but it's essentially a lease of some of some bigger companies because it'll be um, occupied by that user.

Yeah, we're seeing that. That's definitely a theme. We're seeing, um, I mean, there are q1 sale was to a user where we see some, uh, sales in the in our pipeline, um, for dispositions that are going to be some, some users sales. Um, and those are pretty attractive, uh, cap rates and pricing for those transactions. Um, and then, as you noted, it's, it's taking some vacancy out of the market, which net, net is good for landlords in that market. And, and where this is happening is really, as we mentioned before more of those, you know, onshore manufacturing markets, where you go Midwest, you know, Southeast and and some Texas markets.

Craig Mailman: Thanks, Craig.

Thanks Greg.

Matts Pinard: Thank you. The next question comes from the line of Nick Tillman from BED. Please go ahead.

Thank you. The next question comes from the line of Nick Tillman from bed. Please go ahead.

Mike Chase: Hey, good morning, guys. Maybe wanted to touch a little bit more on just the leasing and demand and maybe talking a little bit more on like the vacancy within the portfolio and the operating portfolio, less so on the development side. And just on the assets, maybe we'll call it like stubborn vacancy or areas where you've seen just maybe more downtime. Is there any specific markets or asset types that you're seeing that particular, you guys have a broad breadth of markets, so just kind of want to get some more color there. Thanks.

Bill Crooker: Yeah, I mean, it's a broad breadth of markets, and I would even go a step further to say, you know, it really depends on the building type in a particular market. So, you know, some markets, if you've got a 200,000 square foot building, vacancy rates could be, you know, 3.5%. But if you've got a 500,000 square foot building or above, you could be, you know, high single-digits vacancy rates. So it really is a story of building and markets. The markets I just mentioned, I think those are pretty indicative of where, you know, where you're seeing, you know, some of the higher vacancy rates, but those are really on bigger boxes.

Hey, good morning guys. Maybe wanted to touch a little bit more on, just the leasing and demand and and maybe talking a little bit more on like the vacancy within the portfolio and the the operating portfolio less. So on the development side and just on the assets. Maybe we'll call it like stubborn, vacancy or areas where you've seen. Um, just maybe more downtime. Is there any specific markets or asset types that you're seeing that particular you guys have a broad breadth of markets. So just kind of want to get some more color there. Thanks.

Bill Crooker: So I would say, you know, overall, when you think about lease-up times or downtimes, you know, when things were really, really going well there for a while, it was three to six to nine months of lease-up time. And I think we're more in like, you know, 12 months of lease-up time for our assets. Some take a little bit longer and some are a little bit less. I mean, in the second quarter, we had a 500,000 square foot facility that we leased up with no downtime. Right? So when you kind of take the mix of all that, you know, we're probably still looking at, you know, on average, nine to 12 months of lease-up for our assets. So we're in a really good spot.

Yeah, I mean it's a broad breadth of the markets and I would even go a step further to say, you know, really depends on the building type in a particular market. So you know, some markets, if you've got a 200,000 square foot building, vacancy rates could be, you know, 3 and a half percent. But if you've got a 500,000 square foot building or above, you could be, you know, High single digits, vacancy rates. So it really is a story of of building and markets. Um, the markets I just mentioned, I think those are pretty indicative of where, you know, where you're seeing, you know, some of the higher vacancy rates but those are really, um, on on bigger boxes. So I would say, you know, overall when you think about lease up times or down times, you know, when things are really, really going. Well, there for a while, it was 3 to 6, to 9 months, of lease, up time. And I think we're, we're more in like, you know, 12 months of lease of time for for our assets. Some some, take a little bit longer and some are a little bit less. I mean, in the second quarter, we had a

Bill Crooker: I mean, we're really happy with the results we put forth to date and really happy with the guidance range we had this quarter, guidance range increase.

Mike Chase: Yep, that's helpful. And then maybe just following up a little bit, it looks from your expiration schedule that you kind of started working through some of 26, maybe like 2.7 million square feet of renewals. I guess just a little bit more color on that. Is the timeline on those discussions tracking similar to what it has historically? And have you seen any sort of changes, whether it be in escalators or term, when you kind of are going into those renewal discussions?

500,000 square foot facility that we leased up with no downtime, right? So when you kind of take the mix of of all that, you know, we're probably still looking at, you know, on average, uh, 9 to 12 months of lease up for our assets. So we're in a really good spot. I mean, we're really happy with the, uh, results. We put forth to date and really happy with the guidance range. We had this quarter, go ahead and switch increase,

Yep, that's helpful. And then maybe just following up a little bit, it looks from your expiration schedule that you kind of started.

Working through some of 26, maybe like 2.7 million square feet of renewals, I guess, just a little bit more color on that. Are you is the timeline on those discussions tracking similar to what it has historically? And have you seen any sort of changes? Whether it be an escalators or term when you kind of are going into those renewal discussions?

Bill Crooker: Yeah, I mean, that's another theme, and I'm glad you brought that up, is early renewals for, call it, our large sophisticated tenants are very active. We're in active discussions with them. We've ticked off a lot of the upcoming expirations in 2026. We're ahead of where we were last year and the year before with respect to addressing the next year's lease expirations. And I think that speaks to the market in that, you know, these large sophisticated tenants, you know, expect that market rent growth will start increasing probably at a little, you know, faster pace as some of this supply continues to get eaten through this year. So really happy with what we're doing with the early renewals within our portfolio.

Yeah, I mean that that's another theme and I'm glad you brought that up is, um, early renewals for call a large sophisticated, tenants are they're, they're very active, they're very inactive discussions with them. We've we've, you know, picked off a lot of the upcoming expirations, and and 2026. We're ahead of where we, where we were last year and the year before with respect to addressing. Um, the next year's uh lease expirations. And I think that's that speaks to the market. And that you know, these large sophisticated tenants

You know, expect that market rent growth will start increasing probably at a little, you know, faster Pace, um, as some of this Supply continues to get eaten through this year. So um, really happy with what we're doing with our early renewals, um, within our portfolio.

Matts Pinard: Thank you. The next question comes from the line of Eric Borden from BMO Capital Markets. Please go ahead.

Thank you.

The next question comes from the line of Eric bourdon from BMO Capital markets. Please go ahead.

Mike Chase: Hey, good morning, everyone. Bill, I just want to go back to your remarks on the acquisition market and how it's been improving with the underwriting picking up, you know, but you left the guidance fairly wide. I'm just curious, you know, what does the pipeline currently consist of in terms of, you know, maybe singles and doubles, larger chunkier deals, and portfolios today?

Bills and doubles larger chunkier deals and uh portfolios today.

Bill Crooker: Mike, do you want to talk specifically about the pipeline and the makeup or?

Mike Chase: Yeah, I mean, the pipeline makeup is very similar to what we've seen in the past. You know, I think we're, you know, the majority of the pipeline, I'd say 60% plus, is kind of our one-off assets and then, you know, 20 to 30% in portfolios and then beyond that, you know, some development deals. You know, the market has come alive a little bit in the last couple of weeks. So we've been seeing an underwriting and offering on more assets than we did in the second quarter. So, you know, we're cautiously optimistic about the fact that we will have an active second half of the year.

Mike, do you want to talk specifically about the pipeline, the makeup or

Yeah, I mean the pipeline makeup is very similar to what we've seen in the past. Um,

Bill Crooker: Yeah, when you look at the pipeline from Q1 to Q2, I think it's down a couple hundred million bucks. I think it's like $3.4 billion in Q2. But what's more important to note is the pipeline, that $3.4 billion, the bid-ask spread between buyers and sellers is much narrower than it was in Q1. You're seeing more one-off transactions get done. We've been very close on pricing on a number of deals, but we're continuing to maintain our discipline, right? We're looking at transactions that we feel like are good fits for the portfolio. Those buildings fit their submarket and they're good at creative transactions to us. So we kept the range wide, but we maintained our range because our team that we have in place, we've had quarters where we've done $700, $800 million of acquisitions in a quarter.

You know, I think we're, you know, the majority of the pipeline I'd say, 60% plus is, is kind of our our 1-off assets, and then, you know, 20 to 30% in in portfolios and then beyond that, uh, you know, some development deals. Um, you know, the market, um, has has come alive a little bit in in the last couple of weeks. So we've been seeing an underwriting and offering on on on more assets than we did in in in, in the second quarter. So, you know, we're um, you know, we're a cost of cautiously optimistic about the fact that we will uh, we'll have an active second half of the year. Yeah. When you look at the pipeline from q1 to Q2, I think it's down a couple hundred million bucks. I think it's like 3.4 billion and and Q2. But what's more important to note is the pipeline that that 3.4 billion. The bid ass spread between buyers and sellers is is much narrower than it was in q1. Um, you're seeing more 1-off transactions, get done. We've been very close.

Bill Crooker: I think even last Q4, we did $300 million of acquisitions. So we'll maintain our discipline, but it certainly feels like that market is improving and it's improving quite rapidly.

On pricing on a number of deals, um, but we're continuing to maintain our discipline, right? We're we're looking at transactions that we feel like are good fits for the portfolio. Those buildings, fit their submarket, uh and they're, they're good at creative transactions to us. Um, so we kept the range wide, um, but we maintained our range um, because given you know, our team that we have in place. You know, we've had quarters where we've done 700 800 million dollars of Acquisitions in a quarter. I think even last Q4 we did 300 million dollars of of Acquisitions so um we we'll maintain our discipline but it certainly feels like that market is improving and it's improving quite rapidly.

Mike Chase: That's helpful. And then for my follow-up, just on the credit upgrade in May, you know, does that provide you additional debt borrowing cost savings either in the line or potential future debt raises?

That's helpful. And then, for my follow-up just on the credit upgrade in May, you know, does that provide you additional debt borrowing cost savings, either on the line or potential future debt raises?

Bill Crooker: Hey, Eric, this is Matt. So number one, we're very happy and very pleased that we're able to achieve the upgrade, particularly with the backdrop, which I mentioned in my prepared remarks. You know, historically, we've been a private placement issuer. So I think yes, on the margin, if we were to go back to the private placement market, we expect to receive some benefit. But really, what the upgrade does is it allows us to take the next step towards becoming a public bond issuer. You know, we would like to take down an S&P investment grade rating so we'd have the Moody's to fit in the S&P prior to going to that market. You know, it's our expectation we'll start working with S&P, and I could foresee in the coming 12 months that we would switch from the private to the public bond market.

Hey Eric, this is Matt. So, number one, we're very happy and very pleased that we're able to achieve the upgrade, particularly with the backdrop, which I mentioned in my prepared remarks.

You know, historically, we have been a private placement issuer. So, I think yes, on the margin. If we were to go back to the private placement market, we expect to receive some benefit; but really what the upgrade does is it allows us to take the next step towards becoming a public bond issuer. Um, you know, we would like to achieve an S&P investment grade rating, so we'd have the Moody's to fit in the S&P prior to going into that market.

Bill Crooker: But again, we maintain optionality and we've been incredibly successful in the private placement market. So short answer, we're very happy. We think there's maybe some modest benefit in the private placement market, but it absolutely sets us up for potential public bonds.

Um, you know, it's our expectation. We'll start working with S&P and I can foresee in the, you know, the coming 12 months that we would switch from the private to the public bond market. But again we maintain optionality. We've been incredibly successful in the private placement market. So short answer, we're very happy. We think there's some maybe some modest benefit in the private placement Market, but absolutely sets us up for potential public funds.

Mike Chase: All right, thank you very much.

All right. Thank you very much.

Matts Pinard: Thank you. The next question comes from Steve Sakwa from Evacor ISI. Please go ahead.

Thank you. The next question comes from Steve Sakwa from Avoca ISI. Please go ahead.

Steve Kimball: Hi, thanks. Just a quick one for Steve. In case of like, how are you guys thinking in terms of financing the deals that you're trying to close in the second half of this year on the acquisition side? And then I think you guys have $300 million of debt that's coming due in the first quarter of next year. So how are you guys thinking around the financing for this?

Hi thanks. Uh to sit on for Steve uh in case of like how are you guys thinking in terms of financing the deals that you're trying to close in the second half of this year on the acquisition side? And then uh I think you guys have 300 million of that that's coming due in the first quarter of next year. So how are you? How are you guys thinking around the financing for this?

Bill Crooker: Yeah, absolutely. Hi, this is Matt again. Good morning. Why don't I take the second one first? So it's a $300 million term loan returning early next year. And we're in the process of refinancing it. Typically, with bank term loans, you start that process six to nine months prior to expiration. We're in the middle of that process. We expect a successful transaction. It really is kind of a down the middle rolling that term loan. So you know, hopefully something to announce in the next four to five weeks on that front. In terms of financing generally, as I mentioned, when we look at our long-term debt, we looked at the private placement market. We funded our $550 million private placement in June. We did average interest expense of 5.65%, six and a half year tenor. Those proceeds were used to retire the balances on the revolver.

Yeah, absolutely. Hi, this is Matt again. Good morning. Um, why don't I take the second 1 first um besides the 300 million dollar terminal returning, early next year.

And uh, we're in the process of refinancing. It typically, with, with bank term loans, you start that process 6 to 9 months. Prior to expiration, uh, we're in the middle of that process. We expect to successful transaction. Um, it really is kind of a down the middle, uh, rolling that Term Loan. So, uh, you know, hopefully something to announce in the next, you know, 4 to 5 weeks on that front in terms of financing generally, as I mentioned, uh, when we look at our long-term debt, we look to the private placement Market, we funded our 500

Bill Crooker: You know, we have liquidity approaching a billion dollars. That was the purpose. So from a financing perspective and liquidity specifically, we have roughly a billion dollars in liquidity. In terms of the way that we would finance, obviously the reapportioned debt, and I always like to remember, you know, people paying attention to the STAG stock, we retain north of $100 million of cash flow after dividends paid. That money can be used to finance our development platform and potential acquisitions as well. And to the extent necessary, and it makes sense, you know, incremental ATM issuances on the table as well.

150 million private placement in June weighted average interest expense of 5.65% 6 and a half year tener. Those proceeds were used to retire. The balances on the revolver, you know, we have liquidity approaching a billion dollars. That was the purpose. So from a financing perspective and liquidity, specifically

We have roughly a billion dollars of liquidity in terms of the way that we would finding. So obviously, there'd be a portion debt. And I always like to remember, you know, people paying attention to the Stag stock. We retain, you know, north of a hundred million dollars of cash flow after dividends paid. Um that money can be used to finance our development platform and potential Acquisitions as well and to the extent necessary and it makes sense, you know uh incremental ATM issuances on the table as well.

Steve Kimball: Makes sense. And in terms of your development pipeline, how has been the demand on the leasing side for those assets? And how are you guys thinking in terms of timing to get those assets leased?

Makes sense. And in terms of your development pipeline, how has been the demand like on the leasing side for those for those assets and how are you guys thinking in terms of timing to get those assets leased?

Michael Carroll: Yeah, it's Steve here. Let me answer that one, and thanks for the question. I look at the development pipeline in three different buckets. We've got the in-service, which is 76% leased, and we really have two vacancies there. Those two vacancies are in the Greenville market, a market that we're heavily invested in. There's been notable improvements from prior calls in that market. Their vacancy is now sub 10%, and there's very good activity, and we have prospects on both of our vacant spaces there. The second bucket I look at is the complete not in-service where we're 47% leased. And what we have is a single building in Tampa. It's in the Tampa East market, which is again a good solid market, about 5% vacancy. So the fundamentals are good there. And we have prospects looking at that building as well.

Yeah, it's Steve here. Let me answer that 1 and thanks for the question. I look at the development pipeline in 3 different Pockets. We've got the inservice which is 76% leased and we really have 2 vacancies there. Those 2 vacancies are in the Greenville Market, a market that we're heavily invested in. There's been notable improvements from prior calls in that in that market, their vacancies. Now, sub 10%, and there's very good activity and we have prospects on both of our vacant spaces there.

The second bucket I look at is the complete not in service, where we're 47% leased. What we have is a single building in Tampa; it's in the Tampa East Market, which is again a good solid market with about 5% vacancy. The fundamentals are good there, and we have prospects looking at that building as well.

Michael Carroll: The second building in that bucket is in Nashville. We leased 200,000 of that building in the second quarter. We've got 95,000 left. There again, very healthy market, very strong fundamentals out that I-40 East corridor. So we feel really good about those portions. When we get into the under construction, when we're in Reno and Concord, which is Charlotte and Louisville, all good markets, all good product, but we're too early into the construction process. Not a lot of leasing activity to report right now.

Um, the second building in that bucket is, in Nashville. We leased 200,000 of that building in the second quarter. We about 95,000 left there again, very healthy Market, very strong, fundamentals out that I-40 East Corridor. So we feel really good about that Those portions when we get into the under construction when we're in Reno and Concord, which is Charlotte and Louisville. All good marketing.

It's all good product, but we're too early into the construction process. Not a lot of leasing activity to report right now.

Steve Kimball: Sounds good. Thanks. That's it for us.

Sounds good. Thanks. That's it for us.

Matts Pinard: Thank you. The next question comes from the line of Michael Carroll from RBC Capital Markets. Please go ahead.

Thank you.

The next question comes from the line of Michael Carroll from RBC Capital Markets. Please go ahead.

Craig Mailman: Yeah, thanks. I guess, Bill, I wanted to circle back on your comments saying that you're starting to see an uptick in overall acquisition activity. I believe you mentioned that you're just seeing more underwritten deals in the market the past three weeks. I mean, is there any driver related to that? Is it just related to tariff concerns kind of abating and stakeholders just getting much more comfortable bringing assets to market? Is that kind of the driver of what you're seeing the improvement over the past three weeks?

Bill Crooker: Yeah, I mean, that's certainly a component of it. I think seller expectations is a component of it too. Understanding, you know, where the capital markets are and what buyers are willing to pay. And then I think a little bit more conviction on the buyer side, not just us, but just other buyers of, hey, what's happening in the market? As time passes, I think, you know, people understand that maybe the tariff threats aren't as bad as they were, you know, initially thought to be. So I think all that helps. And then, yeah, I mean, just the number, when we say underwritten deals, we evaluate a lot of deals. We evaluate a lot of deals in the first quarter.

I guess Bill. I wanted to Circle back on your comments saying that your starting to see an uptick in overall acquisition activity. Um I believe you mentioned that you're just seeing more underwritten deals in the market the past uh, 3 weeks, you know, is there any driver related to that is it just related to um tariffs concerns kind of the baiting and and stakeholders just getting much more comfortable. Um, bringing access to Market is that kind of the driver of what you're seeing the improvement over the past 3 weeks.

Yeah, I mean that's certainly a component of it. I think um seller expectations is a component of it too.

Bill Crooker: And then when we take them to further underwriting and presenting them to our internal investment committee, those are deals that we think we've got a legitimate shot of winning. And so having that uptick the past three weeks has given us a little that conviction to maintain our guidance range for acquisitions. I do want to note, we've said this before, we still anticipate, you know, a much more back-end weighted acquisition cadence this year. So our initial guidance included that. So very little contribution to core portfolio for this year. But we still feel comfortable with the range. And you know, the last three weeks of activity has given us a little bit more conviction of that.

Um understanding you know where the capital markets are and and what you know buyers are willing to pay and then uh I think a little bit more conviction on the buyer side not just us but just other buyers of. Hey, what's happening in the market? Is it was time passes. I think, you know, people understand that, you know, maybe the Tariff threats aren't as bad as they were, you know, initially thought to be. Um, so I think I think all that helps and then um, yeah, I mean, just the number, when we say underwritten deals and we, we evaluate a lot of deals, we evaluate a lot of deals in the, in the first quarter. And then when we take them to further,

Mike Chase: Okay, great. And I know activity is usually back-end weighted, maybe more so this year than normal. I mean, how long does it typically take? So when do you need to have a deal locked in to close it before year end? I mean, does that happen pretty quickly or do you need like several months to actually close the transactions? Do you need to start working on these deals now to get them done before year end?

Underwriting and presenting them to our internal investment committee. Those are deals that we think we've got a legitimate shot of of winning. And so, having that uptick, the past 3 weeks, is given to us a little that conviction to maintain our our guidance range for Acquisitions. Now, I do want to note, we've said this before and we still anticipate, you know, a much more back-end weighted acquisition Cadence this year. So our initial guidance, um, included that so very little contribution to core for this year, um, but we still feel comfortable with the range. And, um, you know, the last 3 weeks of activity, is giving us a little bit more conviction of that.

Bill Crooker: Yeah, I'll let Mike talk specifically, but a year end's interesting. You've got sellers that really want to close quick at year end. So when you get from price agreement to P&S to closing, it's a much more compressed timeframe, but Mike can walk through a little more details.

Okay great. And I know activity is usually um back into weed and maybe maybe more so this year than normal and how long does it typically take? So when do you need to have a deal locked in to close it before year end? I mean does that happen pretty quickly? Or do you need like a several months to actually close the transaction? So you need to start working on these deals now to get them done before your end.

Mike Chase: Yeah, I mean, typically, you know, a deal from price agreement to closing can be anywhere from, you know, 30 to 45 days and, you know, maybe 60 depending on, you know, the seller and how quickly people are responding. But at the year end, you know, typically if we're within 30 days of the year end, 45 days of the year end, we can close on new transactions. So it goes up until the mid-November that we can put transactions under contract.

Yeah, I'll let Mike talk specifically but a year ends interesting. You've got sellers that really want to close quick at year end, so that the, when you get from price agreement to, um, to pns to closing it, it's a much more compressed time frame but Mike can walk through a little more details. Yeah, I mean, typically, you know, a deal from price agreement to closing can be anywhere from, you know, 30 to 45 days and um, you know, maybe 60 depending on on um, you know, the seller and and how quickly people are responding. But, um,

Bill Crooker: Yeah, I mean, we kind of soft-circle, you know, Thanksgiving as kind of if we can get a deal under price agreement by then or we're looking at deals right around Thanksgiving, I think we could still close those by year end.

Right around Thanksgiving. I think we could still closed those by year end.

Mike Chase: Okay, great. Thank you.

Okay, great. Thank you.

Matts Pinard: Thank you. The next question comes from the line of Jason Belcher from Wells Fargo. Please go ahead.

Thank you.

The next question comes from the line of Jason Belcha from Wells Fargo. Please go ahead.

Craig Mailman: Yeah, hi, good morning. Just following up on the development pipeline and specifically the Greenville assets. Just wondering if you could kind of remind us what your timing is, what your convention is for the timing of capitalized interest and whether you're still capitalizing interest on those assets and if so, when that's expected to cease?

Yeah. Hi good morning. Um, just following up on the development Pipeline and specifically the Greenville assets. Just wondering if you could, uh, kind of remind us what your timing uh, is, uh, what's your convention is for the timing of capitalized interest, and whether you're uh still capitalizing interest on those assets. And if so when, when that's expected to see,

Bill Crooker: Hey, Jason, it's Matt. So just in terms of capitalized interest, we cease capitalizing interest once the building is complete. So these buildings are complete. We are not capitalizing.

Hey, Jason Smith. So, just in terms of capitalized interest, we see capitalizing interest once the building is complete.

So these buildings are complete. We are not capitalizing.

Craig Mailman: Got it. Thank you. And then if you could just give us an update on how your embedded rent bumps are trending in the current environment and any shifts you might have seen there in the last few quarters and what the average is across the portfolio.

Got it. Thank you. And then, um, if you could just, uh, give us an update on how your embedded rent bumps are trending in the current environment and any shifts you might have seen there in the last, uh.

Bill Crooker: Yeah, absolutely. So as we sit here today, our weighted average rental escalator across the portfolio is 2.9%. That's going to continue to tick up, just basically math. You know, we're not seeing leases that don't begin with a 3% rental escalator. I would say 12 to 18 months ago, you would see the high 3s, 3.75, maybe even 4. We're seeing much closer to the 3 to 3.5. So there's been a slight moderation, but that's not a new trend. That's something that we've been seeing over the last six months. But again, if we're sitting at 2.9% today and we're signing leases at, call it, 3 and a quarter, that 2.9 is going to continue to edge up, just simply the weighted math.

Few quarters. Um, and what the average is across the portfolio,

Yeah. Absolutely. So as we sit here today, our weighted average rental escalator across the portfolio is 2.9%. Um, that's going to continue to tick up, just basically math, you know we we're not seeing leases that, don't begin with a 3%, rental escalator, I would say 12 18 months ago you would see the high 3375. Maybe in 4, we're seeing much closer to the 3 to 3 and a half. So it's been a slight moderation, but that's not a new trend. That's something that we've been seeing over the last 6 months,

Months. But again if we're sitting at 2.9% today and we're signing leases at call at 3 and a quarter at 2.9 is going to continue to edge up um just simply the weighted math.

Craig Mailman: That's helpful. Thank you all.

That's helpful. Thank you all.

Matts Pinard: Thank you. The next question comes from the line of Mike Mueller from JP Morgan. Please go ahead.

Thank you.

Craig Mailman: Yeah, hi. I guess following up on acquisitions, a couple of things. One, did you think at all about reducing the acquisition guidance or just wasn't on the table because it seems like you're feeling a little bit better? And I know you said there's just a little impact to the 25 range, but if the past three weeks was, say, a bit of a false start and acquisitions don't materialize, what's the sensitivity to 26? I guess the impact to 26 if you kind of blank the balance of the year from an acquisition standpoint?

The next question comes from the line of Mike Mueller from JP Morgan. Please go ahead.

Yeah. Hi um, I guess following up on Acquisitions. Um, a couple things 1. Did you, did you think at all about, reducing the acquisition guidance, or just wasn't on the table because it seems like you're feeling a little bit better and, um, I I know,

You. You said there's a little, just a little, impact to the $25 range, but if the past 3 weeks were, say, a bit of a false start and acquisitions don't materialize, what's the sensitivity to $26? I guess the impact of $26, if you kind of blanked the balance of the year from an acquisition standpoint,

Bill Crooker: Yeah, I mean, we haven't given any 26 guidance, Mike, so we could certainly run some back-of-the-envelope math. I don't have those numbers right now. If we blank the acquisition numbers for 25, which I do not expect to happen, it's probably a half a penny to three quarters of a penny for the year. And with respect to guidance, I mean, every piece of guidance that we evaluate and we go through. So do we want to raise same-store guidance by 25 basis points or keep it flat or raise it 50? Do we want to keep acquisition guidance or raise it or reduce it? I mean, those are all conversations we have across every piece of our guidance. So I think what's important is, you know, we spend a lot of time on our guidance. We're thoughtful about it and we're very comfortable with it.

Yeah, I mean we haven't uh you know, we haven't given you any 26 guidance, Mike. So um we could certainly run some back of the envelope math. I don't have those numbers right now. Um, if we blank, the acquisition numbers for for 25, which I do not expect to happen. Um, it it's probably a half a penny to 3/4 of a penny for the year and with respect to guidance, I mean every piece of guidance that we evaluate and we go through. So um, you know, do we want to raise same store, guidance by 25 basis points or keep it flat?

Flat or raises? Did we want to keep acquisition guidance or um, raise it or reduce it? I mean, those are all conversations we have across every piece of our guidance. So, um, I think what's important is, you know, we spend a lot of time on our guidance, uh, we're thoughtful about it, and we're very comfortable with it.

Craig Mailman: Got it. Okay. Appreciate it. Thank you.

Got it. Okay. I appreciate it. Thank you.

Thanks.

Matts Pinard: Thank you. The next question comes from the line of Jessica Zhang from Green Street. Please go ahead.

Thank you.

The next question comes from the line of Jessica, Zhang from Green Street. Please go ahead.

Jessica Zhang: Good morning. So you have a mix of multi- and single-tenant buildings in your development pipeline today. I'm just curious if the multi-tenant category is easier to lease in the current environment, and what are some considerations when deciding which route to take when you start a development project?

next is, uh,

Your development pipeline today.

Carrie is is the multi-tenant category is easier to lease in the in the current environment and what are some considerations when deciding uh which route to take when you start a development project?

Michael Carroll: Jessica, it's Steve here. I appreciate the question. I think when we set out to build these buildings, we spent a lot of time making sure that they would demise down to multi-tenant because there was greater demand in the smaller tenant space at that time, and the bulk was moving more slowly, and we wanted to make sure we had flexibility. What's been interesting in the lease-up of our portfolio, if you look through it, is we've actually done a number of single-tenant deals and larger deals. So I think the answer is we've maintained flexibility in the design of our building in order to deal with all different tenant sizes, but so far, we've been fortunate to land larger tenants than maybe we had originally underwritten.

Jessica, it's Steve here. I appreciate the question. I think when we set out to build these buildings, we spent a lot of time making sure that they would demise down to multi-tenant, because there was greater demand.

In the smaller tenant space at that time, the bulk was moving more slowly, and we wanted to make sure we had flexibility. What's been interesting in the lease-up of our portfolio, if you look through it, is we've actually done a number of single-tenant field deals and larger deals. So I think the answer is we've maintained flexibility in the design of our building in order to deal with all different tenant sizes. But so far, we've been fortunate to land larger tenants.

Bill Crooker: Yeah, I mean, two examples of that, Jessica, is our Tampa building that's 100% leased and our Greenville building that's 100% leased. If you look back when those were under construction, those were both identified as multi-tenant buildings. We anticipated leasing those multi-tenant, and as Steve said, we had full building users come by to lease those buildings. So when you look at the under construction or even the, you know, the not in-service buildings that are multi, those could easily flip to single tenant if we find a full building user. Really maintaining optionality is important for us.

Provide at least those buildings. So when you look at the under construction or even the, you know, the not in service buildings at a multi, those could easily flip, the single tenant, if we find a full building user,

Really maintaining optionality.

Beginning optionality is important for us.

Jessica Zhang: All right, that's very helpful. And just as a follow-up, I was wondering if you can share some colors around the fundamentals in Nashville. Like in your mind, what's been driving the outperformance in that market recently? And I know there are several REITs, including yourself, that have active developments in that market right now. What's the supply backdrop in Nashville today?

All right. That's very helpful. Uh, and just as a follow-up. Um,

Around the, uh, fundamentals in Nashville. Um, like in your mind, what's been driving the outperformance in that market, uh, recently. Um, and I know there are several rates including yourself that have active developments in that market right now. Uh, what's the supply backdrop in Nashville today?

Michael Carroll: I'll go first on the supply. First of all, it is often referenced as one of the more healthy markets, the Nashville market. We do have a balance there of both manufacturing with auto, and we have the distribution market as well. And we're finding in general that markets that have some balance of distribution and manufacturing have remained in a little bit better supply-demand condition. And then there's been, you know, the supply in Nashville was regulated relative to some of the other markets. It didn't get the attention of the large bulk markets where everyone went in and created an oversupply. So it stayed in a good balance, and it has a broad range of demand.

I'll go first on the spike. First of all, it's a it it is often referenced as 1 of the more healthy markets. Uh the Nashville Market, we do have a balance there of both manufacturing with Auto and we have uh, the distribution Market as well. We're finding in general, that markets that have some balance of distribution and Manufacturing have remained in a little bit better Supply, demand condition.

Bill Crooker: Yeah, I mean, the broad range of demand, as Steve said, you have manufacturing, you get distribution, but I mean, you've had population growth in that market for the past 10 years. It's a high consumption market, and that's also a demand driver.

Um, and then there's been, you know, the supply in Nashville was regulated relative to some of the other markets. It didn't get the attention of the large bulk markets where everyone went in and created an oversupply. So it stayed in a good balance, and it has a broad range of demand. Yeah, yeah, I mean the broad range of demand, as Steve said, you have many...

Manufacturing. You get distribution but I mean you you've had population growth in that market for the past 10 years. Um, it's a high consumption market and that's also a demand driver.

Jessica Zhang: Great, that's very helpful. Thank you.

Bill Crooker: Thank you.

Great. That's very helpful. Thank you.

Thank you.

Matts Pinard: Thank you. Ladies and gentlemen, as there are no further questions, I would now hand the conference over to Bill Crooker for his closing comments.

Thank you.

Ladies and gentlemen, as there are no further questions, I would now have the conference over to Bill Krakow for his closing comments.

Bill Crooker: Thanks, everybody, for joining the call. As always, I appreciate the thoughtful questions, and we look forward to talking to you soon. Thank you.

And thanks, everybody, for joining the call. As always, we appreciate the thoughtful questions, and we look forward to talking to you soon. Thank you.

Matts Pinard: Thank you. The conference of STAG Industrial has now concluded. Thank you for your participation. You may now disconnect your lines.

Thank you.

The conference of Stack industrial has now concluded, thank you for your participation. You may now disconnect your line.