Q4 2025 Global Net Lease Inc Earnings Call

February 26, 2026

Operator: Good afternoon, and welcome to the Global Net Lease, Inc.'s Q4 and full year 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 press star zero on your telephone keypad. As a reminder, this conference is being recorded. I would now like to turn the call over to Jordyn Schoenfeld, Vice President, Global Net Lease. Please go ahead.

Speaker #2: A brief question-and-answer session will follow the formal presentation. If anyone should require operator assistance during the conference, please press star zero on your telephone keypad.

Speaker #2: As a reminder, this conference is being recorded. I would now like to turn the call over to Jordan Schoenfeld, Vice President at Global Net Lease.

Speaker #2: Please go ahead. Thank you. Good morning, everyone, and thank you for joining us for GNL's fourth quarter and full year 2025 earnings call. Joining me today on the call is Michael Weil, GNL's Chief Executive Officer and Chris Masterson, GNL's Chief Financial Officer.

Jordyn Schoenfeld: Thank you. Good morning, everyone, thank you for joining us for GNL's Q4 and full year 2025 Earnings Call. Joining me today on the call is Michael Weil, GNL's Chief Executive Officer, and Chris Masterson, GNL's Chief Financial Officer. The following information contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Please review the forward-looking cautionary statement section at the end of our Q4 2025 earnings release for various factors that could cause actual results to differ materially from forward-looking statements made during our call today. As stated in our SEC filings, GNL disclaims any intent or obligation to update or revise these forward-looking statements except as required by law. During today's call, we will discuss certain non-GAAP financial measures which we believe can be useful in evaluating the company's financial performance.

Speaker #2: The following information contains forward-looking statements within the meaning of the Private Security Litigation Reform Act of 1995. Please review the forward-looking and cautionary statement section at the end of our fourth quarter 2025 earnings release for various factors that could cause actual results to differ materially from forward-looking statements made during our call today.

Speaker #2: As stated in our SEC filings, GNL disclaims any intent or obligation to update or revise these forward-looking statements except as required by law. Also, during today's call, we will discuss certain non-GAAP financial measures which we believe can be useful in evaluating the company's financial performance.

Speaker #2: Descriptions of those non-GAAP financial measures that we use, such as AFFO and Adjusted EBITDA, and reconciliations of these measures to our results as reported in accordance with GAAP, are detailed in our earnings release and supplemental materials.

Jordyn Schoenfeld: Descriptions of those non-GAAP financial measures that we use, such as AFFO and Adjusted EBITDA, and reconciliations of these measures to our results as reported in accordance with GAAP, are detailed in our earnings release and supplemental materials. I'll now turn the call over to our Chief Executive Officer, Michael Weil. Mike?

Speaker #2: I'll now turn the call over to our Chief Executive Officer, Michael Weil. Mike?

Speaker #3: Thanks, Jordan. Good morning and thank you all for joining us today. 2025 was a transformational year for GNL as we executed a series of deliberate and highly impactful actions that materially reshaped our financial and operational profile.

Michael Weil: Thanks, Jordyn. Good morning. Thank you all for joining us today. 2025 was a transformational year for GNL as we executed a series of deliberate and highly impactful actions that materially reshaped our financial and operational profile, strengthened the quality and focus of our portfolio, and established a more durable foundation for our company's long-term growth. The centerpiece of our transformation in 2025 was the successful execution of our $1.8 billion multi-tenant retail portfolio sale, which accelerated our deleveraging strategy, materially strengthened our balance sheet, and completed our evolution into a pure-play, single-tenant net lease REIT. This portfolio simplification improved the overall efficiency of the company by driving meaningful reductions in operational complexity, which allowed us to lower both G&A and capital expenditures.

Speaker #3: Strengthened the quality and focus of our portfolio, and established a more durable foundation for our company's long-term growth. The centerpiece of our transformation in 2025 was the successful execution of our $1.8 billion multi-tenant retail portfolio sale.

Speaker #3: Which accelerated our de-leveraging strategy, materially strengthened our balance sheet, and completed our evolution into a pure-play single-tenant net lease REIT. This portfolio simplification improved the overall efficiency of the company, by driving meaningful reductions in operational complexity.

Speaker #3: Which allowed us to lower both GNA and capital expenditures. The multi-tenant retail portfolio sale was a significant milestone in our disposition program launched in 2024.

Michael Weil: The multi-tenant retail portfolio sale was a significant milestone in our disposition program, launched in 2024, through which we have completed approximately $3.4 billion of asset sales to date. The disposition program included $995 million of occupied single-tenant non-core assets at a 7.6% cash cap rate, and $2 billion of occupied multi-tenant assets at an 8.2% cash cap rate, and concluded in December 2025 with the sale of the McLaren Campus for GBP 250 million, or approximately $336 million at a 7.4% cash cap rate.

Speaker #3: Through which we have completed approximately $3.4 billion of asset sales to date. The disposition program included $995 million of occupied single-tenant non-core assets, at a 7.6% cash cap occupied multi-tenant assets, at an 8.2% cash cap rate.

Speaker #3: And concluded in December 2025 with the sale of the McLaren campus for $250 million or approximately $336 million. At a 7.4% cash cap rate.

Speaker #3: The McLaren sale generated approximately $80 million or $108 million of value above its original acquisition price, and further enhanced the quality and focus of our portfolio.

Michael Weil: The McLaren sale generated approximately GBP 80 million, or $108 million, of value above its original acquisition price and further enhanced the quality and focus of our portfolio, as it increased the proportion of investment-grade tenants among our top 10 tenants to 80% in Q4 2025 from 73% in Q3 2025, while also reducing our exposure to the automotive industry. The net proceeds from these non-core asset sales under our disposition program were deployed with clear priorities. We applied capital directly to deleverage our balance sheet, reducing outstanding debt by more than $2.8 billion since Q4 2023, and improving Net Debt to Adjusted EBITDA from 8.4x to 6.7x over the same period.

Speaker #3: As it increased the proportion of investment-grade tenants among our top 10 tenants, to 80% in the fourth quarter of 2025. From 73% in the third quarter of 2025.

Speaker #3: While also reducing our exposure to the automotive industry. The net proceeds from these non-core asset sales under our disposition program were deployed with clear priorities.

Speaker #3: We applied capital directly to de-leverage our balance sheet, reducing outstanding debt by more than $2.8 billion since the fourth quarter of 2023. And improving net debt to adjusted EBITDA from 8.4 times to 6.7 times over the same period.

Speaker #3: This improvement meaningfully enhanced our financial flexibility and positioned us to act from a position of strength in the debt-capital markets. This enabled us to further de-risk our balance sheet by executing a $1.8 billion refinancing of our revolving credit facility.

Michael Weil: This improvement meaningfully enhanced our financial flexibility and positioned us to act from a position of strength in the debt capital markets. This enabled us to further de-risk our balance sheet by executing a $1.8 billion refinancing of our revolving credit facility, which secured improved pricing, enhanced liquidity, and extended the maturity from October 2026 to August 2030, including two additional six-month extension options. Our decisive actions were recognized by the credit rating agencies, with Fitch upgrading GNL's corporate credit rating to investment grade BBB- from BB+, and S&P Global lifting our corporate rating to BB+, while upgrading our bonds to investment grade. These upgrades marked a major milestone for the company and validate the progress we've made in reducing leverage, improving portfolio quality, and strengthening our overall credit profile.

Speaker #3: Which secured improved pricing enhanced liquidity and extended the maturity from October of 2026 to August of 2030. Including two additional six-month extension options. Our decisive actions were recognized by the credit rating agencies.

Speaker #3: With Fitch upgrading GNL's corporate credit rating, to investment-grade BBB- from BB+. And S&P Global lifting our corporate rating to BB+, while upgrading our bonds to investment grade.

Speaker #3: These upgrades marked a major milestone for the company, and validate the progress we've made in reducing leverage, improving portfolio quality, and strengthening our overall credit profile.

Speaker #3: Finally, as our disposition program continued to generate incremental proceeds, it provided additional flexibility to pursue other value-enhancing initiatives. Beginning in 2025, this included the opportunistic repurchase of $17.2 million shares through February 20th, 2026, at a weighted average price of $7.88.

Michael Weil: Finally, as our disposition program continued to generate incremental proceeds, it provided additional flexibility to pursue other value-enhancing initiatives. Beginning in 2025, this included the opportunistic repurchase of 17.2 million shares through 20 February 2026, at a weighted average price of $7.88, representing total repurchases of $135.9 million and an implied AFFO yield of approximately 12%. We've been disciplined in deploying capital in a manner we believe supports long-term shareholder value, balancing accretive share repurchases with continued deleveraging. Our outperformance in 2025 was driven by disciplined execution of our corporate strategy, which translated into meaningful shareholder value creation, reflected by GNL's total return, delivering 32% in 2025, compared to a 6% return for the net lease sector.

Speaker #3: Representing total repurchases of $135.9 million, and an implied AFFO yield of approximately 12%. We've been disciplined in deploying capital in a manner we believe supports long-term shareholder value.

Speaker #3: Balancing accretive share repurchases with continued de-leveraging. Our outperformance in 2025 was driven by disciplined execution of our corporate strategy, which translated into meaningful shareholder value creation, reflected by GNL's total return delivering 32% in 2025.

Speaker #3: Compared to a 6% return for the net lease sector. We've begun to close the valuation gap with our peers through disciplined execution in 2025.

Michael Weil: We've begun to close the valuation gap with our peers through disciplined execution in 2025, and while we're pleased with the results achieved so far, we also believe there is a clear path to continued growth by the execution of our 2026 corporate objectives. We're evolving from a strategy centered primarily on deleveraging and dispositions to one focused on the accretive recycling of capital. This includes remaining selective and opportunistic with asset sales, particularly those that materially reduce our office exposure and redeploying proceeds accretively into single-tenant industrial and retail acquisitions on a leverage-neutral basis. Importantly, we continue to actively evaluate our office portfolio and are currently marketing the sale of several assets, and we'll provide additional details as the transactions progress.

Speaker #3: And while we're pleased with the results achieved so far, we also believe there is a clear path to continued growth by the execution of our 2026 corporate objectives.

Speaker #3: We're evolving from a strategy centered primarily on de-leveraging and dispositions, to one focused on the accretive recycling of capital. This includes remaining selective and opportunistic with asset sales.

Speaker #3: Particularly those materially reduce our office exposure. And redeploying proceeds accretively into single-tenant industrial and retail acquisitions, on a leverage-neutral basis. Importantly, we continue to actively evaluate our office portfolio and are currently marketing the sale of several assets.

Speaker #3: And we'll provide additional details as transactions progress. At the same time, we're evaluating multiple redeployment opportunities that can be funded within our existing capital framework.

Michael Weil: At the same time, we're evaluating multiple redeployment opportunities that can be funded within our existing capital framework, executed on a leverage-neutral basis, and meaningfully contribute to earnings growth, while preserving the balance sheet quality we've worked to establish. Turning to our portfolio, at the end of Q4 2025, we owned 820 properties, spanning nearly 41 million rentable sq ft. Our portfolio's occupancy stand at 97%, with a weighted average remaining lease term of 6.1 years. GNL's portfolio features a stable tenant base and a high quality of earnings, with an industry-leading 66% of tenants with an investment-grade or implied investment-grade rating.

Speaker #3: Executed on a leverage-neutral basis, and meaningfully contribute to earnings growth. While preserving the balance sheet quality we've worked to establish. Turning to our portfolio, at the end of the fourth quarter of 2025, we owned $820 properties, spanning nearly 41 million rentable square feet.

Speaker #3: Our portfolio's occupancy stands at 97%, with a weighted average remaining lease term of 6.1 years. GNL's portfolio features a stable tenant base and a high quality of earnings, with an industry-leading 66% of tenants with an investment-grade or implied investment-grade rating.

Speaker #3: It is an average annual contractual rental increase of 1.4%, which excludes the impact of 19.6% of the portfolio. With CPI-linked leases that have historically experienced significantly higher rental increases.

Michael Weil: It is an average annual contractual rental increase of 1.4%, which excludes the impact of 19.6% of the portfolio, with CPI-linked leases that have historically experienced significantly higher rental increases. On the leasing front, we delivered strong results across the portfolio, reflecting the depth of our asset management capabilities and the quality of our tenant relationships, as we executed leases on more than 3.7 million sq ft during 2025, and achieved renewal spreads of approximately 12% above expiring rents. During the year, we completed multiple lease extensions with high-quality tenants, including Home Depot, GXO, and FedEx. Notably, we executed a GE Aerospace extension at an office asset, re-leasing the space at a 37% renewal spread, demonstrating our ability to drive incremental value within our office portfolio and position assets for potential sale.

Speaker #3: On the leasing front, we delivered strong results across the portfolio, reflecting the depth of our asset management capabilities and the quality of our tenant relationships.

Speaker #3: As we executed leases on more than 3.7 million square feet during 2025. And achieved renewal spreads of approximately 12% above expiring rents. During the year, we completed multiple lease extensions with high-quality tenants, including Home Depot GXO and FedEx.

Speaker #3: Notably, we executed a GE Aviation extension at an office asset, releasing the space at a 37% renewal spread. Demonstrating our ability to drive incremental value within our office portfolio.

Speaker #3: And position assets for potential sale. New leases executed in 2025 carried a weighted average lease term of approximately 5.2 years. And renewals completed during the period had a weighted average lease term of approximately 6.5 years.

Michael Weil: New leases executed in 2025 carried a weighted average lease term of approximately 5.2 years, and renewals completed during the period had a weighted average lease term of approximately 6.5 years, further supporting cash flow visibility and the durability of earnings. We remain focused on engaging with tenants well in advance of lease expirations to drive occupancy, retention, and rental growth, while maintaining a long-term perspective on portfolio stability. Our continued efforts and results in limiting exposure to high-risk geography, asset types, tenants, and industries are a testament to our intentional diversification strategy and credit underwriting. No single tenant accounts for more than 6% of total straight-line rent, and our top 10 tenants collectively contribute 29% of total straight-line rent, with 80% being investment grade.

Speaker #3: Further supporting cash flow visibility and the durability of earnings. We remain focused on engaging with tenants well in advance of lease expirations to drive occupancy retention and rental growth.

Speaker #3: While maintaining a long-term perspective on portfolio stability. Our continued efforts and results in limiting exposure to high-risk geography, asset types, tenants, and industries are a testament to our intentional diversification strategy and credit underwriting.

Speaker #3: No single tenant accounts for more than 6% of total straight-line rent. And our top 10 tenants collectively contribute 29% of total straight-line rent. With 80% being investment-grade.

Speaker #3: We carefully monitor all tenants in our portfolio and their business operations on a regular basis. I encourage everyone to look at the details of each segment of our portfolio, which can be found in our Q4 2025 investor presentation on our website.

Michael Weil: We carefully monitor all tenants in our portfolio and their business operations on a regular basis. I encourage everyone to look at the detail of each segment of our portfolio, which can be found in our Q4 2025 investor presentation on our website. I'll turn the call over to Chris to walk through the financial results and balance sheet matters in more detail. Chris?

Speaker #3: I'll turn the call over to Chris to walk through the financial results and balance sheet matters in more detail. Chris?

Speaker #4: Thanks, Mike. Please note that, as always, a reconciliation of GAAP net income to non-GAAP measures can be found in our earnings release. Which is posted on our website.

Chris Masterson: Thanks, Mike. Please note that, as always, a reconciliation of GAAP net income to non-GAAP measures can be found in our earnings release, which is posted on our website. For Q4 2025, we recorded revenue of $117 million, and net income attributable to common stockholders of $37.2 million. AFFO was $48.5 million, or $0.22 per share for Q4 2025, and then $0.99 per share for the full year, exceeding our revised 2025 AFFO per share guidance range of $0.95 to $0.97, reflecting a strong finish to the year, driven by disciplined execution.

Speaker #4: For the fourth quarter 2025, we recorded revenue of $117 million. And net income attributable to common stockholders of $37.2 million. AFFO was 48.5 million, or 22 cents per share, for the fourth quarter of 2025.

Speaker #4: And the 99 cents per share for the full year, exceeding our revised 2025 AFFO per share guidance range of 95 cents to 97 cents.

Speaker #4: Reflecting a strong finish to the year driven by disciplined execution. Looking at our balance sheet, the growth outstanding debt balance was 2.6 billion at the end of 2025.

Chris Masterson: Looking at our balance sheet, the gross outstanding debt balance was $2.6 billion at the end of 2025, a $2.1 billion reduction from the end of 2024. Our Net Debt to Adjusted EBITDA ratio was 6.7x based on net debt of $2.5 billion, down significantly from 7.6x at the end of 2024. Our debt is comprised of $1 billion in senior notes, $324.2 million on the multicurrency revolving credit facility, and $1.3 billion of outstanding gross mortgage debt. As of the end of 2025, 98% of our debt was effectively fixed through either contractual fixed rates or interest rate swaps, providing strong visibility into future interest expense.

Speaker #4: A 2.1 billion reduction from the end of 2024. And our net debt to adjusted EBITDA ratio was 6.7 times based on net debt of 2.5 billion, down significantly from 7.6 times at the end of 2024.

Speaker #4: Our debt is comprised of $1 billion in senior notes, $324.2 million on the multi-currency revolving credit facility, and $1.3 billion of outstanding gross mortgage debt.

Speaker #4: As of the end of 2025, 98% of our debt was effectively fixed through either contractual fixed rates or interest rate swaps. Providing strong visibility into future interest expense.

Speaker #4: As a result of significant debt reductions from asset sales, refinancing activity, and improved borrowing costs, a weighted average interest rate stood at 4.2%, down from 4.8% in the fourth quarter of 2024.

Chris Masterson: As a result of significant debt reductions from asset sales, refinancing activity, and improved borrowing costs, our weighted average interest rate stood at 4.2%, down from 4.8% in Q4 2024, driving a 45% reduction in quarterly interest expense to $42.6 million from $77.2 million a year ago. interest coverage ratio was 2.9x, reflecting the combined benefits of lower leverage and reduced interest costs. From a debt maturity perspective, we have limited expirations, with only $95 million of debt maturing in 2027. Given our strong liquidity position, we expect to address this maturity through refinancing onto our multicurrency revolving credit facility.

Speaker #4: Driving a 45% reduction in quarterly interest expense to 42.6 million, from 77.2 million a year ago. Interest coverage ratio was 2.9 times, reflecting the combined benefits of lower leverage and reduced interest costs.

Speaker #4: From a debt maturity perspective, we have limited expirations, with only 95 million of debt maturing in 2026. Given our strong liquidity position, we expect to address this maturity through refinancing onto our multi-currency revolving credit facility.

Speaker #4: We will continue to manage borrowings effectively on our revolving credit facility to take advantage of its lower interest rate spreads across currencies, generating approximately $170 basis points of interest savings, based on rates as of January 30th, 2026.

Chris Masterson: We will continue to manage borrowings effectively on our revolving credit facility to take advantage of its lower interest rate spreads across currencies, generating approximately 170 basis points of interest savings based on rates as of 30 January 2026. As of 31 December 2025, we have liquidity of approximately $961.9 million, and capacity on our revolving credit facility was $1.5 billion, compared to $492.2 million and $460 million, respectively, as of the end of 2024. Additionally, we had approximately 216 million shares of common stock outstanding and approximately 219.1 million shares outstanding on a weighted average base for Q4 2025.

Speaker #4: As of December 31st, 2025, we have liquidity of approximately $961.9 million, and capacity on our revolving credit facility was 1.5 billion. Compared to $492.2 million and $460 million respectively, as of the end of 2024.

Speaker #4: Additionally, we had approximately 216 million shares of common stock outstanding, and approximately 219.1 million shares outstanding on a weighted average basis for the fourth quarter of 2025.

Speaker #4: Beginning in 2025, and through February 20th, 2026, we have repurchased 17.2 million shares totaling $135.9 million, under our share repurchase program. We repurchased shares at a weighted average price of $7.88.

Chris Masterson: Beginning in 2025 and through 20 February 2026, we have repurchased 17.2 million shares, totaling $135.9 million under our share repurchase program. We repurchased shares at a weighted average price of $7.88, well below recent trading levels, which has since increased approximately 20%. These repurchases were executed and delivered in a highly accretive manner, which we believe created meaningful value for shareholders. We are pleased to establish initial 2026 guidance of AFFO in the range of $0.80 to $0.84 per share and Net Debt to Adjusted EBITDA in the range of 6.5x to 6.9x. The 2026 guidance assumes a gross transaction volume of $250 million to $350 million, inclusive of both acquisitions and dispositions.

Speaker #4: Well below recent trading levels. Which has since increased approximately 20%. These repurchases were executed in a deliberate and highly accretive manner, which we believe created meaningful value for shareholders.

Speaker #4: We are pleased to establish initial 2026 guidance of AFFO in the range of $0.80 to $0.84 per share, and net debt to adjusted EBITDA in the range of 6.5 times to 6.9 times.

Speaker #4: The 2026 guidance assumes a gross transaction volume of $250 million, to $350 million. Inclusive of both acquisitions and dispositions. This initial guidance also reflects our focus on reducing office exposure, along with the optionality to redeploy net sale proceeds and disciplined leverage neutral manner, which we anticipate would drive earnings growth.

Chris Masterson: This initial guidance also reflects our focus on reducing office exposure, along with the optionality to redeploy net sale proceeds in a disciplined, leverage-neutral manner, which we anticipate will drive earnings growth. I'll now turn the call back to Mike for some closing remarks.

Speaker #4: I'll now turn the call back to Mike for some closing remarks.

Speaker #5: Thanks, Chris. The actions we executed throughout 2025 represent a decisive and comprehensive repositioning of G&L. As we enhance the overall quality of the company, by simplifying the portfolio, materially reducing leverage, strengthening liquidity, and improving our credit profile.

Michael Weil: Thanks, Chris. The actions we executed throughout 2025 represent a decisive and comprehensive repositioning of GNL as we enhance the overall quality of the company by simplifying the portfolio, materially reducing leverage, strengthening liquidity, and improving our credit profile. They were not incremental changes, but deliberate and coordinated actions taken by GNL to reset the company's trajectory, deliver measurable results across the balance sheet and portfolio, and meaningfully expand our strategic flexibility as we enter the next phase of growth. We look ahead to 2026 from a position of strength, with what we believe is a clear path to earnings growth, driven by disciplined capital recycling alongside a continued emphasis on further deleveraging over the long term. Our strategy prioritizes monetizing select office assets and redeploying capital into accretive acquisitions of single-tenant industrial and retail assets that enhance earnings durability and portfolio strength.

Speaker #5: There were not incremental changes, but deliberate and coordinated actions taken by G&L to reset the company's trajectory. Deliver measurable results across the balance sheet and portfolio.

Speaker #5: And meaningfully expand our strategic flexibility as we enter the next phase of growth. We look ahead to 2026 from a position of strength, with what we believe is a clear path to earnings growth, driven by disciplined capital recycling, alongside a continued emphasis on further de-leveraging over the long term.

Speaker #5: Our strategy prioritizes monetizing select office assets and redeploying capital into accretive acquisitions of single-tenant industrial and retail assets that enhance earnings durability and portfolio strength.

Michael Weil: Our strategy prioritizes monetizing select office assets and redeploying capital into accretive acquisitions of single-tenant industrial and retail assets that enhance earnings durability and portfolio strength.

Speaker #5: We're currently reviewing a number of accretive acquisition opportunities that align with this approach, and support our long-term objectives. With a streamlined operating platform, and enhanced financial flexibility, we intend to execute this plan with discipline.

Michael Weil: We're currently reviewing a number of accretive acquisition opportunities that align with this approach and support our long-term objectives. With a streamlined operating platform and enhanced financial flexibility, we intend to execute this plan with discipline. On behalf of the entire management team and board, I want to sincerely thank all of our shareholders and analysts who have put their trust in GNL as we've accomplished all of these corporate goals. We intend to remain on this path with a continued focus on thoughtful execution and long-term value creation. We're available to answer any questions you may have after the call. Operator, please open the line for questions.

Speaker #5: On behalf of the entire management team and board, I want to sincerely thank all of our shareholders and analysts who have put their trust in G&L, as we've accomplished all of these corporate goals.

Speaker #5: We intend to remain on this path with a continued focus on thoughtful execution and long-term value creation. We're available to answer any questions you may have after the call.

Speaker #5: Operator, please open the line for questions.

Speaker #6: Thank you. We will now be conducting a question-and-answer session. If you would like to ask a question, please press star one on your telephone keypad.

Chris Masterson: Thank you. We will now be conducting a question-and-answer session. If you would like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star 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. One moment, please, while we poll for questions.

Operator: Thank you. We will now be conducting a question-and-answer session. If you would like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star 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. One moment, please, while we poll for questions.

Speaker #6: A confirmation tone will indicate your line is in the question queue. You may press star two if you would like to remove your question from the queue.

Speaker #6: For participants using speaker equipment, it may be necessary to pick up your hands up before pressing the star keys. One moment, please, while we pull for questions.

Speaker #6: Thank you. Our first question comes from a line of Mitch Jermaine with Citizens JMP. Please proceed with your question.

Operator: Thank you. Our first question comes from the line of Mitch Germain with Citizens JMP. Please proceed with your question.

Speaker #7: Hey, good morning, Mitch.

Michael Weil: Hey, good morning, Mitch.

Speaker #8: Good morning. Or good afternoon, maybe. And congrats on the year. Michael, I'd love to get some perspective on the McLaren office sale. Was that a reverse inquiry, or was that an asset that you were marketing?

Mitch Germain: Good morning or good afternoon, maybe, and congrats on the year.

Michael Weil: Thank you.

Mitch Germain: Michael, I'd love to get some perspective on the McLaren office sale. Was that a reverse inquiry, or was that an asset that you were marketing?

Michael Weil: We had an inquiry from a third party. As I have kind of talked about in the past, having a relationship with McLaren that I did, I wanted to make sure that they had an opportunity to see the asset before we took any action. Through kind of their ownership structure, it proceeded that way. No, it was not a highly marketed transaction. As many people know, it is a very well-known campus. McLaren, being the successful organization that they are, coming off of the 2 F1 championships, et cetera, there was just natural interest in that asset.

Speaker #7: We had an inquiry from an independent, from a third party, as I have kind of talked about in the past, having a relationship with McLaren that I did.

Speaker #7: I wanted to make sure that they had an opportunity to see the asset before we took any action. And through kind of their ownership structure, it proceeded that way.

Speaker #7: So no, it was not a highly marketed transaction. But as many people know, it is a very well-known campus. And McLaren being the successful organization that they are coming off of the two F1 championships, etc., there was just natural interest in that asset.

Speaker #8: That's helpful. Do you think that you could replicate that kind of pricing for additional office sales? Or do you think that that's not representative, given the quality of the property and brand that is tenanting the asset?

Mitch Germain: That's helpful. Do you think that you could replicate that kind of pricing, for additional office sales? Or do you think that that's not representative, given the quality of the property and brand that is, tenanting the asset?

Speaker #7: Yeah. So we actually believe, Mitch, that the net lease office portfolio within G&L is, in many cases, equivalent value to what we sold McLaren for.

Michael Weil: We actually believe, Mitch, that the net lease office portfolio within GNL is, in many cases, equivalent value to what we sold McLaren for. One of the reasons that we've identified that as a 2026 goal is because we can say that, but I think the best way to prove value is to execute on it. We are not at a point where we wanna disclose specifics, but we have a number of office assets that have significant interest, and I'm very comfortable that this is the area of pricing that you'll see. We'll probably have announcements, maybe end of Q1, but definitely Q2 on several office assets.

Speaker #7: And one of the reasons that we've identified that as a 2026 goal is because we can say that, but I think the best way to prove value is to execute on it.

Speaker #7: So we are not in a point where we want to disclose specifics, but we have a number of office assets that have significant interest and I'm very comfortable that this is the area of pricing that you would that you'll see we'll probably have announcements maybe end of first quarter, but definitely second quarter on several office assets.

Speaker #8: Great. Last one for me. Just talking about capital allocation, excuse me, given the attractiveness or the discount that you could buy your stock back at, I mean, how does that weigh in?

Mitch Germain: Great. Last one for me. Just talking about capital allocation, excuse me, given the attractiveness or the discount that you could buy your stock back at, I mean, how does that weigh in? It definitely seems like there might be a shift in deployment toward asset rather than stock here. Just curious in terms of how the buyback fits in your overall strategy on a go-forward basis, please. Thank you.

Speaker #8: Because it definitely seems like there might be a shift in deployment for asset rather than stock here. So just curious in terms of how the buyback fits in your overall strategy on a go-forward basis, please.

Speaker #8: And thank you.

Speaker #7: Sure. Yeah. Thank you, Mitch. So, the buyback remains a very important tool that we have at our disposal. We're going to continue to evaluate opportunities. As I said, we have some interesting potential acquisitions.

Michael Weil: Sure. Yeah. Thank you, Mitch. The buyback remains a very important tool that we have at our disposal. We're gonna continue to evaluate opportunities. As I said, you know, we have some interesting potential acquisitions. We're certainly not going to just put money out for the sake of saying we bought certain assets. There's still benefit to opportunistically retiring more shares of GNL. As you said, and I completely agree, you know, two, three months ago, it was a no-brainer that stock buyback was much more accretive than anything that we could see in the market. There will still be a reasonable expectation that this stock is worth buying back, we will be more active in evaluating acquisitions.

Speaker #7: But we're certainly not going to just put money out for the sake of saying we bought certain assets. There's still benefit to opportunistically retiring more shares of G&L.

Speaker #7: As you said, and I completely agree, two, three months ago, it was a no-brainer. That stock buyback was much more accretive than anything that we could see in the market.

Speaker #7: There will still be a reasonable expectation that this stock is worth buying back. But we will be more active in evaluating acquisitions. Again, I think we've been extremely deliberate and very disciplined in how we've approached this last 18 months of G&L's performance.

Michael Weil: Again, I think we've been extremely deliberate and very disciplined in how we've approached this last 18 months of GNL's performance. There's nothing that we're more focused on than continuing that.

Speaker #7: And there's nothing that we're more focused on than continuing that.

Speaker #8: Thank you.

Mitch Germain: Thank you.

Speaker #7: Thanks.

Michael Weil: Thanks.

Speaker #6: Our next question comes from a line of Opal Rana with KeyBank. Please proceed with your question.

Operator: Our next question comes from the line of Upal Rana with KeyBank. Please proceed with your question.

Speaker #7: Hi, Opal.

Michael Weil: Hi, Upal.

Speaker #8: Hey, how's it going? And good morning out there. Just on the office asset dispositions, is there a particular strategy you're trying to accomplish there that either improves your portfolio the most or showcases the embedded value in your office portfolio?

David Brown: Hey, how's it going? Good morning out there.

Upal Rana: Hey, how's it going? Good morning out there.

Michael Weil: Good morning.

David Brown: you know, just on the office, asset dispositions, is there a particular strategy you're trying to accomplish there that either improves your portfolio the most or showcases the embedded value in your office portfolio?

Upal Rana: you know, just on the office, asset dispositions, is there a particular strategy you're trying to accomplish there that either improves your portfolio the most or showcases the embedded value in your office portfolio?

Speaker #7: Yeah. It definitely we want to highlight the implied value of the office because I think there's a bit of a disconnect in the market.

Michael Weil: Yeah, it definitely we want to highlight the implied value of the office because I think there's, you know, a bit of a disconnect in the market. You know, single tenant, net lease, investment grade with duration is still a valuable asset class. The other thing, Upal, that we're really focused on is, you know, we've heard from a lot of shareholders, and frankly, the feedback is they believe that GNL will be a better portfolio, more heavily weighted to industrial, primarily, and retail. We certainly don't want to dismiss that, but we don't want to value either. We're going to intentionally market the properties. Our asset management team is working very hard on identifying the right brokers, talking to potential buyers, and really unlocking value here....

Speaker #7: Single tenant net lease investment grade with duration is still a valuable asset class. The other thing Opal that we're really focused on is we've heard from a lot of shareholders.

Speaker #7: And frankly, the feedback is they believe that G&L will be a better portfolio more heavily weighted to industrial, primarily, and also retail. So we certainly don't want to dismiss that.

Speaker #7: But we don't want to value either. So we're going to intentionally market the properties our asset management team is working very hard on identifying the right brokers, talking to potential buyers, and really unlocking value here.

Michael Weil: You know, as Mitch asked, and as you bring up, you know, when we can do this in kind of the same, let's just call it mid-7 range, you know, maybe a little lower, maybe right there. You know, that's real value. We'll redeploy into the asset classes of net lease industrial, some retail, but right now I'm really focused on industrial. I think that's the way to proceed into 2026.

Speaker #7: So as Mitch asked and as you bring up, when we can do this in kind of the same let's just call it mid-seven range, maybe a little lower, maybe right there.

Speaker #7: That's real value. And then we'll redeploy into the asset classes of net lease industrial some retail. But right now, I'm really focused on industrial.

Speaker #7: So I think that's the way to proceed into 2026.

Speaker #8: Okay, great. That was helpful. And can you talk about the decision to provide transaction guidance? And maybe you could break down how much are dispositions and how much are acquisitions?

David Brown: Okay, great. That was helpful. You know, can you talk about the decision to provide transaction guidance? Maybe you could break down how much are dispositions and how much are acquisitions.

Upal Rana: Okay, great. That was helpful. You know, can you talk about the decision to provide transaction guidance? Maybe you could break down how much are dispositions and how much are acquisitions.

Speaker #7: Yeah, so I think that it was important that we made it very clear. We've spent the last, call it, 18 months aggressively pursuing a disposition strategy because it was really the important part of what we could do.

Michael Weil: Yeah. I think that it was important that we made it very clear. You know, we spent the last, call it 18 months, aggressively pursuing a disposition strategy because it was really the important part of what we could do. You know, we lowered our leverage, we lowered our cost of capital. It was very important that we continued that. Having sold about $3.4 billion, frankly, we're ready now, as I talked about last quarter, you know, kind of just alluding to, but we're really ready to get back on what I think of as the offensive. We will evaluate opportunities.

Speaker #7: We lowered our leverage. We lowered our cost of capital. It was very, very important that we continued that. Having sold about 3.4 billion dollars frankly, we're ready now, as I talked about last quarter, kind of just alluding to, but we're really ready to get back on what I think of as the offensive.

Speaker #7: And we will evaluate opportunities. We will take our time and as we've done in the past, we'll disclose when we believe that the deal is at a point that it has real assurity.

Michael Weil: We will take our time, and, you know, as we've done in the past, we'll disclose when we believe that the deal is at a point that it has real assurity. We're also going to, as I said, continue with a few more opportunistic dispositions. No, we're not at a point right now where we want to break out the transaction volume. We did want people to know that there will be growth in this portfolio starting this year. That, you know, we've got still more focus on continued deleveraging, but we really also are focused on earnings growth, and we're gonna do that through the combination of opportunistic share repurchase and beneficial acquisitions for the long term.

Speaker #7: But we're also going to, as I said, continue with a few more opportunistic dispositions, so no, we're not at a point right now where we want to break out the transaction volume.

Speaker #7: But we did want people to know that there will be growth in this portfolio starting this year. That we've got still more focus on continued deleveraging, but we really also are focused on earnings growth.

Speaker #7: And we're going to do that through the combination of opportunistic share repurchase and beneficial acquisitions for the long term.

Speaker #8: Okay. Great. That was helpful. And then last one from me, on acquisitions, what cap rates are you eyeing and what investment spreads are you targeting there?

David Brown: Okay, great. That was helpful. Last one from me, on acquisitions. You know, what cap rates are you eyeing, and what investment spreads, are you targeting there? Are these acquisitions likely to be in the US or abroad?

Upal Rana: Okay, great. That was helpful. Last one from me, on acquisitions. You know, what cap rates are you eyeing, and what investment spreads, are you targeting there? Are these acquisitions likely to be in the US or abroad?

Speaker #8: And are these acquisitions likely to be in the US or abroad?

Speaker #7: Well, we haven't provided that level of detail in our disclosure, Opal. So what we are committed to is accretion and AFFO growth. So as we take a look at cost of debt, and cap rates, the market is one where you really have to selectively pick and choose your acquisition targets.

Michael Weil: Well, we haven't provided that level of detail in our disclosure, Upal. What we are committed to is accretion and AFFO growth. You know, as we take a look at cost of debt, and cap rates, you know, the market is one where you really have to selectively pick and choose your acquisition targets. As I've said in the past, the relationships that we have with developers, with certain brokers in the market, it'll give us an opportunity to make sure that we're able to maintain buying cap rates that allow for that type of growth. You know, without giving more detail than I can, that is how we will underwrite.

Speaker #7: As I've said in the past, the relationships that we have with developers, with certain brokers in the market, it'll give us an opportunity to make sure that we're able to maintain buying cap rates that allow for that type of growth.

Speaker #7: So, without giving more detail than I can, that is how we will underwrite. The opportunity to buy in the US and UK and Europe we will certainly consider.

Michael Weil: Um, the opportunity to buy in the US and, uh, UK and Europe, we will certainly consider opportunities in the UK and Europe, um, as well as, of course, uh, the US. Um, so the, the team is busy. Um, everyone is very excited to be back at that part of the job that, you know, we had kind of put on hold for the last two years. Um, but it will be a very selective process. It will continue to have duration. Um, it'll have, um, credit tenants, primarily, um, investment grade or implied investment grade, um, and I think fair to say, predominantly in the industrial space.

Speaker #7: Opportunities in the UK and Europe as well as, of course, the US so the team is busy. Everyone is very excited to be back at that part of the job that we had kind of put on hold for the last two years.

Speaker #7: But it will be a very selective process. It will continue to have duration. It'll have credit tenants primarily investment grade or implied investment grade.

Speaker #7: And I think fair to say predominantly in the industrial space.

Speaker #8: Okay, great. That was helpful. And good luck for the rest of the year.

David Brown: Okay, great. That was helpful, and good luck for the rest of the year.

Upal Rana: Okay, great. That was helpful, and good luck for the rest of the year.

Speaker #7: Yeah. Thanks, Opal. Talk to you soon.

Michael Weil: Thanks, Upal. Talk to you soon.

Speaker #1: Our next question comes from a line of John Kim with BMO Capital Markets. Please proceed with your question.

Operator: Our next question comes from the line of John Kim with BMO Capital Markets. Please proceed with your question.

Speaker #7: Hi, John.

Michael Weil: Hi, John. Hey, Michael.

Speaker #6: Hey, Michael. Hey, everyone. Just wanted to ask about your strategy change. So over the last few years, you've been prioritizing strengthening the balance sheet and your stock got rewarded for it last year.

John Kim: Hi, everyone. Just wanted to ask about your strategy change. Over the last few years, you've been prioritizing strengthening the balance sheet, and your stock got rewarded for it, last year. Now seems like you're shifting to offense and focusing more on growth. I guess my question is: Why stop now, with your leverage at 6.7?

Speaker #6: And now you're seems like you're shifting to offense and focusing more on growth. I guess my question is, why stop now with your leverage at 6.7?

Speaker #7: So, we're not stopping, John. I think that's a great point to clarify. But we also have to really mind the earnings within the portfolio.

Michael Weil: We're not stopping, John. I think that's a great point to clarify. You know, we also have to really mind the earnings within the portfolio. You know, we sold, as you know, $3.4 billion of assets, which is quite a bit. We've been able to protect the dividend, which is something that I feel very confident about and something that was really a priority of ours. By no means are we saying, "Hey, we're now gonna just a 180 degree turn and go 100 miles an hour and just be blind to acquisition so that we can line the sheet and say, we bought this and we bought that.

Speaker #7: We sold, as you know, $3.4 billion of assets, which is quite a bit. We've been able to protect the dividend, which is something that I feel very confident about and something that was really a priority of ours. So by no means are we saying, "Hey, we're now going to just do a 180-degree turn and go 100 miles an hour and just be blind to acquisitions so that we can line the sheet and say we bought this and we bought that." We will continue to look at different opportunities, including share repurchase, select acquisitions, etc.

Michael Weil: We will continue to look at different opportunities, including share repurchase, select acquisitions, et cetera, through the disposition targets that we have internally. That will give us an opportunity to continue to take leverage into consideration. I think for right now, it's important that we have that opportunity to selectively grow. We are gonna balance the things that we know are important to the market. It will still continue to have a focus on leverage, but we are gonna start putting our foot back in the water on some potential acquisitions.

Speaker #7: Through the disposition targets that we have internally, that will give us an opportunity to continue to take leverage into consideration. So I think for right now, it's important that we have that opportunity to selectively grow, and we're going to balance the things that we know are important to the market.

Speaker #7: It will still continue to have a focus on leverage. But we are going to start putting our foot back in the water on some potential acquisitions.

Speaker #8: And you mentioned the office disposition cap rates and mid-7. Is there anything unique about the assets that you're selling that would lead to this attractive pricing?

John Kim: You, you mentioned the office, disposition cap rates in mid-7s. Is there anything unique about these assets that you're selling that would lead to this attractive pricing? If there's any secured debt associated with these assets, or locationally, are they unique? If you can give us just a quantum on how much you're looking to sell versus buy this year.

Speaker #8: And if there's any secure debt associated with these assets or locationally are they unique? And if you can give us just a quantum on how much you're looking to sell versus buy this year.

Speaker #7: So what's unique about these assets compared to office in general is that the net lease characteristics of office are just stronger than the overall U.S. office market.

Michael Weil: What's unique about these assets compared to office in general, is that the net lease characteristics of office are just stronger than the overall US office market. We have a majority of our tenants are investment grade. We've got good duration on the portfolio. These are tenants that people are comfortable with. They're typically, as I've said over the many quarters, mission-critical to the companies themselves. They're predominantly office, but they may have a component of R&D or light assembly and storage. Just for the long-term operation of the tenant's business, these are important assets. Because of that, they have a successful return-to-office program that's been in place for probably longer than most office properties.

Speaker #7: We have a majority of our tenants are investment grade, we've got good duration on the portfolio, and these are tenants that people are comfortable with.

Speaker #7: They're typically as I've said over the many quarters, mission-critical to the companies themselves. They're predominantly office, but they may have a component of R&D or light assembly and long-term operation of the tenant's business, these are important assets.

Speaker #7: And because of that, they have a successful return-to-office program that's been in place for probably longer than most office properties. It's typically a local buyer who will acquire these properties.

Michael Weil: It's typically a local buyer who will acquire these properties. It could be a 1031 buyer, but we have sufficient evidence that we'll be able to trade at these types of levels and really prove value for these properties. We haven't specified dollar value of what we will sell, but we'll continue to update quarterly. I think people will be pleased with the results.

Speaker #7: It could be a 1031 buyer. But we have sufficient evidence that we'll be able to trade it at these types of levels. And really prove value for these properties.

Speaker #7: We haven't specified dollar value of what we will sell. But we'll continue to update quarterly. And I think people will be pleased with the results.

Speaker #8: And then in terms of acquisitions, your shares are currently trading at approximately 8.5% AFFO yield. Is that the hurdle rate for acquisitions that you're looking at, or are there other factors that would lead to different cap rate on acquisitions?

John Kim: In terms of acquisitions, your shares are currently trading at approximately 8.5% AFFO yield. Is that the hurdle rate for acquisitions that you're looking at, or are there other factors that would lead to different cap rate on acquisitions?

Michael Weil: I mean, as I say over and over, because it's the primary focus, it's driven by accretion. We have those targets. Now, we look at everything overall. you know, the proceeds from dispositions, the combination of stock buyback, and then acquisitions itself. you know, we know where we need to be, and that will drive our kind of go, no-go on those acquisitions.

Speaker #7: I mean, as I say over and over because it's the primary focus, it's driven by accretion and so we have those targets. Now, we look at everything overall.

Speaker #7: So the proceeds from dispositions, the combination of stock buyback, and then acquisitions, itself, we know where we need to be. And that will drive our kind of go/no-go on those acquisitions.

Speaker #8: Okay. Thank you.

John Kim: Okay. Thank you.

Speaker #7: Thanks, John.

Michael Weil: Thanks, John.

Speaker #1: Our next question comes from a line of Jay Cornridge with Canterford's Gerald. Please proceed with your question.

Operator: Our next question comes from the line of Jay Kornreich with Cantor Fitzgerald. Please proceed with your question.

Speaker #8: Hi, Jay. Hi.

Jay Kornreich: Hi, Jay. Good morning.

Michael Weil: Hi, Jay.

Speaker #9: Good morning. Good morning. Good morning.

Jay Kornreich: Good morning.

Michael Weil: Good morning.

Jay Kornreich: Good morning. You know, I guess just sticking with the theme here of the office sales, I guess I just wanted to clarify, is there a goal range for a % of exposure you'd like to get the office segment down towards? Then additionally, are there any other maybe non-office dispositions you'd be eyeing to reduce certain tenant exposures this year?

Speaker #8: I guess just sticking with the theme here of the office sales, I guess I just wanted to clarify is there a goal range for a percent of exposure you'd like to get the office segment down towards?

Speaker #8: And then in additionally, are there any other maybe non-office dispositions you'd be eyeing to reduce certain tenant exposures this year?

Speaker #7: So I think that it's important that we evaluate the contribution that the stabilized office portfolio makes to the overall earnings of G&L. So I think that if we can take a subset of the office portfolio and prove value my hope is that it gives people the confidence that this is a good-performing asset class, and we will intentionally continue to lower our exposure to office but we don't want to get into any kind of rushed sale because then we you lose the opportunity to really maximize value.

Michael Weil: I think that it's important that we evaluate the contribution that the stabilized office portfolio makes to the overall earnings of GNL. I think that if we can take a subset of the office portfolio and prove value, my hope is that it gives people the confidence that, you know, this is a good performing asset class, and we will intentionally continue to lower our exposure to office. We don't want to get into any kind of rushed sale, because then we, you know, you lose the opportunity to really maximize value. Because of the performance of the office portfolio, there's no reason to sell at a price that we don't think represents the types of values that we're talking about.

Speaker #7: And because of the performance of the office portfolio, there's no reason to sell at a price that we don't think represents the types of values that we're talking about.

Speaker #7: So, we'll continue to update our activity as it relates to office, but we are committed to continuing to lower it. It's just part of the overall 2026 operating plan to do that.

Michael Weil: We'll continue to update our activity as it relates to office, but we are committed to continuing to lower. You know, it's just part of the overall 2026 operating plan to do that. As far as other assets, you know, there are certain assets that, you know, for a number of reasons, it could be potential value from redevelopment or a tenant's plan at an asset, that, you know, yes, we will potentially dispose of certain other assets during the course of the year.

Speaker #7: As far as other assets, there are certain assets that for a number of reasons, it could be potential value from redevelopment or a tenant's plan at an asset that yes, we will potentially dispose of certain other assets during the course of the year.

Speaker #9: Okay. Thanks for that perspective. And then just as you think about shifting more offensively, you referenced having a priority for industrial and some retail.

Jay Kornreich: Okay. Thanks for that perspective. Just, you know, as you think about shifting more offensively, you know, you referenced having a priority for industrial and some retail. As you think about the markets between the US and Europe, you know, does one of those two present, I guess, a more favorable, you know, investment outlook for you guys going forward?

Speaker #9: But as you think about your markets between the US and Europe, does one of those two present, I guess, a more favorable investment outlook for you guys going forward?

Michael Weil: You know, right now, I think that to be prudent, we probably are leaning a little bit more towards the US markets just because, you know, there's some uncertainty as it relates to the UK and Europe. We're very comfortable there. We have a great team in place. We know the assets and the markets very well. But, you know, as I think as the US is working through tariffs and trade relationships and things like that, for the time being, I think that the US just is a little easier to understand. Again, by no means do I want to say that we don't value the UK and European assets that we own.

Speaker #7: Right now, I think that to be prudent, we probably are leaning a little bit more towards the US markets just because there's some uncertainty.

Speaker #7: As it relates to the UK and Europe, we're very comfortable there. We have a great team in place. We know the assets in the markets very well.

Speaker #7: But as I think, as the US is working through tariffs and trade relationships and things like that, for the time being, I think that the US is just a little easier to understand.

Speaker #7: But again, by no means do I want to say that we don't value the UK and European assets that we own. One of the great things about them is they're typically not export businesses.

Michael Weil: One of the great things about them is they're typically not export businesses in the UK and Europe. They're operating businesses that supply their local market. You know, they haven't been impacted by recent tariff and trade agreements. To come back to what I've already said, Jay, yeah, I think for right now, we're most focused on the US.

Speaker #7: In the UK and Europe, they're operating businesses that supply their local markets, so they haven't been impacted by recent tariff and trade agreements. So, to come back to what I've already said, Jay, yeah, I think for right now, we're most focused on the US.

Speaker #9: Understood. Thank you. All for me.

Jay Kornreich: Understood. Thank you. All for me.

Speaker #7: Thanks. Thank you.

Michael Weil: Thanks. Thank you.

Speaker #1: Our next question comes from the line of Michael Gorman with BTIG. Please proceed with your question.

Operator: Our next question comes from the line of Michael Gorman with BTIG. Please proceed with your question.

Speaker #7: Hi, Michael.

Michael Weil: Hi, Michael.

Speaker #10: Hi, good morning. Thanks for the time. Just a quick one from me. Chris, I just want to maybe understand some puts and takes on the guidance side.

Michael Gorman: Hi, good morning. Thanks for the time. Just a quick one from me. Chris, I just want to maybe understand some puts and takes on the guidance side. Q4 run rate would annualize to about $0.88 a share, understanding you got to make an adjustment for the McLaren sale, which was very late in the quarter. Just when I think about the even after that adjustment, you know, kind of 2% to 3% growth from the in-place portfolio, talk about accretion from capital recycling, it feels like maybe there's a couple of points that we're missing here, that would maybe kind of push the guidance down to that $0.82 midpoint from where I would expect it to be.

Speaker #10: Fourth quarter run rate would annualize to about 88 cents a share. Understanding you got to make an adjustment for the McLaren sale, which was very late in the quarter.

Speaker #10: Just when I think about the even after that adjustment, kind of 2 to 3 percent growth from the in-place portfolio, talk about accretion from capital recycling.

Speaker #10: It feels like maybe there's a couple of points that we're missing here. That would maybe kind of push the guidance down to that 82 cents midpoint from where I would expect it to be.

Speaker #10: Is there anything else, kind of going into guidance in ’26, that might be a headwind against some of the growth metrics that you guys are talking about here?

Michael Gorman: Is there anything else kind of going into guidance in 2026 that might be a headwind, against some of the growth metrics that you guys are talking about here?

Speaker #7: Well, I think it's probably worth just pointing out within the fourth quarter, we did have some tax benefits that we identified as part of our year-end process, which did give us a little over one cent in AFFO.

Chris Masterson: Well, I think it's probably worth just pointing out, within Q4, we did have some tax benefits that we identified for our year-end process, which did give us a little over $0.01 in AFFO. That's something that kind of throws off the Q4 run rate.

Speaker #7: So that's something that kind of throws off the fourth quarter run rate.

Speaker #10: Yep. That's super helpful. Thank you. And then, Mike, maybe just one quick one. We spent a lot of time talking about the portfolio and kind of asset transactions going into '26.

Michael Gorman: Yep, that's super helpful. Thank you. Then, Michael, maybe just one quick one. We spent a lot of time talking about the portfolio and kind of asset transactions going into 2026. Are there any potential vacant asset sales that you're targeting for 2026 that maybe could provide funding for acquisitions and also benefit maybe from a debt-to-EBITDA perspective?

Speaker #10: Are there any potential vacant asset sales that you're targeting for 2026 that maybe could provide funding for acquisitions and also benefit maybe from a debt to EBITDA perspective?

Michael Weil: You know, the majority of the assets that had that vacant component had been addressed in 2025. There are a few important assets that we're looking at from that disposition standpoint that yes, we'll have free cash post-sale that we'll be able to deploy. You know, we've taken an approach with the guidance, $0.80 to $0.84, because we're really at the beginning of the year. You know, those are definitely numbers that are backed up by what we know in the portfolio. There are certain things that we will pursue during the course of the year, you know, that are kind of macro-type events.

Speaker #7: The majority of the assets that had that vacant component had been addressed in 2025. There are a few important assets that we're looking at from that disposition standpoint that, yes, will have free cash post-sale that we'll be able to deploy.

Speaker #7: We've taken an approach with the guidance 80 to 84 cents because we're really at the beginning of the year. Those are definitely numbers that are backed up by what we know in the portfolio.

Speaker #7: But there are certain things that we will pursue during the course of the year that are kind of macro type events. We think that there could be some benefit in Fed pricing as we come into spring.

Michael Weil: You know, we think that there could be some benefit in Fed pricing, you know, as we come into spring. That could open up opportunities in the market that we think that we're well-positioned to take advantage of. You know, the overall idea is to continue to execute the business, to be very smart and deliberate, and look for opportunities that we think are gonna be there primarily kind of in the summer and second half of the year.

Speaker #7: That could open up opportunities in the market that we think we’re well positioned to take advantage of. So the overall idea is to continue to execute the business, to be very smart and deliberate, and look for opportunities that we think are going to be there, primarily kind of in the summer and second half of the year.

Speaker #10: Great. Thank you for the time.

Michael Gorman: Great. Thank you for the time.

Speaker #7: Thanks, Michael.

Michael Weil: Thanks, Michael.

Speaker #1: As a reminder, if you would like to ask a question, press star one on your telephone keypad. Our next question comes from a line of Craig Cusara with Lucid Capital Markets.

Operator: As a reminder, if you would like to ask a question, press star one on your telephone keypad. Our next question comes from the line of Craig Kucera with Lucid Capital Markets. Please proceed with your question.

Speaker #1: Please proceed with your question.

Speaker #9: Yeah. Hey, good morning, guys.

Craig Kucera: Yeah. Hey, good morning, guys.

Michael Weil: Good morning, Craig.

Speaker #10: Good morning, Craig.

Craig Kucera: Mike, you made mention in the past that you were looking to reduce your c-store exposure, and I think you've worked that down from maybe 5% or so of the portfolio last year to maybe a little bit more than 1% through Q3. Are you where you wanna be on that front, or do you still think you might make some additional sales?

Speaker #9: Mike, you made mention in the past that you were looking to reduce your C-store exposure. And I think you'd worked that down from maybe 5% or so of the portfolio last year to maybe a little bit more than 1% through the third quarter.

Speaker #9: Are you where you want to be on that front, or do you still think you might make some additional sales?

Michael Weil: I'm just trying to get the final breakdown. Just one second on gas and convenience, because, yeah, you know, as you said, it was definitely an intentional strategy to reduce our exposure. Gas and convenience is an asset class that has resilience, but it's very creator-driven. You know, if we're at 1%, you know, we are definitely comfortable. We have taken the real risk out of what we saw from an operator standpoint. You know, I think the team did a great job of getting value for those assets, and, you know, let's move into some things that just are a little bit easier to forecast.

Speaker #7: I'm just trying to get the final breakdown. Just one second on gas and convenience because, yeah, as you said, it was definitely an intentional strategy to reduce our exposure.

Speaker #7: Gas and convenience is an asset class that has resilience. But it's very operator-driven. So if we're at 1%, we are definitely comfortable. We have taken the real risk out of what we saw from an operator standpoint.

Speaker #7: And I think the team did a great job of getting value for those assets and getting us move into some things that just are a little bit easier to forecast.

Speaker #9: Okay. That's helpful. Changing gears, I want to talk about your 2026 office lease expirations, which I think are a decent amount of the total in '26.

Craig Kucera: Okay, that's helpful. Changing gears, I wanna talk about your 2026 office lease expirations, which I think are a decent amount of the total in 2026. Are those more concentrated in the US or Europe, and how are those discussions going so far?

Speaker #9: Are those more concentrated in the U.S. or Europe? And how are those discussions going so far?

Michael Weil: They are. They're more heavily weighted to Europe and the UK. The conversations are going well. Tenants are engaged. We're figuring out opportunities. We know that, for the most part, tenants are going to renew. There are a number of conversations that will be playing out over the next, you know, 1 to 2 quarters. I'll be with the team next week, in London, and we'll be really digging in on some of these conversations.

Speaker #7: They are more heavily weighted to Europe and the UK. The conversations are going well. Tenants are engaged. We're figuring out opportunities. We know that for the most part, tenants are going to renew.

Speaker #7: There are a number of conversations that we'll be playing out over the next one to two quarters I'll be with the team next week.

Speaker #7: In London, and we'll be really digging in on some of these conversations.

Speaker #9: Okay, great. And just one more for me. You kind of alluded to it in the Q&A, but I guess as you're thinking about selling office—just given the McLaren sale—it would appear that there's stronger demand in Europe and the UK.

Craig Kucera: Okay, great. Just one more from me, you kind of alluded to it in the Q&A, but I guess, as you're thinking about selling office, you know, just given the McLaren sale, it would appear that there's, you know, stronger demand in Europe and the UK. Are you expecting to also be able to sell out of the US portfolio as well, or is it gonna be more heavily weighted towards over the sea?

Speaker #9: But are you expecting to also be able to sell out of the US portfolio as well, or is it going to be more heavily weighted towards over the sea?

Speaker #7: No. We definitely see the US market equivalently strong. It's just obviously McLaren was based in the UK. And we always felt that McLaren was a special credit in the portfolio.

Michael Weil: No, we definitely see the US market, equivalently strong. It's just obviously, McLaren was based in the UK. You know, we always felt that McLaren was a special credit in the portfolio. You know, the building was so specifically designed for them. It was a large single-tenant building, so when we had that opportunity, we were thrilled. We loved owning it, and we also loved selling it at that price. As we think about office opportunities in the US, very strong market as well. Craig, I'm sorry, I just wanna go back to your last question, and just put a little clarification around it. I believe the 2026 lease maturity on office is about 3.1% of straight-line rent.

Speaker #7: The building was so specifically designed for them. It was a large single-tenant building. So when we had that opportunity, we were thrilled—we loved owning it.

Speaker #7: And we also loved selling it at that price. But as we think about office opportunities in the U.S.—very strong market as well—and Craig, I'm sorry, I just want to go back to your last question.

Speaker #7: And just to put a little clarification around it, I believe the 2026 lease maturity on office is about 3.1% of straight-line rent. So it is something we're focused on.

Michael Weil: It is something we're focused on, and we expect to have a lot of success with renewals. It's by no means an overweight or disproportionate amount of potential in the coming year.

Speaker #7: And we expect to have a lot of success with renewals. But it's by no means an overweight or disproportionate amount of potential in the coming year.

Speaker #9: Okay. That's it. Thanks for me.

Craig Kucera: Okay, that's it. Thanks for me.

Speaker #7: Thank you.

Michael Weil: Thank you.

Speaker #1: We have no further questions at this time. Mr. Weil, I'd like to turn the floor back over to you for closing comments.

Operator: We have no further questions at this time. Mr. Weil, I'd like to turn the floor back over to you for closing comments.

Speaker #7: Great. Well, thank you, everyone. We always appreciate you taking time to join us. We are very excited about not only what we've accomplished in 2025, but the year ahead.

Michael Weil: Great. Well, thank you everyone. We always appreciate you taking time to join us. We are very excited about not only what we've accomplished in 2025, but the year ahead. This is a business where, you know, you come to work every day, and you just grind it out, and that's what we're already doing in 2026. I think that we will have some announcements that are very interesting and beneficial for the company and most importantly, for our shareholders. Look forward to speaking again soon. If anyone does have specific questions for Chris or Ori or myself, you know, please reach out. We're always available for conversation. Thanks, everybody.

Speaker #7: This is a business where you come to work every day, and you just grind it out. And that's what we're already doing in 2026.

Speaker #7: I think that we will have some announcements that are very interesting and beneficial for the company and, most importantly, for our shareholders. So we look forward to speaking again soon.

Speaker #7: And if anyone does have specific questions for Chris

Speaker #1: Is or or or myself . Please reach out . We're always available for conversation . Thanks , everybody

Operator: Ladies and gentlemen, this does conclude today's teleconference. You may disconnect your lines at this time. Thank you for your participation, and have a wonderful day.

Q4 2025 Global Net Lease Inc Earnings Call

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