Q3 2025 FrontView REIT Inc Earnings Call

Speaker #1: Good morning, ladies and gentlemen, and welcome to the FrontView REIT Q3 2025 earnings call. At this time, all lines are in listen-only mode. Following the presentation, we will conduct a question-and-answer session.

Speaker #1: If at any time during this call you require immediate assistance, please press *0 for the operator. This call is being recorded on Thursday, November 13th, 2025.

Speaker #1: I would now like to turn the conference over to Mr. Pierre Revol, Chief Financial Officer. Please go ahead, sir.

Speaker #2: Thank you, Operator, and thank you, everyone, for joining us for FrontView's third quarter 2025 earnings call. I will be joined on the call by Steve Preston, Chairman and CEO.

Speaker #2: Drew Ireland, our Chief Operating Officer, will be available for Q&A. Before we get started, I would like to remind everyone that this presentation contains forward-looking statements.

Speaker #2: Although we believe these forward-looking statements are based on reasonable assumptions, they are subject to known and unknown risk and uncertainties that can cause actual results to differ materially from those currently anticipated due to a number of factors.

Speaker #2: I refer you to the Safe Harbor Statement, our most recent filings with the SEC, for a detailed discussion of the risk factors relating to these forward-looking statements.

Speaker #2: This presentation also contains certain non-GAAP financial metrics. Reconciliation of non-GAAP financial metrics and most directly comparable GAAP metrics are included in the exhibits furnished to the SEC under 408(k).

Speaker #2: To include our earnings release, supplemental package, and investor presentation. We have also furnished a press release and 8-K for the $75 million delayed draw convertible preferred equity investment.

Speaker #2: These materials are available on the investor relations page of our company's website. With that, I'm now pleased to introduce Steve Preston. Steve?

Speaker #3: Great. Thank you, Pierre, and good morning, everyone. I'm very pleased to talk about our third quarter today as it marks a powerful, transformative quarter for the company.

Speaker #3: As a reminder, our portfolio is built around smaller, highly fungible net lease assets typically located in front of major retail nodes across the country.

Speaker #3: This real estate positioning gives our tenants visibility, traffic, and staying power, which is why we emphasize frontage. The format of these properties makes them easier to recycle, retenant, or reposition quickly.

Speaker #3: And that flexibility is an important part of our strategy. Our tenant base is broad and generally necessity- and service-oriented, allowing for consistent demand through the phases of economic cycles.

Speaker #3: Today, we have 323 leases, with the top 10 contributing just 24% of ABR, our top 60 at 74% of ABR, and our largest tenant at only 3.6% of ABR.

Speaker #3: That diversification is a real strength. Just as important, this approach is unique in the public REIT market, as few peers are focused on small format necessity-driven retail and service tenancies.

Speaker #3: FrontView has now been public for just over one year. Over these last 12 months, we have experienced and worked through a number of circumstances that have made FrontView a stronger company today.

Speaker #3: To highlight, we have optimized our portfolio, we have an effective C-suite with industry-leading talent, we have been intelligent stewards of capital, we have kept a low levered balance sheet with ample liquidity.

Speaker #3: We have demonstrated the value, fungibility, and desirability of our frontage assets. We have focused on operational excellence to support increased AFFO guidance, all while recycling assets.

Speaker #3: We have thoroughly revamped our external materials including our investor presentation, supplemental, and website. We have shown through dispositions that there is currently a significant dislocation in our share price relative to NAV.

Speaker #3: We have maintained a conservative dividend payout ratio. And finally, we have carefully tailored a perpetual preferred equity investment to have capital in place to accretively grow throughout 2026.

Speaker #3: I am excited for what lies ahead for FrontView as a public company. During the third quarter, we acquired three properties for approximately $15.8 million at an average cap rate of 7.5%, with a weighted average remaining lease term of approximately 11 years.

Speaker #3: From an industry perspective, we continue to add diversification, adding financial, fitness, and discount retail uses. There were several acquisitions planned for the third quarter that shifted into the fourth quarter as reflected in our guidance.

Speaker #3: The acquisition market remains very open to FrontView with our competitive advantages in tow, so our timing in securing this accretive capital is particularly well-suited to continue to take advantage of our buy-side opportunities within the marketplace.

Speaker #3: In terms of property dispositions, we sold 15 properties for $32.9 million during the quarter. 13 were occupied properties, generating proceeds of $30.1 approximately million, at an average cash cap rate of 6.78%.

Speaker #3: These properties had an average weighted lease term of eight years. Our current target dispositions are assets with lower walls, and/or less optimal concepts. For example, through our recent dispositions, we have eliminated all portfolio exposure to the following concepts: Ruby Tuesdays, Red Lobster, Bob Evans, Red Robin, Freddy's, Denny's, Dairy Queen, Hardee's, Cafe Rio, and Razzuz.

Speaker #3: Although these concepts are household names, national or regional tenants that were rent-paying we are focused on optimizing the portfolio by disposing of concepts that we think are or could become under pressure in the future.

Speaker #3: These asset sales demonstrate the continued desirability and liquidity of our real estate assets and highlight the meaningful spread between our stocks implied cap rate of approximately 9% and where our assets are transacting in the market, where our peers implied cap rates are, both of which are approximately 6.75%.

Speaker #3: Looking at net investment levels, we were again net sellers this quarter and our debt to annualized adjusted EBITDA fell to $5.3 times with an LTV below 35%, leaving the company's balance sheet profile and liquidity in fantastic shape.

Speaker #3: Turning to the portfolio, we closed the quarter with occupancy north of 98% and just six vacant assets and improvement from last quarter. We have resolved the 12 previously reported troubled assets with 10 either sold or leased and one under contract to sell with an overall recovery rate of approximately 85% for these 11 assets.

Speaker #3: Additionally, as has been broadly highlighted in the media, Tricolor's alleged fraud impacted several large financial institutions, with losses in the hundreds of millions. We received multiple offers to had one Tricolor property and we have already buy, and multiple offers to lease, the property, and based upon these prospects, we are confident we will have an excellent outcome with minimal downtime and affirmation of our frontage-based strategy.

Speaker #3: Our visibility, high-traffic corridors, and assets are located in high-profile properties that attract a diverse mix of users. This allows us, when necessary, to re-tenant, repurpose, or sell efficiently to unlock value.

Speaker #3: As we've optimized the portfolio, what remains is a higher quality, better-tenanted portfolio with stronger concepts. As a to our watch list at this point, and to be clear, we see bad debt in the approximately 50 basis result, we don't see any material additions point range for 2026, more in line with historical averages.

Speaker #3: Simply put, this is what disciplined capital allocation and active portfolio management look like. A stronger, higher-quality platform positioned for sustainable growth, resulting in us raising our earnings guidance for the year.

Speaker #3: On the capital side, last million convertible preferred equity night we announced a $75 investment. This is a bespoke instrument that we spent a considerable amount of time negotiating over the last couple of months.

Speaker #3: Pierre will provide more of the details and specifics, but from a bigger picture, strategy standpoint, this security is unique in its simplicity, with generally superior terms to those of comparable instruments.

Speaker #3: One, we anticipate the prep will fund our 2026 net acquisitions. Two, the capital is accretive when deployed. Three, we can draw down capital in tranches, over time, as we acquire assets, without paying any penalties or expensive carrying costs.

Speaker #3: Four, the transaction costs are well below market. Five, after two years, we have the ability to force convert the prep to equity at a $17 conversion rate if the shares are trading at a 17.5% premium.

Speaker #3: Six, the security is open for repayment after three years, at par. Seven, there are no make-hold provisions. And finally, there are no onerous governance requirements.

Speaker #3: This capital raise was led by Maywind Capital Partners and its founder, Charles Fitzgerald. Charles has nearly three decades of public markets investing experience, including founding V3 Capital and co-managing REIT portfolios at high rise and JP Morgan.

Speaker #3: Charles is joining our board as part of this investment. Maywind also owns just under one million shares of common stock, roughly 3.4% of the fully diluted shares.

Speaker #3: That alignment, with both common and preferred capital at work, adds a level of discipline and capital allocation focus that should benefit all shareholders. To wrap up, I believe that FrontView is stronger today than at any point since our IPO.

Speaker #3: We have a portfolio with flexibility, a top-tier management team with deep industry experience, and a balance sheet that positions us for growth. Our goal is straightforward: to continue to build a best-in-class net lease REIT that can grow faster, allocate capital smarter, and maximize shareholder returns.

Speaker #3: Today's valuation gives investors an opportunity to invest in our company at a price well below today's standalone asset values. Certainly, the valuation does not properly reflect the quality of what we've built or the growth and opportunity ahead.

Speaker #3: With that, I'll turn the call to Pierre to go through the quarterly numbers and guidance.

Speaker #3: Pierre, Thank you,

Speaker #2: Steve. As part of this quarter's release, we introduced several enhanced disclosures within our investor presentation. Designed to give investors deeper insight into the quality and productivity of our real estate.

Speaker #2: These include detailed disclosures of our assets across the top 100 MSAs, Placer AI visitation rankings, highlighting property productivity, and historical recapture performance. We have also refreshed our company website to include a portfolio-level page to view 100% of the concepts by city and state, underscoring the visibility and quality of our footprint.

Speaker #2: Turning to the quarter, annualized base rent was $61.3 million as of September 30th, compared to $63.2 million at June 30th. The decrease in ADR primarily reflects the company being a net seller of assets during the quarter, with $32.9 million of dispositions and $15.7 million of acquisitions.

Speaker #2: Excluding the Tricolor property, which vacated post-quarter, ABR would have been $60.7 million, which serves as a solid baseline for modeling the fourth quarter. Total cash rental income totaled $15.4 million, compared to $15.7 million last quarter, which included $73,000 of variable rent.

Speaker #2: Our non-reimbursed property costs or slippage was $405,000, slightly better than expectations of $500,000, helped by the dispositions in the quarter. On the expense side, cash in A was $2.1 million and $6.3 million year to date, with no adjustment to our cash in A guidance of approximately $8.9 million at mid-quarter.

Speaker #2: Quarterly cash interest expense declined by $100,000 sequentially to $4.2 million, driven by a 21.2 million reduction in net debt to $288.9 million. In September and October, we also completed two amendments to our credit agreements for both the Revolver and the Term Loan.

Speaker #2: the 10 basis point SOFR These amendments removed adjustment and improved our pricing grid for LTVs below 35%, reducing an expected 15 basis point savings across all our debt upon submission of our Q3 covenant package this week.

Speaker #2: Additionally, in early September, we hedged an incremental $100 million of one-month SOFR exposure through March of 2028, further reducing rate volatility. Turning to the balance sheet, net debt to adjusted EBITDA RE reduced by 0.2 times to $5.3 times.

Speaker #2: That's the lowest leverage since the IPO, with LTV of 33% based on our bank covenants. Our fixed charge coverage ratio remained at 3.3 times, with 100% of our assets unencumbered.

Speaker #2: At the end of the quarter, with $161.1 million of liquidity, including $141.5 million of undrawn Revolver capacity and $19.6 million of cash and equivalents.

Speaker #2: Including the recently closed delayed draw convertible preferred equity, our total liquidity increases to $236.1 million. As a brief housekeeping note, having passed a one-year mark since our IPO, FrontView is now shelf eligible.

Speaker #2: We will be filing the S3 registration statement shortly, and once accepted, you'll request authorization for a $75 million ATM program. Additionally, we have received board authorization to repurchase up to $75 million in shares, providing us with flexible tools for future capital markets activity.

Speaker #2: As Steve mentioned, our announced $75 million convertible preferred equity investment provides long-term growth capital with near-term accretion. This security carries a 6.75% dividend rate and a $17 conversion price.

Speaker #2: No MACL penalties and no restricted governance features. The structure allows us to draw capital in tranches as acquisitions close, making each draw cash flow accretive.

Speaker #2: On a converted basis, the effective cost of equity net of fees is approximately $7.5%, and with modest leverage, our weighted average cost of capital is in the mid to high 6% range.

Speaker #2: We anticipate using the equity capital to acquire $100 million of assets net of dispositions. Currently, we are making a conservative assumption on the cash cap rates of.

Speaker #1: 5% to 7.775%. Once the capital is deployed, it will drive 3% annualized AFFO per share. Accretion. Utilizing modest leverage of 25% descriptive equity positions in the U.S. to capitalize on a compelling acquisition environment and to deliver sustained AFFO per share growth, supported by our nimble scale access to granular frontage assets and disciplined capital deployment in a fragmented market.

Speaker #1: Turning to 2025 guidance . For the full year , we expect acquisitions to range between 115 million to 125 million and dispositions to range between 70 million to 80 million for the fourth quarter .

Speaker #1: At the midpoint , this implies 37 million of acquisitions and 17 million dispositions . Our per share guidance range increased by $0.01 to $1.20 $0.03 to $1.25 .

Speaker #1: We expect approximately $0.30 in the fourth quarter . to fourth quarter . discussed Looking includes rate share for December , are the 2026 with a per secured Steve equity acquisitions AFFO per approximately range close per to While the capital tricolor September .

Speaker #1: We expect approximately $0.30 in the fourth quarter . to fourth quarter . discussed Looking includes rate share for December , are the 2026 with a per secured Steve equity acquisitions AFFO per approximately range close per to While the capital .

Speaker #1: heavily weighted . acquisitions timing , including the share in ahead , 100 million in net $1.26 to $1.30 . This third of the our run would represents 3.2% year over year the midpoint , growth at to $1.24 .

Speaker #1: We believe acquisition pace is this highly achievable and once fully deployed , will expand our asset base by more than 10% . Our results reflect the power of disciplined over the execution quarter , past we've enhanced transparency across our disclosures , strengthened our balance sheet and secured term long accretive equity all to capital support sustained earnings and portfolio growth .

Speaker #1: With a high quality real estate portfolio and a flexible capital structure , front View is positioned to compound AFFO per growth share faster than peers .

Speaker #1: Our scale is a smaller structural advantage as it allows us to move with precision and capitalize on opportunities in frontage real retail , estate , continue to see strong fundamentals and high demand .

Speaker #1: that With , I'll turn the call back over to the operator to open it up for Q&A . Operator .

Speaker #2: Mr. Thank you, Raval. Ladies and gentlemen, we now have a question and answer session. If you'd like to ask a question, please press star followed by the number one on your telephone keypad.

Speaker #2: If your question has been answered , you would like to withdraw from the queue . Please press star followed by number two . We ask analysts to limit themselves to one question and the follow up .

Speaker #2: And if you are using a speakerphone , please lift your handset for possessing any keys . One moment please . While we compile the roster .

Speaker #2: The first question comes from Anthony Poland with J.P. Morgan . Please go ahead .

Speaker #3: Thank Great . you . First question relates to 2026 . Can you just give us a little bit more on you mentioned it sounds like tricolor is is kind of out and maybe it backfilled gets , but also just with 20 lease expirations next year kind of just what's what's on the organic sort of core portfolio side .

Speaker #3: You have baked into the guide .

Speaker #1: Hey Tony , thanks for the question . Good to hear from you . In terms of the guidance , it's pretty simple for as we exited this year at $0.31 , roughly with all the acquisition dispositions that annualized to $1.24 .

Speaker #1: as And mentioned , it doesn't include any income from tricolor . We do expect a recovery . And hopefully we'll be able to provide an update that will be a little bit better , depending on how the resolution ends up happening .

Speaker #1: We anticipate zero equity . We have fully funded with this new with this new capital deployment , and that's really primarily what's driving in terms of expirations .

Speaker #1: We're ahead of all of that , and I can let Steve talk about our expiration schedule .

Speaker #4: Yeah , sure . Thanks , Pierre . And yeah , Tony , you know we view the expirations historically as a as a positive and just remember that , you know , we do have quality real estate .

Speaker #4: It's desirable . It's a fungible portfolio . And you know we maintain excellent diversification . What I would say is that since 2016 some data points we have had 49 lease expirations with only eight expiring 41 of those renewed to the same tenant , three renewed to a different tenant .

Speaker #4: And that represented about 105% recovery rate with , you know , five that have been sold or are working to be sold off to sold one under contract and two underway .

Speaker #4: So , you know , we look forward and we see the that renewals are an asset to to bolster income based on historicals .

Speaker #3: Okay . Thanks . And then just follow up is if you can just describe kind of your deal pipeline and where cap rates are trending .

Speaker #3: just , you And know , kind of how you know how the pipeline is coming along now that you have the capital , do you have a lot to spend it on ?

Speaker #4: Sure . Great . Yeah . Good question . Thanks , Tony . Yeah , I'd say that the market for us continues to be fluid .

Speaker #4: We expect cap rates for Q4 to come similar in to Q3 somewhere in that 7.5% cap rate range . I think we've all seen increased institutional interest in in net lease with abundant capital available for acquisitions .

Speaker #4: And that's really setting a tone for the marketplace . What I would say is , importantly , you know , we typically do not compete against the institutions in our marketplace just due to our property size .

Speaker #4: So that gives us a bit of that competitive advantage . Now , for those smaller buyers , leverage just has opened up a little It is a little bit .

Speaker #4: easier for some of the bit smaller buyers to obtain lending from community banks , etc. , but we still see lots of opportunity .

Speaker #4: got a We've strong pipeline that we've , similar assets acquired along the way , and we certainly can increase the pace of acquisitions at any given time .

Speaker #4: And just remember , back in Q4 , almost about a year ago with the existing team that we had in place , we acquired a little over $100 million in acquisitions .

Speaker #4: So we do have that capacity . We do have the team in place , and we do have the relationships to to turn on that faucet if we need to .

Speaker #3: Okay . Thank you .

Speaker #2: Thank you . Your next question comes from John Kulikowski with Wells Fargo . Please go ahead .

Speaker #5: Hi . Good morning . Thank you . Maybe if we could start back on the guide , you guys provided some helpful color around cap rates and credit loss .

Speaker #5: Could you talk to maybe what the high end and low end for the guide ? You know , represents on each of those metrics ?

Speaker #5: if there's And any other color you could around what give you know helps formulate your guide .

Speaker #1: Sure , John , good to hear from you . So in terms of the low end at $1.26 , it's really about the timing of the deployment of the capital .

Speaker #1: we So are we set an investment guidance of 100 million next year . And it really depends on how quickly we deploy it .

Speaker #1: We do have some dispositions as well in our guidance next year . And we'll so continue to do some asset recycling . But on the low end , the way to think about a 30 $0.01 run rate , $1.24 , we do think that this is this is a accretive at least to $0.02 .

Speaker #1: I feel very comfortable at $1.26 . Even if we deploy the capital a little later on , the high end , what would really drive that is a little bit a little bit of a favorable resolutions on on any sort of credit issues .

Speaker #1: And earlier acquisitions , higher cap rates . And that would be the predominant drivers between the low and high .

Speaker #5: Very Okay . helpful . And then maybe if we could just jump to the preferred , it looks like great execution here . Just kind of curious if you can give some color on the relationship with May when you know how you got to this number .

Speaker #5: I think street the the would have guessed something a little bit higher . So you know , great job on your part . But just curious how you got to these terms and you know what the relationship was that got you here .

Speaker #1: Sure . So we've known may win . And Charles Fitzgerald for for a while he's been an investor and a good partner since since the beginning , since the IPO , I've worked with Charles Prior , and when I was at spirit , so I knew him from that .

Speaker #1: From that point as well . We sat with him , we met with him multiple times and we were discussing price and cap rates and ultimately just to steal that , steal a line from from one of our colleagues at Shankh Mitra , he said .

Speaker #1: We're an early stages of a long journey of delivering compounding per share cash flow growth for our existing shareholders , and that's our North I Star .

Speaker #1: And agree with his statement , and I think that is what we're trying to do here . We're trying to create a vehicle to get us back to growth .

Speaker #1: This is a creative per share capital growth that we think will drive , will drive a higher valuation . He understood that he thinks that with he this portfolio that he completely underwrote and he completely understood our business plan and was extremely supportive of giving us this capital and understanding that at $17 , it was very attractive for him as as an equity capital .

Speaker #1: And for us , it made sense to issue it . So we're fully funded and we can get back to growth because given our size , which I do believe is a structural advantage in net lease , especially when you consider that 98% of net lease market cap is trading above Nav .

Speaker #1: small Having the size allows us to deliver faster growth than all of our peers . just have We to get there . And I believe first key step to this is the do it .

Speaker #6: I'm great .

Speaker #5: Thank you .

Speaker #2: Thank you . Your next question comes from Janet Galen with Bank of America . Please go ahead .

Speaker #7: Thank you . Good morning and congrats on a nice quarter . Thinking about the dispositions you made this year , you kind of leaned away from a casual dining .

Speaker #7: Just curious on that 50 bips of bad debt in 2026 . Could it potentially , you know , be better than that , given the that portfolio composition is different than the historical .

Speaker #4: Yeah , I no , I think that's that's a good question . And I think we feel like that's a conservative measure at this point .

Speaker #4: And selling off the concepts that we , we mentioned before really did help to optimize the portfolio . And we're going to continue to optimize the portfolio with select dispositions , moving into 2026 .

Speaker #7: And then maybe just more color on what categories that you're looking to expand in . You mentioned kind of this quarter financial fitness and discount .

Speaker #4: Yeah . No , I mean it's you know , we still like the same type of industries that we've been buying in . We like medical .

Speaker #4: We like financial . We like automotive We don't have veterinarian . service . any We've looked closely at , you know , acquiring or adding that as a concept .

Speaker #4: You know , I think fitness seems to be strong . Fitness to Covid or is back pre-COVID levels . You know , class concepts getting added to some of the larger formats is been , you know , taken on , well and then certainly , you QSR we still like that .

Speaker #4: I mean Taco Bell still has , you know , their sales or sales are up with traffic notwithstanding the consumer and just a little bit of fast casual .

Speaker #4: similar , similar industries as we continue to grow , we're going to be careful with , you know , pharmacy with car wash .

Speaker #4: And certainly certain restaurants , as you've noticed in concepts that are a little bit tired . And certainly , of course , you know , small franchisee credit .

Speaker #7: Thank you .

Speaker #2: Thank .

Speaker #8: You .

Speaker #2: Your next question comes from Ron Camden with Morgan Stanley . Please go ahead .

Speaker #9: Hey , just a quick follow up on the pipeline . Maybe just talk through sort of whether it's Walt or Escalators , how you're thinking about those assets .

Speaker #9: And then the the 40 basis points escalator on the acquisition , which I know is small , just what happened there . Thanks .

Speaker #4: Yeah . No , I think the 40 basis points was just a timing . You know , we had some assets that got pushed the bulk of them got pushed into Q4 .

Speaker #4: So I think when you see Q3 come together with Q4 , you'll be a little bit more normalized with our typically 1 to 2% escalators .

Speaker #4: Of course , when we're acquiring assets , you know , having escalators built in is a key component . So focusing on , you know , longer term , wants to continue to to build our weighted average lease term and then also to continue to have those embedded rent bumps are of course , critical to our acquisition criteria .

Speaker #9: And then my my quick follow up on on the pref , just can you remind us where that gets you on the in 26 .

Speaker #9: Just what what debt levels that the EBITDA that ends up getting you to if you include that thanks .

Speaker #1: So as we ended the quarter , I thought one of the key priorities for us was to enter , enter the end of this year at a very low leverage point .

Speaker #1: So at 5.3 times to me , that's a very productive print , along with being able to increase our acquisition , increase our FFO per share guidance .

Speaker #1: When we think about using the pref , which I do view as equity , and it's it's 100% equity from from our account It's going to treated .

Speaker #1: effectively lower our leverage because we're going to is we're going to be funding it a bit at a bit lower rate than the 6040 .

Speaker #1: More like 2575 . we do have Now , some acquisitions baked in in the back half of this year in terms of the guidance .

Speaker #1: So we do expect leverage to tick up into the fourth quarter . But after that it will stay well below six all of next year .

Speaker #9: you Thank Helpful . .

Speaker #2: You. Thank you. Next, your question comes from Daniel Guglielmo with Capital One Securities. Please go ahead.

Speaker #10: Hi , everyone . Thank you for taking my questions . Although you've been in a bit of a holding pattern on acquisitions , I know you remain engaged with the brokers across the country .

Speaker #10: So, over these past few quarters, which states or regions have you seen kind of these frontage-out properties that you focus on come up for sale?

Speaker #10: Is there anything of note there ?

Speaker #4: Yeah , I don't I don't think there's anything . State specific from the marketplace . I think we're going to continue to . Target strong growth states .

Speaker #4: You know , we're going to probably start to maybe reduce exposure just have a little bit more of that to Illinois . because we But the general marketplace , there's general opportunity really across the space .

Speaker #4: And across states . I wouldn't think it's any anything really state specific . Well , generally follow call it that same progression of assets that we've acquired throughout the portfolio .

Speaker #10: Thank Great . you . And then you touched on it in an earlier question . But the portfolio occupancy has improved sequentially over the last three quarters .

Speaker #10: Can you just talk about are there are there any kind of industry mixes where you've seen something new this quarter ? areas where Drew and team are spending more time with tenants to understand their needs and consumer patterns ?

Speaker #4: Yeah , I'd say that , you know , by optimizing portfolio and taking out some of those concepts that we the mentioned I think that's earlier , that's certainly helped the way that we look the at , portfolio going forward .

Speaker #4: And that 50 basis points isn't isn't a ton of of action . At the day . end of the So the good news is , and we'll keep the fingers crossed .

Speaker #4: But we seem to be a little bit quiet right now . And we hope there that continues .

Speaker #10: Thank Great . you .

Speaker #2: Thank you, Daniel. There are questions on the phone lines. I will turn it back to Mr. Stephen Preston for some closing remarks.

Speaker #4: Great . Thank you . And thank you all for joining . We look forward to continuing to add value for the shareholders , and we hope to see you all at Nareit in December or at our upcoming NDR with B of A .

Speaker #4: Thank you again for your time. And please be safe.

Speaker #2: Ladies and gentlemen , this concludes our conference call for today . We thank you for participating and ask that disconnect your lines . Have a great day you please .