Q2 2026 NNN REIT Inc Earnings Call

August 5, 2026

Operator 2: Greetings. Welcome to the NNN REIT, INC. Q2 2026 earnings call. At this time, all participants are in a listen-only mode. A 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. Please note this conference is being recorded. I will now turn the conference over to your host, Steve Horn, CEO at NNN REIT, INC. You may begin.

Operator: Greetings. Welcome to the NNN REIT, INC. Q2 2026 earnings call. At this time, all participants are in a listen-only mode. A 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. Please note this conference is being recorded. I will now turn the conference over to your host, Steve Horn, CEO at NNN REIT, INC. You may begin.

Speaker #1: NNN REIT, Inc. second quarter 2026 earnings call. At this time, all participants are in a listen-only mode. A question and answer session will follow the formal presentation.

Speaker #1: NNN REIT, Inc. second quarter 2026 earnings call. At this time, all participants are in a listen-only mode. A question and answer session will follow the formal presentation. Greetings.

Speaker #1: If anyone should require operator assistance during the conference, please press star zero on your telephone keypad. Please note this conference is being recorded. I will now turn the conference over to your host, Steve Horn, CEO at NNN REIT, Inc. You may begin.

Speaker #2: Thanks, Holly. Good morning, and welcome to NNN's second quarter 2026 earnings call. On the call today with me, Chief Financial Officer Vincent Chao. As this morning's press release reflects, NNN's performance in 2026 continues to produce strong results, including high occupancy, impressive rent collections with under 5 basis points of uncollected rent.

Stephen A. Horn Jr.: Thanks, Holly. Good morning, and welcome to NNN's Q2 2026 earnings call. On the call today with me is Chief Financial Officer Vin Chao. As this morning's press release reflects, NNN's performance in 2026 continues to produce strong results, including high occupancy, impressive rent collections with under 5 basis points of uncollected rent, and solid acquisitions driven by our deep tenant relationships. We're well-positioned to continue enhancing shareholder value as we move into the H2 of the year and beyond. In July, we announced just over a 3% increase in our common stock dividend, payable August 14th, marking 2026 as our 37th consecutive year of annual dividend increases. That places NNN among 70 US public companies and just 3 REITs to achieve that track record.

Stephen Horn: Thanks, Holly. Good morning, and welcome to NNN's Q2 2026 earnings call. On the call today with me is Chief Financial Officer Vin Chao. As this morning's press release reflects, NNN's performance in 2026 continues to produce strong results, including high occupancy, impressive rent collections with under 5 basis points of uncollected rent, and solid acquisitions driven by our deep tenant relationships. We're well-positioned to continue enhancing shareholder value as we move into the H2 of the year and beyond. In July, we announced just over a 3% increase in our common stock dividend, payable August 14th, marking 2026 as our 37th consecutive year of annual dividend increases. That places NNN among 70 US public companies and just 3 REITs to achieve that track record.

Speaker #2: And solid acquisitions driven by our deep tenant relationships. We're well-positioned to continue enhancing shareholder value as we move into the second half of the year and beyond.

Speaker #2: In July, we announced just over a 3% increase in our common stock dividend, payable August 14. Marking 2026 as our 37th consecutive year of annual dividend increases, that places NNN among 70 U.S.

Speaker #2: public companies and just 3 REITs to achieve that track record. Given our continued consistent performance of the portfolio and the acquisition pipeline, we're updating our 2026 guidance for AFF per share to a range of $3.55 to $3.59.

Stephen A. Horn Jr.: Given our continued consistent performance of the portfolio and the acquisition pipeline, we're updating our 2026 guidance for AFFO per share to a range of $3.55 to $3.59, our second guidance increase of the year. This reflects our discipline of longstanding multi-year strategy for consistent per share growth. As far as the portfolio performance, the 3,774 freestanding single-tenant properties continue to perform exceedingly well during the Q2. Occupancy is up 50 basis points from the Q1 to 99.1, which is an increase of 110 basis points from last year. We see positive momentum across our tenant base, highlighted by 2 significant M&A transactions announced in mid-July involving tenants in the portfolio. Mavis Tire announced the agreement to acquire Pep Boys for approximately $700 million of cash, further strengthening its position as one of the nation's leading automotive service providers.

Stephen Horn: Given our continued consistent performance of the portfolio and the acquisition pipeline, we're updating our 2026 guidance for AFFO per share to a range of $3.55 to $3.59, our second guidance increase of the year. This reflects our discipline of longstanding multi-year strategy for consistent per share growth. As far as the portfolio performance, the 3,774 freestanding single-tenant properties continue to perform exceedingly well during the Q2. Occupancy is up 50 basis points from the Q1 to 99.1, which is an increase of 110 basis points from last year. We see positive momentum across our tenant base, highlighted by 2 significant M&A transactions announced in mid-July involving tenants in the portfolio. Mavis Tire announced the agreement to acquire Pep Boys for approximately $700 million of cash, further strengthening its position as one of the nation's leading automotive service providers.

Speaker #2: Our second guidance increase of the year. This reflects our discipline of long-standing multi-year strategy for consistent per share growth. As far as the portfolio performance, the 3,774 free-standing single-tenant properties continued to perform exceedingly well during the second quarter.

Speaker #2: Occupancy is up 50 basis points from the first quarter to 99.1, which is an increase of 110 basis points from last year. We see positive momentum across our tenant base, highlighted by two significant M&A transactions announced in mid-July involving tenants in the portfolio.

Speaker #2: Mavis Tire announced an agreement to acquire PetBoys for approximately $700 million of cash, further strengthening its positions within the nation's leading automotive service providers.

Speaker #2: Additionally, big brand Tire announced an agreement to acquire Bell Tire. The combination creates a network of more than 530 stores with over 1.5 billion in annual revenue.

Stephen A. Horn Jr.: Additionally, Big Brand Tire announced an agreement to acquire Belle Tire. The combination creates a network of more than 530 stores with over $1.5 billion in annual revenue. Acquisitions for the quarter, we invested just north of $290 million in 89 new properties at an initial cash cap rate of 7.3%. More importantly, an average of lease duration of just shy of 18 years. The product mix is primarily automotive service, discount retail, and early childhood education, with a median purchase price of $2.1 million and an average of $3.2 million. During the H1 2026, we invested $430 million in 130 new properties at an initial cash cap rate of 7.4%, average lease duration just over 18 years. Cap rates range have been fairly stable over the past 6 quarters, reflecting competitive investment environment.

Stephen Horn: Additionally, Big Brand Tire announced an agreement to acquire Belle Tire. The combination creates a network of more than 530 stores with over $1.5 billion in annual revenue. Acquisitions for the quarter, we invested just north of $290 million in 89 new properties at an initial cash cap rate of 7.3%. More importantly, an average of lease duration of just shy of 18 years. The product mix is primarily automotive service, discount retail, and early childhood education, with a median purchase price of $2.1 million and an average of $3.2 million. During the H1 2026, we invested $430 million in 130 new properties at an initial cash cap rate of 7.4%, average lease duration just over 18 years. Cap rates range have been fairly stable over the past 6 quarters, reflecting competitive investment environment.

Speaker #2: Acquisitions for the quarter, we invested just north of $290 million in 89 new properties, at an initial cash cap rate of 7.3. More importantly, an average of lease duration of just shy of 18 years.

Speaker #2: The product mix is primarily auto service discount retail and early childhood education, with a median purchase price of $2.1 million, and an average of $3.2 million.

Speaker #2: During the first half of 2026, we invested $430 million in 130 new properties at an initial cash cap rate of 7.4, average lease duration just over 18 years.

Speaker #2: Cap rates range have been fairly stable over the past six quarters, reflecting competitive investment environment. But looking ahead, we believe modest cap rate compression is possible during the second half of the year, supported by the composition of our active acquisition pipeline and the portfolios that are currently in the market today.

Stephen A. Horn Jr.: Looking ahead, we believe modest cap rate compression is possible during the H2 of the year, supported by the composition of our active acquisition pipeline and the portfolios that are currently in the market today. Our investment approach remains unchanged. We continue to apply disciplined underwriting standards and focus on originating direct sale-leaseback transactions with relationship tenants where we can negotiate favorable economics and structure investments utilizing our landlord-friendly long-term duration triple net lease. This strategy continues to provide the most attractive risk-adjusted opportunities that broadly marketed assets, including 1031-driven transactions. Given the visibility provided by our pipeline and our ongoing discussions with transaction partners, we are increasing the midpoint of our 2026 acquisition guidance to $750 million from $600 million.

Stephen Horn: Looking ahead, we believe modest cap rate compression is possible during the H2 of the year, supported by the composition of our active acquisition pipeline and the portfolios that are currently in the market today. Our investment approach remains unchanged. We continue to apply disciplined underwriting standards and focus on originating direct sale-leaseback transactions with relationship tenants where we can negotiate favorable economics and structure investments utilizing our landlord-friendly long-term duration triple net lease. This strategy continues to provide the most attractive risk-adjusted opportunities that broadly marketed assets, including 1031-driven transactions. Given the visibility provided by our pipeline and our ongoing discussions with transaction partners, we are increasing the midpoint of our 2026 acquisition guidance to $750 million from $600 million.

Speaker #2: Our investment approach remains unchanged. We continue to apply disciplined underwriting standards, and focus on originating direct sale leaseback transactions with relationship tenants. Where we can negotiate favorable economics and structure investments utilizing our landlord-friendly long-term duration triple net lease.

Speaker #2: This strategy continues to provide the most attractive risk-adjusted opportunities that broadly marketed assets, including 1031-driven transactions. Given the visibility provided by our pipeline and our ongoing discussions with transaction partners, we are increasing the midpoint of our 2026 acquisition guidance to $750 million from $600 million.

Speaker #2: We expect most of the acquisition volume to be sourced through direct original sale leaseback transactions, reinforcing our emphasis on proprietary deal flow, disciplined capital deployment, and long-term value creation.

Stephen A. Horn Jr.: We expect most of the acquisition volume to be sourced through direct original sale-leaseback transactions, reinforcing our emphasis on proprietary deal flow, disciplined capital deployment, and long-term value creation. As far as dispositions, during the quarter, we sold 26 properties, including 19 vacant assets, generating approximately $37 million in proceeds for reinvestment. The income-producing assets were primarily non-core properties that were sold at cap rates approximately 170 basis points below our acquisition cap rate, demonstrating continued demand for well-located net lease assets. As we previously discussed, we expect to be more active on the disposition front throughout 2026 as we continue to optimize portfolio quality and enhance long-term shareholder value. While our strategy remains focused on acquiring durable income-producing real estate, disciplined capital recycling is an important component of our investment process. With that backdrop, we're lifting disposition range to a midpoint of $140 million.

Stephen Horn: We expect most of the acquisition volume to be sourced through direct original sale-leaseback transactions, reinforcing our emphasis on proprietary deal flow, disciplined capital deployment, and long-term value creation. As far as dispositions, during the quarter, we sold 26 properties, including 19 vacant assets, generating approximately $37 million in proceeds for reinvestment. The income-producing assets were primarily non-core properties that were sold at cap rates approximately 170 basis points below our acquisition cap rate, demonstrating continued demand for well-located net lease assets. As we previously discussed, we expect to be more active on the disposition front throughout 2026 as we continue to optimize portfolio quality and enhance long-term shareholder value. While our strategy remains focused on acquiring durable income-producing real estate, disciplined capital recycling is an important component of our investment process. With that backdrop, we're lifting disposition range to a midpoint of $140 million.

Speaker #2: As far as dispositions, during the quarter we sold 26 properties, including 19 vacant assets, generating approximately $37 million in proceeds for reinvestment. The income-producing assets were primarily non-core properties that were sold at cap rates approximately 170 basis points below our acquisition cap rate, demonstrating continued demand for well-located net lease assets.

Speaker #2: As we previously discussed, we expect to be more active on the disposition front throughout 2026 as we continue to optimize portfolio quality and enhance long-term shareholder value.

Speaker #2: While our strategy remains focused on acquiring durable, income-producing real estate, disciplined capital recycling is an important component of our investment process. With that backdrop, we're lifting our disposition range to a midpoint of $140 million.

Speaker #2: Active portfolio management is essential to maintain a high-quality portfolio that is positioned to generate stable and growing cash flows. We believe selectively recycling capital from non-core assets into higher conviction investment opportunities will strengthen the portfolio and improve its long-term earnings and cash flow profile.

Stephen A. Horn Jr.: Active portfolio management is essential to maintain a high-quality portfolio that is positioned stable and growing cash flows. We believe selectively recycling capital from non-core assets into higher conviction investment opportunities will strengthen the portfolio and improve its long-term earnings and cash flow profile. As far as the balance sheet, I don't want to take all of Vin's thunder, the balance sheet remains among the strongest in the net lease sector and continues to provide significant financial flexibility. We entered the quarter with a weighted average debt maturity of approximately 10.1 years, which is nearly double the nearest net lease peer, and we also maintain $1.4 billion of liquidity. This conservative capital structure positions us well to fund the remainder of 2026 pipeline while maintaining ample capacity for future growth.

Stephen Horn: Active portfolio management is essential to maintain a high-quality portfolio that is positioned stable and growing cash flows. We believe selectively recycling capital from non-core assets into higher conviction investment opportunities will strengthen the portfolio and improve its long-term earnings and cash flow profile. As far as the balance sheet, I don't want to take all of Vin's thunder, the balance sheet remains among the strongest in the net lease sector and continues to provide significant financial flexibility. We entered the quarter with a weighted average debt maturity of approximately 10.1 years, which is nearly double the nearest net lease peer, and we also maintain $1.4 billion of liquidity. This conservative capital structure positions us well to fund the remainder of 2026 pipeline while maintaining ample capacity for future growth.

Speaker #2: As far as the balance sheet, I don't want to take all of Vincent's thunder, but the balance sheet remains among the strongest in the net lease sector and continues to provide significant financial flexibility.

Speaker #2: We ended the quarter with a weighted average debt maturity of approximately $10.1 years, which is nearly double the nearest net lease peer and we also maintain $1.4 billion of liquidity.

Speaker #2: This conservative capital structure positions us well to fund the remainder of 2026 pipeline, while maintaining ample capacity for future growth. Having a robust acquisition pipeline, a strong balance sheet, and an experienced management team, we remain confident in our outlook.

Stephen A. Horn Jr.: Having a robust acquisition pipeline, a strong balance sheet, and an experienced management team, we remain confident in our outlook. We are committed to our self-funded growth strategy, disciplined capital allocation, and maintaining the financial flexibility that has long differentiated our platform. We believe this approach will continue to support sustainable earnings growth and long-term value creation for our shareholders. We're focused on finishing 2026 strong and positioning NNN for continued success over the years ahead. With that, I'll pass it over to Vin. He can go through our quarterly numbers in detail and updated guidance.

Stephen Horn: Having a robust acquisition pipeline, a strong balance sheet, and an experienced management team, we remain confident in our outlook. We are committed to our self-funded growth strategy, disciplined capital allocation, and maintaining the financial flexibility that has long differentiated our platform. We believe this approach will continue to support sustainable earnings growth and long-term value creation for our shareholders. We're focused on finishing 2026 strong and positioning NNN for continued success over the years ahead. With that, I'll pass it over to Vin. He can go through our quarterly numbers in detail and updated guidance.

Speaker #2: We are committed to our self-funded growth strategy, disciplined capital allocation, and maintaining the financial flexibility that has long differentiated our platform. We believe this approach will continue to support sustainable earnings growth and long-term value creation for our shareholders.

Speaker #2: We're focused on finishing 2026 strong and positioning NNN for continued success over the years ahead. With that, I'll pass it over to Vin. He can go through our quarterly numbers in detail and updated guidance.

Speaker #3: Thanks, Steve. Let's start with our customary cautionary statements. During this call, we will make certain statements that may be considered forward-looking statements under federal securities law.

Vin H. Chao: Thanks, Steve. Let's start with our customary cautionary statement. During this call, we will make certain statements that may be considered forward-looking statements under federal securities law. The company's actual future results may differ significantly from the matters discussed in these forward-looking statements, we may not release revisions to these forward-looking statements to reflect changes after the statements are made. Factors and risks that could cause actual results to differ from expectations are disclosed in greater detail in the company's filings with the SEC and in this morning's press release. Turning to results. This morning, we reported AFFO of $0.90 per share and core FFO of $0.89 per share, up 5.9% and 6.0%, respectively, over the prior year. Results were ahead of our internal projections, with upside driven primarily by lower than expected bad debt, which totaled about 2 basis points of quarterly ABR.

Vin Chao: Thanks, Steve. Let's start with our customary cautionary statement. During this call, we will make certain statements that may be considered forward-looking statements under federal securities law. The company's actual future results may differ significantly from the matters discussed in these forward-looking statements, we may not release revisions to these forward-looking statements to reflect changes after the statements are made. Factors and risks that could cause actual results to differ from expectations are disclosed in greater detail in the company's filings with the SEC and in this morning's press release. Turning to results. This morning, we reported AFFO of $0.90 per share and core FFO of $0.89 per share, up 5.9% and 6.0%, respectively, over the prior year. Results were ahead of our internal projections, with upside driven primarily by lower than expected bad debt, which totaled about 2 basis points of quarterly ABR.

Speaker #3: The company's actual future results may differ significantly from the matters discussed in these forward-looking statements, and we may not release revisions to these forward-looking statements to reflect changes after the statements were made.

Speaker #3: Factors and risks that could cause actual results to differ from expectations are disclosed in greater detail in the company's filings with the SEC and in this morning's press release.

Speaker #3: Turning to results. This morning, we reported AFFO of 90 cents per share and core FFO of 89 cents per share up 5.9% and 6.0%, respectively, over the prior year.

Speaker #3: Results were ahead of our internal projections, with upside driven primarily by lower-than-expected bad debt, which totaled about 2 basis points of quarterly ABR. Our NOI margin of 96.6% in the second quarter was up 70 basis points versus last quarter, as we further drove portfolio occupancy above our long-run average.

Vin H. Chao: Our NOI margin of 96.6% in Q2 was up 70 basis points versus last quarter as we further drove portfolio occupancy above our long-run average, thereby reducing net real estate expenses. G&A as a percentage of total revenue was 5.8%, while our cash G&A margin was 4.4%. Annualized base rent grew by over 7% year-over-year to $959 million on the back of our strong acquisition volumes. Free cash flow after dividend was about $56 million in Q2. Turning to the tenant credit. Our watchlist of near-term credit concerns remains immaterial at this time, which has led to better than budgeted credit loss year to date. That said, our portfolio management team remains focused on identifying and proactively mitigating potential future credit risks through asset sales, targeted lease terminations, and leasing.

Vin Chao: Our NOI margin of 96.6% in Q2 was up 70 basis points versus last quarter as we further drove portfolio occupancy above our long-run average, thereby reducing net real estate expenses. G&A as a percentage of total revenue was 5.8%, while our cash G&A margin was 4.4%. Annualized base rent grew by over 7% year-over-year to $959 million on the back of our strong acquisition volumes. Free cash flow after dividend was about $56 million in Q2. Turning to the tenant credit. Our watchlist of near-term credit concerns remains immaterial at this time, which has led to better than budgeted credit loss year to date. That said, our portfolio management team remains focused on identifying and proactively mitigating potential future credit risks through asset sales, targeted lease terminations, and leasing.

Speaker #3: Thereby reducing net real estate expenses. G&A is a percentage of total revenue was 5.8%, while our cash G&A margin was 4.4%. Annualized base rent grew by over 7% year over year to $959 million.

Speaker #3: On the back of our strong acquisition volumes. Free cash flow after dividend was about $56 million in the second quarter. Turning to the tenant credit.

Speaker #3: Our watchlist of near-term credit concerns remains immaterial at this time, which has led to better-than-budgeted credit loss year to date. That said, our portfolio management team remains focused on identifying and proactively mitigating potential future credit risks through asset sales, targeted lease terminations, and leasing.

Speaker #3: From a capital markets perspective, during the quarter we exercised the accordion option on our term loan, issuing an additional $200 million to bring total term loan size to $500 million.

Vin H. Chao: From a capital markets perspective, during the quarter, we exercised the accordion option on our term loan, issuing an additional $200 million to bring the total term loan size to $500 million. Of this total, $400 million has been swapped to an attractive all-in fixed rate of 4.1%. In addition, we lowered the spread on our term loan and revolver by 5 basis points. In light of our improving cost of equity, we were active on the ATM in Q2, selling roughly 6 million common shares on a forward basis at just under $46 per share. We also settled 1.7 million forward shares, generating net proceeds of about $73 million, which were used to pay down our revolver. From a modeling perspective, these shares were settled on 30 June and therefore are not included in the reported weighted average share count.

Vin Chao: From a capital markets perspective, during the quarter, we exercised the accordion option on our term loan, issuing an additional $200 million to bring the total term loan size to $500 million. Of this total, $400 million has been swapped to an attractive all-in fixed rate of 4.1%. In addition, we lowered the spread on our term loan and revolver by 5 basis points. In light of our improving cost of equity, we were active on the ATM in Q2, selling roughly 6 million common shares on a forward basis at just under $46 per share. We also settled 1.7 million forward shares, generating net proceeds of about $73 million, which were used to pay down our revolver. From a modeling perspective, these shares were settled on 30 June and therefore are not included in the reported weighted average share count.

Speaker #3: Of this total, $400 million has been swapped to an attractive all-end fixed rate of 4.1%. In addition, we lowered the spread on our term loan and revolver by 5 basis points.

Speaker #3: In light of our improving cost of equity, we were active on the ATM in the second quarter, selling roughly $6 million, common shares on a forward basis, at just under $46 per share.

Speaker #3: We also settled 1.7 million forward shares, generating net proceeds of about $73 million, which were used to pay down our revolver. From a modeling perspective, these shares were settled on 6/30 and therefore are not included in the reported weighted average share count.

Speaker #3: As of June 30th, we had roughly $272 million of unsettled forward equity, which combined with our $215 million of expected free cash flow and $140 million of provides us with ample liquidity with which to execute our strategic objectives for 2026 and beyond.

Vin H. Chao: As of 30 June, we had roughly $272 million of unsettled forward equity, which combined with our $215 million of expected free cash flow and $140 million of expected dispositions for the year, provides us with ample liquidity with which to execute our strategic objectives for 2026 and beyond. Regarding the balance sheet. At the end of the quarter, we had no encumbered assets, $1.4 billion of available liquidity, and just 2.5% of our debt tied to floating rates. Net debt to EBITDA of 5.7 times was unchanged from last quarter, but including the impact of unsettled forward equity, pro forma net debt to EBITDA was 5.4 times, down from 5.6 times last quarter. Our sector leading debt duration of 10.1 years was well matched with our lease duration, also 10.1 years.

Vin Chao: As of 30 June, we had roughly $272 million of unsettled forward equity, which combined with our $215 million of expected free cash flow and $140 million of expected dispositions for the year, provides us with ample liquidity with which to execute our strategic objectives for 2026 and beyond. Regarding the balance sheet. At the end of the quarter, we had no encumbered assets, $1.4 billion of available liquidity, and just 2.5% of our debt tied to floating rates. Net debt to EBITDA of 5.7 times was unchanged from last quarter, but including the impact of unsettled forward equity, pro forma net debt to EBITDA was 5.4 times, down from 5.6 times last quarter. Our sector leading debt duration of 10.1 years was well matched with our lease duration, also 10.1 years.

Speaker #3: Regarding the end of the quarter we had no encumbered assets, $1.4 billion of available liquidity, and just $2.5% of our debt tied to floating rates.

Speaker #3: Net debt to EBITDA of $5.7 times was unchanged from last quarter, but including the impact of unsettled forward equity, pro forma net debt to EBITDA was $5.4 times, down from $5.6 times last quarter.

Speaker #3: Our sector-leading debt duration of 10.1 years was well matched with our lease duration, also 10.1 years. On July 15th, we announced the $0.62 quarterly dividend, which is a 3.3% increase in the quarterly rate, and represented our 37th consecutive annual dividend increase.

Vin H. Chao: On 15 July, we announced a $0.62 quarterly dividend, which is a 3.3% increase in the quarterly rate and represented our 37th consecutive annual dividend increase, an achievement that we are extremely proud of and one that reflects the sustainability of our growth model. The new dividend rate equates to a 5.3% annualized dividend yield and a healthy 69% AFFO payout ratio. Lastly, I will end my comments with some additional color regarding our updated 2026 guidance. As disclosed in our earnings release, we are raising both core FFO and AFFO per share guidance for 2026 by $0.01 at the respective midpoints. Updated AFFO per share guidance of $3.55 to $3.59 implies about 3.8% year-over-year growth at the midpoint and acceleration from 2.7% growth in 2025.

Vin Chao: On 15 July, we announced a $0.62 quarterly dividend, which is a 3.3% increase in the quarterly rate and represented our 37th consecutive annual dividend increase, an achievement that we are extremely proud of and one that reflects the sustainability of our growth model. The new dividend rate equates to a 5.3% annualized dividend yield and a healthy 69% AFFO payout ratio. Lastly, I will end my comments with some additional color regarding our updated 2026 guidance. As disclosed in our earnings release, we are raising both core FFO and AFFO per share guidance for 2026 by $0.01 at the respective midpoints. Updated AFFO per share guidance of $3.55 to $3.59 implies about 3.8% year-over-year growth at the midpoint and acceleration from 2.7% growth in 2025.

Speaker #3: An achievement that we are extremely proud of and one that reflects the sustainability of our growth model. The new dividend rate equates to a 5.3% annualized dividend yield and a healthy 69% AFFO payout ratio.

Speaker #3: Lastly, I will end my comments with some additional color regarding our updated 2026 guidance. As disclosed in our earnings release, we are raising both core FFO and AFFO per share guidance for 2026 by 1 cent at their respective midpoints.

Speaker #3: Updated AFFO per share guidance of $3.55 to $3.59 implies about 3.8% year over year growth at the midpoint and acceleration from 2.7% growth in 2025.

Speaker #3: The primary drivers of our improved earnings outlook are better-than-planned second-quarter performance, a 150 million dollar increase in expected acquisition volume, and a half a million dollar decrease in expected net real estate expenses resulting from a faster-than-planned reduction in vacancies.

Vin H. Chao: The primary drivers of our improved earnings outlook are better than planned Q2 performance, a $150 million increase in expected acquisition volume, and a half a million dollar decrease in expected net real estate expenses resulting from a faster than planned reduction in vacancies. We also raised the midpoint of our annual disposition guidance by $10 million, and from a credit loss perspective, we are leaving our H2 assumptions unchanged, but given the year-to-date outperformance versus plan, we now expect full year bad debt to be about 40 basis points, down from 60 basis points as of last quarter. More details regarding line item guidance can be found on page three of our earnings release.

Vin Chao: The primary drivers of our improved earnings outlook are better than planned Q2 performance, a $150 million increase in expected acquisition volume, and a half a million dollar decrease in expected net real estate expenses resulting from a faster than planned reduction in vacancies. We also raised the midpoint of our annual disposition guidance by $10 million, and from a credit loss perspective, we are leaving our H2 assumptions unchanged, but given the year-to-date outperformance versus plan, we now expect full year bad debt to be about 40 basis points, down from 60 basis points as of last quarter. More details regarding line item guidance can be found on page three of our earnings release.

Speaker #3: We also raised the midpoint of our annual disposition guidance by 10 million, and from a credit loss perspective, we are leaving our second half assumptions unchanged but given the year-to-date outperformance versus plan, we now expect full-year bad debt to be about 40 basis points down from 60 basis points as of last quarter.

Speaker #3: More details regarding line item guidance can be found on page 3 of our earnings release. While our guidance reflects our near-term outlook, over the longer term we continue to target sustainable mid-single-digit growth driven by disciplined capital allocation, proactive portfolio management, and a largely self-funded growth model supported by our conservatively managed balance sheet.

Vin H. Chao: While our guidance reflects our near-term outlook, over the longer term, we continue to target sustainable mid-single-digit growth driven by disciplined capital allocation, proactive portfolio management, and a largely self-funded growth model supported by our conservatively managed balance sheet. With that, I will turn the call over to Holly for questions.

Vin Chao: While our guidance reflects our near-term outlook, over the longer term, we continue to target sustainable mid-single-digit growth driven by disciplined capital allocation, proactive portfolio management, and a largely self-funded growth model supported by our conservatively managed balance sheet. With that, I will turn the call over to Holly for questions.

Speaker #3: With that, I'll turn the call over to Holly for questions.

Speaker #2: Certainly. At this time, we will be conducting a question-and-answer session. If you would like to ask a question, please press star 1 on your telephone keypad.

Operator 2: Certainly. At this time, we will 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. Once again, that is star one to ask a question. One moment please while we poll for questions. Your first question for today is from Ronald Camden with Morgan Stanley.

Operator: Certainly. At this time, we will 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. Once again, that is star one to ask a question. One moment please while we poll for questions. Your first question for today is from Ronald Camden with Morgan Stanley.

Speaker #2: A confirmation tone will indicate your line is in the question queue. You may press star 2 if you would like to remove your question from the queue.

Speaker #2: For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. Once again, that is *1 to ask a question.

Speaker #2: One moment, please, while we poll for questions. Your first question for today is from Ronald Camden with Morgan Stanley.

Speaker #1: Great. Maybe we could start with the acquisitions. Obviously, the guide raised in the quarter—if you could talk a little bit about just what kind of activity you're seeing?

Ronald Kamdem: Great. Maybe we could start with the acquisitions. Obviously, the guide raise in the quarter. If you could talk a little bit about just what kind of activity that you're seeing. We did see sort of cap rates, I think down 20 basis points from the cap rates in Q1. We'd love to hear what you're seeing on the trends and the competition as well, in addition to the volumes. Thanks.

Speaker #1: We did see sort of cap rates I think down 20 basis points from the cap rates in the first quarter. So we'd love to hear some what you're seeing on the trend and the competition as well in addition to the volumes.

Speaker #1: Thanks.

Speaker #4: Yeah. I mean, just us lifting the acquisition volume from the original guide shows there's plenty of activity out there for us. We're seeing a lot of opportunities.

Vin H. Chao: Yeah. Just us lifting the acquisition volume from the original guide shows there's plenty of activity out there for us. We're seeing a lot of opportunities. The summertimes, things slow down a little bit. Going into the summer, and had a great Q2 because we were able to stack the pipeline. The remainder of the year, we have a good pipeline. There's a fair amount of activity. Hopefully, we can end up on the higher side of our guidance. We don't want to count our chickens until they're hatched. Yeah, the robust pipeline, and there's a few portfolios out in the market currently that we could have a good H2. As far as competition, it's the usual suspects. It's the other public REITs. We're not running into much of the private money out there.

Stephen Horn: Yeah. Just us lifting the acquisition volume from the original guide shows there's plenty of activity out there for us. We're seeing a lot of opportunities. The summertimes, things slow down a little bit. Going into the summer, and had a great Q2 because we were able to stack the pipeline. The remainder of the year, we have a good pipeline. There's a fair amount of activity. Hopefully, we can end up on the higher side of our guidance. We don't want to count our chickens until they're hatched. Yeah, the robust pipeline, and there's a few portfolios out in the market currently that we could have a good H2. As far as competition, it's the usual suspects. It's the other public REITs. We're not running into much of the private money out there.

Speaker #4: Things tend to slow down a little bit during the summertime, but going into the summer, we had a great second quarter because we were able to stack the pipeline.

Speaker #4: And then the remainder of the year, we have a good pipeline. There's a fair amount of activity. Hopefully, we can end up on the higher side.

Speaker #4: Of our guidance, but we don't want to count our chickens until they're hatched. But yeah, no, robust pipeline. And there's a few portfolios out in the market currently that we could have a good second half of the year, as far as competition.

Speaker #4: It's the usual suspects. It's the other public REITs. We're not running into much of the private money out there. That could change the second half of the year, but competition's always robust in the net lease sector.

Vin H. Chao: That could change the H2, competition's always robust in the net lease sector. I'm not seeing it go up or down in the remainder of the year. That being said, knowing what's in my pipeline, that's why we're kind of speculating that there'll be a little cap rate compression the H2.

Stephen Horn: That could change the H2, competition's always robust in the net lease sector. I'm not seeing it go up or down in the remainder of the year. That being said, knowing what's in my pipeline, that's why we're kind of speculating that there'll be a little cap rate compression the H2.

Speaker #4: I'm not seeing it go up or down the remainder of the year. That being said, knowing what's in my pipeline, that's why we're kind of speculating that there'll be a little cap rate compression the second half of the year.

Speaker #1: Got it. That's helpful. And I think you my second question is just on the portfolio health and sort of asset management. Seems like the bad debt has been trending.

Ronald Kamdem: Got it. That's helpful. I think my second question is just on the portfolio health and sort of asset management. Seems like the bad debt has been trending well below your expectations or even historical this year. At this sort of juncture, what other sort of industries, what are you guys sort of watching out for? Is it fair to say at 99+% occupancy, this is the best shape the portfolio has been in? Thanks.

Speaker #1: Well below your expectations or even historical. This year. So at this sort of juncture, what other sort of industry's what do you guys sort of watching out for?

Speaker #1: And is it fair to say at 99 plus percent occupancy is the best shape the portfolio has been in? Thanks.

Speaker #4: I'm going to let Steve handle that. Historical perspective because he has more of it than I do, but from my perspective, yes, it's the best shape that the portfolio has been in since I've been here.

Vin H. Chao: I'm going to let Steve handle the historical perspective because he has more of it than I do. From my perspective, yes, it's the best shape that the portfolio's been in since I've been here. As far as watchlist tenants, as I mentioned on my prepared remarks, we don't really have any material tenants that are on the watchlist from a near-term perspective. We do talk about some tenants that historically been on the watchlist for a long time, like AMC. Again, that's more of a movie theater thing. Quite honestly, the movie theater business has been doing quite well this year. Box office is up pretty strongly, I think AMC just recently got a credit upgrade from S&P. At least in the near term, things are fairly calm on that front.

Vin Chao: I'm going to let Steve handle the historical perspective because he has more of it than I do. From my perspective, yes, it's the best shape that the portfolio's been in since I've been here. As far as watchlist tenants, as I mentioned on my prepared remarks, we don't really have any material tenants that are on the watchlist from a near-term perspective. We do talk about some tenants that historically been on the watchlist for a long time, like AMC. Again, that's more of a movie theater thing. Quite honestly, the movie theater business has been doing quite well this year. Box office is up pretty strongly, I think AMC just recently got a credit upgrade from S&P. At least in the near term, things are fairly calm on that front.

Speaker #4: But as far as watchlist tenets, as I mentioned on my prepared in March, we don't really have any material tenets that are on the watchlist from a near-term perspective.

Speaker #4: We do talk about some tenets that have historically had some have been on the watchlist for a long time, like AMC, again, that's more of a movie theater thing.

Speaker #4: And quite honestly, the movie theater business has been doing quite well this year. Box office is up pretty strongly, and I think AMC just recently got a credit upgrade.

Speaker #4: From S&P, and so at least in the near term, things are fairly calm on that front. From a line of trade perspective, there's really we've never really had specific focus on lines of trade movie theater being maybe one exception.

Vin H. Chao: From a line of trade perspective, we've never really had specific focus on lines of trade, movie theater being maybe one exception. Overall, it's more idiosyncratic in terms of how we think about the watchlist as opposed to specific lines of trade. Again, as I often say, there's winners and losers in every line of trade.

Vin Chao: From a line of trade perspective, we've never really had specific focus on lines of trade, movie theater being maybe one exception. Overall, it's more idiosyncratic in terms of how we think about the watchlist as opposed to specific lines of trade. Again, as I often say, there's winners and losers in every line of trade.

Speaker #4: But overall, it's more idiosyncratic in terms of how we think about the watchlist as opposed to specific lines of trade because, again, as I often say, there's winners and losers in every line of trade.

Speaker #5: Yeah. As far as the portfolio health historically, our portfolio is in great shape. Currently, given the size of the portfolio, we do deal with retailers, so retailers do come and go throughout the years.

Stephen A. Horn Jr.: Yeah. As far as the portfolio health historically, our portfolio's in great shape. Currently, given the size of the portfolio, we do deal with retailers, so retailers do come and go throughout the years. That's why we focus really hard on the asset level financial performance and real estate quality. Yeah, overall, the portfolio today is as good as it's ever been. No major retailers in our top are giving us any heartburn. More importantly, the asset level financial performance seems to be pretty robust the last 18 months.

Stephen Horn: Yeah. As far as the portfolio health historically, our portfolio's in great shape. Currently, given the size of the portfolio, we do deal with retailers, so retailers do come and go throughout the years. That's why we focus really hard on the asset level financial performance and real estate quality. Yeah, overall, the portfolio today is as good as it's ever been. No major retailers in our top are giving us any heartburn. More importantly, the asset level financial performance seems to be pretty robust the last 18 months.

Speaker #5: But that's why we focus really hard on the asset level, financial performance, and real estate quality. But yeah, I mean, overall, the portfolio today is as good as it's ever been.

Speaker #5: But no major retailers in our top are giving us any heartburn. But more importantly, the asset level, financial performance seems to be pretty robust the last 18 months.

Speaker #1: Thanks so much.

Ronald Kamdem: Thanks so much.

Speaker #2: Your next question is from Janna Gallen with Bank of America.

Operator 2: Your next question is from Jana Gallen with Bank of America.

Ronald Kamdem: Your next question is from Jana Gallen with Bank of America.

Speaker #6: Thank you. Good morning and congrats on the quarter. Can you walk us through how you're thinking about your marginal cost of capital as you accelerate acquisitions?

Jana Gallen: Thank you. Good morning. Congrats on the quarter. Can you walk us through how you're thinking about your marginal cost of capital as you accelerate acquisitions? Following up on the higher dispositions, are those mostly vacant or opportunistically low cap rates? Kind of what is targeted for disposition?

Jana Galan: Thank you. Good morning. Congrats on the quarter. Can you walk us through how you're thinking about your marginal cost of capital as you accelerate acquisitions? Following up on the higher dispositions, are those mostly vacant or opportunistically low cap rates? Kind of what is targeted for disposition?

Speaker #6: And then following up on the higher dispositions, are those mostly vacant or opportunistically low cap rates or kind of what is targeted for disposition?

Vin H. Chao: I'll let Vin talk about the weighted average cost of capital, how we're looking at it, then I'll follow up and talk about the dispositions.

Stephen Horn: I'll let Vin talk about the weighted average cost of capital, how we're looking at it, then I'll follow up and talk about the dispositions.

Speaker #4: I'll let Vin talk about the way the average cost of capital, how we're looking at it, then I'll follow up and talk about the dispositions.

Speaker #1: Yeah. Hey, Janna, how are you doing? Look, as far as the cost of capital, I mean, we have seen an improvement on our cost of equity, which was nice to see.

Vin H. Chao: Yeah. Hey, Janna. How are you doing? Look, as far as the cost of capital, we have seen an improvement on our cost of equity, which was nice to see. We were active on the ATM during the quarter. I think we're in good shape from a liquidity perspective. From a cost of capital, our debt cost of capital is, one, we always think about things on a long-term basis, so thinking 10-year debt.

Vin Chao: Yeah. Hey, Jana. How are you doing? Look, as far as the cost of capital, we have seen an improvement on our cost of equity, which was nice to see. We were active on the ATM during the quarter. I think we're in good shape from a liquidity perspective. From a cost of capital, our debt cost of capital is, one, we always think about things on a long-term basis, so thinking 10-year debt.

Speaker #1: And so we were active on the ATM during the quarter. And so I think we're in good shape from a liquidity perspective. From a cost of capital, our debt cost of capital is I mean, one, we always think about things on a long-term basis.

Speaker #1: So thinking 10-year debt, cost of equity, we have an absolute hurdle that we think about. Sort of in the 8 plus percent range, which is sort of a long-term view.

Vin H. Chao: Cost of equity. We have an absolute hurdle that we think about sort of in the 8% plus range, which is sort of a long-term view. From an earnings accretion perspective, dilution perspective, we look at the FFO yield. If you take our typical 60/40, we blend probably around a 6/7 today. That's plus or minus.

Vin Chao: Cost of equity. We have an absolute hurdle that we think about sort of in the 8% plus range, which is sort of a long-term view. From an earnings accretion perspective, dilution perspective, we look at the FFO yield. If you take our typical 60/40, we blend probably around a 6/7 today. That's plus or minus.

Speaker #1: And then from an earnings accretion perspective, dilution perspective, we look at AFO yield. And so if you take our typical 60/40, we blend probably around a 6/7 today.

Speaker #1: So that's plus or minus.

Stephen A. Horn Jr.: As far as the dispositions, yeah, the majority of the dispositions this past quarter were the vacant assets. 19 of them were vacant. However, the income-producing ones was from active portfolio management, discussing with the retailer that they weren't stellar performers and that the retailer was probably going to not renew the lease. That being said, the 5.6 cap rate that we sold, that was a pretty tight bandwidth. The portfolio's stronger, and it was primarily restaurants were more than 50% of the income producing, and the remainder was primarily convenience stores.

Stephen Horn: As far as the dispositions, yeah, the majority of the dispositions this past quarter were the vacant assets. 19 of them were vacant. However, the income-producing ones was from active portfolio management, discussing with the retailer that they weren't stellar performers and that the retailer was probably going to not renew the lease. That being said, the 5.6 cap rate that we sold, that was a pretty tight bandwidth. The portfolio's stronger, and it was primarily restaurants were more than 50% of the income producing, and the remainder was primarily convenience stores.

Speaker #4: As far as the dispositions, yeah, the majority of the dispositions this past quarter were the vacant assets—19 of them were vacant. However, the income-producing ones were from active portfolio management, discussing with the retailer.

Speaker #4: They weren't stellar performers, and the retailer was probably going to not renew the lease. That being said, the 5.6 cap rate that we sold, that was a pretty tight bandwidth.

Speaker #4: But the portfolio is stronger, and it was primarily restaurants—more than 50% of the income-producing—and the remainder was primarily convenience stores.

Speaker #6: Thank you.

Jana Gallen: Thank you.

Jana Galan: Thank you.

Speaker #2: Your next question for today is from Brad Heffern with RBC Capital Markets.

Operator 2: Your next question for today is from Brad Heffern with RBC Capital Markets.

Operator: Your next question for today is from Brad Heffern with RBC Capital Markets.

Speaker #1: Hey, hey everybody. Thanks for the questions. Just following up on AMC, the yields on the debt have improved a lot. As you said, it was upgraded by S&P.

Brad Heffern: Hey. Hey, everybody. Thanks for the questions. Just following up on AMC. The yields on the debt have improved a lot. As you said, it was upgraded by S&P. Do you see theaters trade at all right now? Might there be an opportunity to reduce exposure there, just given it seems like the credit profile's improved?

Speaker #1: Do you see theaters trade at all right now? And might there be an opportunity to reduce exposure there, just given it seems like the credit profile's improved?

Speaker #4: Yeah. We sold if you recall, we sold one actually in the first quarter. So we're always looking to reduce our exposure on the movie theaters that aren't performing as well.

Stephen A. Horn Jr.: Yeah. If you recall, we sold one actually in Q1. We're always looking to reduce our exposure on the movie theaters that aren't performing as well. They haven't rebounded completely to pre-COVID numbers. We're not seeing them personally, many of them on the market. Yeah, we are always going through every industry, not just movie theaters, and looking at our exposure and the real estate risk associated with those certain tenants. Yes, I'm looking actively to reduce our movie theater exposure as we move forward.

Stephen Horn: Yeah. If you recall, we sold one actually in Q1. We're always looking to reduce our exposure on the movie theaters that aren't performing as well. They haven't rebounded completely to pre-COVID numbers. We're not seeing them personally, many of them on the market. Yeah, we are always going through every industry, not just movie theaters, and looking at our exposure and the real estate risk associated with those certain tenants. Yes, I'm looking actively to reduce our movie theater exposure as we move forward.

Speaker #4: They haven't rebounded completely to pre-COVID numbers. We're not seeing them personally. Many of them on the market. But yeah, we are always going through every industry, not just movie theaters.

Speaker #4: And looking at our exposure and the real estate risk associated with those certain tenants. But yes, I'm looking actively to reduce our movie theater exposure as we move forward.

Speaker #1: Okay. Got it. And then, Vin, on the guidance, the FFO guidance, all the underlying assumptions look like they moved in a positive direction from acquisition volumes to taxes, to well, everything.

Brad Heffern: Okay, got it. Then Vin, on the guidance, the FFO guidance, all the underlying assumptions look like they moved in a positive direction, from acquisition volumes to taxes to, well, everything. What was the offset that kept the high end of the guidance from increasing along with the low end?

Speaker #1: So what was the offset that kept the high end of the guidance from increasing along with the low end?

Vin H. Chao: The reality is, Brad, we felt like given where we are in the year, we wanted to narrow the range. We did feel a $0.01 increase at the midpoint was appropriate, so that's just kind of how the numbers shook out. There's nothing really preventing the high end from going up, per se, specifically.

Vin Chao: The reality is, Brad, we felt like given where we are in the year, we wanted to narrow the range. We did feel a $0.01 increase at the midpoint was appropriate, so that's just kind of how the numbers shook out. There's nothing really preventing the high end from going up, per se, specifically.

Speaker #4: The reality is, Brad, I mean, we felt like given where we are in the year, we wanted to narrow the range. But we did feel a one penny increase at the midpoint was appropriate.

Speaker #4: And so that's just kind of how the numbers shook out. But there's nothing really preventing the high end from going up, per se, specifically.

Speaker #1: Okay. Thanks.

Brad Heffern: Okay, thanks.

Speaker #2: Your next question is from Smeads Rose with City.

Operator 2: Your next question is from Smedes Rose with Citi.

Operator: Your next question is from Smedes Rose with Citi.

Speaker #7: Hi. Thanks. You mentioned M&A activity. That took place across the quarter. And I was just wondering, when you've seen this in the past, is there any do you have any sort of concerns around potential closings, just as maybe competing stores overlap?

Smedes Rose: Hi, thanks. You mentioned M&A activity that took place across the quarter. I was just wondering, when you've seen this in the past, do you have any sort of concerns around potential closings just as maybe competing stores overlap? Just sort of on that, there was some headline news earlier in the year around 7-Eleven looking to close some stores and leaning into a slightly different format. I'm just wondering if you've heard anything relative to your portfolio on that front.

Speaker #7: And just on that topic, there were some headline news earlier in the year around 7-Eleven looking to close some stores and leaning into a slightly different format.

Speaker #7: I was just wondering if you've heard anything relative to your portfolio on that front.

Speaker #4: No. And as far as 7/11, in 2025, we did a full a big renegotiation with 7/11 that renewed a lot of their leases. Basically all of them at the end of the day.

Stephen A. Horn Jr.: No. As far as 7-Eleven, in 2025, we did a big renegotiation with 7-Eleven that renewed a lot of their leases. Basically all of them at the end of the day. Yeah, 7-Eleven's moving into quote, "the larger format store." Our 7-Eleven's are very low-cost basis. We're kind of more in that $3 million, $4 million range in the 7-Eleven's. Now they're building $10 million. I don't want to own a $10 million 7-Eleven. I want to maintain that $3 to $5 million range. I'm not concerned on our 7-Eleven portfolio. As far as M&A, we have long-term leases with it, so they can close them, but they got to pay us rent, and then we'll manage the portfolio as we move forward throughout the length of the lease.

Stephen Horn: No. As far as 7-Eleven, in 2025, we did a big renegotiation with 7-Eleven that renewed a lot of their leases. Basically all of them at the end of the day. Yeah, 7-Eleven's moving into quote, "the larger format store." Our 7-Eleven's are very low-cost basis. We're kind of more in that $3 million, $4 million range in the 7-Eleven's. Now they're building $10 million. I don't want to own a $10 million 7-Eleven. I want to maintain that $3 to $5 million range. I'm not concerned on our 7-Eleven portfolio. As far as M&A, we have long-term leases with it, so they can close them, but they got to pay us rent, and then we'll manage the portfolio as we move forward throughout the length of the lease.

Speaker #4: Yeah, 7/11 is moving into "the larger format store." But our 7/11s are very low cost basis. We're kind of more of that 3, 4 million range in the 7/11s.

Speaker #4: And now they're building 10 million. I don't want to own a $10 million 7/11. I want to maintain that 3 to 5 million dollar range.

Speaker #4: So I'm not concerned about our 7-Eleven portfolio. As far as M&A, we have long-term leases with it, so they can't just— they can close them, but they have to pay us rent.

Speaker #4: And then we'll manage the portfolio as we move forward throughout the length of the lease.

Vin H. Chao: One thing I'll just add to that, Smedes, is that on the renegotiations that Steve just mentioned on 7-Eleven, they could have just taken an option, a 5-year option, but we did renegotiate, I think it was 15-year leases with them. They wanted to stay where they're at in our portfolio.

Speaker #1: And one thing I'll just add to that, Smeads, is that on the renegotiations that Steve just mentioned on 7/11, these were they could have just taken an option and five-year option, but we did renegotiate, I think it was 15-year leases with them.

Vin Chao: One thing I'll just add to that, Smedes, is that on the renegotiations that Steve just mentioned on 7-Eleven, they could have just taken an option, a 5-year option, but we did renegotiate, I think it was 15-year leases with them. They wanted to stay where they're at in our portfolio.

Speaker #1: So I mean, they wanted to stay where they're at in our portfolio.

Speaker #7: Very good. Okay. Thank you. Appreciate it.

Smedes Rose: Very good. Okay. Thank you. Appreciate it.

Speaker #2: Your next question is from Michael Goldsmith with UBS.

Operator 2: Your next question is from Michael Goldsmith with UBS.

Operator: Your next question is from Michael Goldsmith with UBS.

Speaker #5: Good morning. Thanks a lot for taking my question. Just on the dispositions, I know you touched on a little bit on some were vacant, some was active portfolio management.

David Brown: Good morning. Thanks a lot for taking my question. Just on the dispositions, I know you touched a little bit on some were vacant, some was active portfolio management. Can you talk a little bit about more specifically what restaurants you were selling, then also, are there more dispositions to be coming in the future quarters?

Michael Goldsmith: Good morning. Thanks a lot for taking my question. Just on the dispositions, I know you touched a little bit on some were vacant, some was active portfolio management. Can you talk a little bit about more specifically what restaurants you were selling, then also, are there more dispositions to be coming in the future quarters?

Speaker #5: Can you talk a little bit about more specifically what restaurants you were selling and then also are there more dispositions to be coming in the future quarters?

Speaker #4: Yeah, good question. As far as the dispositions, we listed our midpoint. A little bit signaling that we're going to have more dispositions and got back in the first quarter call.

Stephen A. Horn Jr.: Yeah, good question. As far as the dispositions, we lifted our midpoint a little bit, signaling that we're going to have more dispositions. Back in the Q1 call, I said 2026 would be elevated. As far as the restaurants we disposed, off the top of my head, one Ruby Tuesday we disposed of and a Bob Evans, in particular, that were just lower performing assets and the management team contacted our portfolio manager and decided to work a deal out. Those things were in the high 5s. Good deal for the tenant and good deal for us.

Stephen Horn: Yeah, good question. As far as the dispositions, we lifted our midpoint a little bit, signaling that we're going to have more dispositions. Back in the Q1 call, I said 2026 would be elevated. As far as the restaurants we disposed, off the top of my head, one Ruby Tuesday we disposed of and a Bob Evans, in particular, that were just lower performing assets and the management team contacted our portfolio manager and decided to work a deal out. Those things were in the high 5s. Good deal for the tenant and good deal for us.

Speaker #4: I said 2026 would be elevated. As far as the restaurants, we disposed off the top of my head, one Ruby Tuesdays. We disposed of and a Bob Evans in particular that we're just lower performing assets and the management team contacted our portfolio manager and decided to work a deal out.

Speaker #4: And those things were in the high fives. That sold. So it was a good deal for the tenant and a good deal for us.

Speaker #5: Thanks, Vin. And as a follow-up, it looks like you increased your exposure to early childhood education. That's a category that some of the other triple net lease REITs have played in.

David Brown: Thanks, Vin. As a follow-up, it looks like you increased your exposure to early childhood education. That's a category that some of the other triple net leases have played in. Can you give a little bit more color on those acquisitions, maybe the opportunity set that you're seeing, then has there been any cap rate compression in that space specifically? Thanks.

Michael Goldsmith: Thanks, Vin. As a follow-up, it looks like you increased your exposure to early childhood education. That's a category that some of the other triple net leases have played in. Can you give a little bit more color on those acquisitions, maybe the opportunity set that you're seeing, then has there been any cap rate compression in that space specifically? Thanks.

Speaker #5: So can you give a little bit color more color on those acquisitions? Maybe the opportunity set that you're seeing and then any sort of has there been any cap rate compression in that space specifically?

Speaker #5: Thanks.

Speaker #4: Yeah. As far as the last 15 years, we've seen our fair share of volume opportunities in the early childhood segment. And this year, we did a little bit more than we have historically.

Stephen A. Horn Jr.: As far as Last 15 years, we've seen our fair share of volume opportunities in the early childhood segment. This year, we did a little bit more than we have historically. We have played in that space. We're very knowledgeable. When we see the right opportunity as far as the initial cap rate and the real estate metrics and the right management team, then that's when we'll lean in and do it. As far as the risk-adjusted return, we feel pretty good at the tenants that we're doing business with within that segment.

Stephen Horn: As far as Last 15 years, we've seen our fair share of volume opportunities in the early childhood segment. This year, we did a little bit more than we have historically. We have played in that space. We're very knowledgeable. When we see the right opportunity as far as the initial cap rate and the real estate metrics and the right management team, then that's when we'll lean in and do it. As far as the risk-adjusted return, we feel pretty good at the tenants that we're doing business with within that segment.

Speaker #4: We have played in that space. We're very knowledgeable. But when we see the right opportunity, as far as the initial cap rate and the real estate metrics and the right management team, then that's when we'll lean in and do it.

Speaker #4: So as far as the risk-adjusted return, we feel pretty good at the tenants that we're doing business with within that segment.

Speaker #1: Yeah. And just a little in this quarter, we did do a small portfolio deal with a new relationship tenant very strong management team low levered balance sheet.

Vin H. Chao: In this quarter, we did do a small portfolio deal with a new relationship tenant, a very strong management team, a low-levered balance sheet, attractive fundable real estate, in that 1 to 2 acre land size, a nice size building, and high rent coverage to start. We feel very good about that.

Vin Chao: In this quarter, we did do a small portfolio deal with a new relationship tenant, a very strong management team, a low-levered balance sheet, attractive fundable real estate, in that 1 to 2 acre land size, a nice size building, and high rent coverage to start. We feel very good about that.

Speaker #1: Attractive fungible real estate in that one to two-acre land size. Nice size building. And high rent coverage to start. So we feel very good about that.

Speaker #5: Thank you very much. Good luck in the back half.

David Brown: Thank you very much. Good luck in the back half.

Michael Goldsmith: Thank you very much. Good luck in the back half.

Speaker #4: Thanks.

Stephen A. Horn Jr.: Thanks.

Stephen Horn: Thanks.

Speaker #2: Your next question for today is from Spencer Glimcher with Green Street.

Operator 2: Your next question for today is from Spenser Glimcher with Green Street.

Operator: Your next question for today is from Spenser Glimcher with Green Street.

Speaker #6: Thank you. Sorry if I missed this, but just going back to the acquisition pipeline, you mentioned a few portfolios out in the market. Just curious if these would be new tenants, assuming you would land one or two of these bigger deals?

Spenser Glimcher: Thank you. Sorry if I missed this, just going back to the acquisition pipeline, you mentioned a few portfolios out in the market. Just curious if these would be new tenants, assuming you would land one or two of these bigger deals.

Speaker #4: Yeah. The portfolios were currently evaluating would be new tenants. For us, if we ended up being awarded the deal.

Stephen A. Horn Jr.: Yeah. The portfolios we're currently evaluating would be new tenants for us if we ended up being awarded the deal.

Stephen Horn: Yeah. The portfolios we're currently evaluating would be new tenants for us if we ended up being awarded the deal.

Spenser Glimcher: Okay, great. Just on the relationship-driven deals, which of your tenant segments are looking to grow the most aggressively right now? Is it still largely in the auto space, or is there any update there?

Speaker #6: Okay. Great. And then just on the relationship-driven deals, which of your tenant segments are looking to grow the most aggressively right now? Is it still largely in the auto space, or is there any update there?

Speaker #4: Yeah. It's primarily the auto space. Convenience stores. We're seeing some opportunities. Where we're not seeing opportunities currently for NNN is the limited service restaurants.

Stephen A. Horn Jr.: Yeah. It's primarily the auto space, convenience stores. We're seeing some opportunities. Where we're not seeing opportunities currently for NNN is the limited service restaurants. We're not seeing much M&A or growth in that sector. Of course movie theaters, we're not seeing any growth either. Yeah, really just kind of the automotive service and convenience stores seem to be, and then also the early childhood education seems to be where a lot of the opportunities lie currently.

Stephen Horn: Yeah. It's primarily the auto space, convenience stores. We're seeing some opportunities. Where we're not seeing opportunities currently for NNN is the limited service restaurants. We're not seeing much M&A or growth in that sector. Of course movie theaters, we're not seeing any growth either. Yeah, really just kind of the automotive service and convenience stores seem to be, and then also the early childhood education seems to be where a lot of the opportunities lie currently.

Speaker #4: We're not seeing much M&A or growth in that sector. And, of course, movie theaters—we're not seeing any growth there either. But really, it's just kind of the auto service and convenience stores.

Speaker #4: Seem to be, and then also, early childhood education seems to be where a lot of the opportunities lie currently.

Speaker #6: Okay. Great. Thanks. That's all for me.

Spenser Glimcher: Okay, great. Thanks. That's all for me.

Speaker #2: Your next question is from Rob Stevenson with Huntington.

Operator 2: Your next question is from Rob Stevenson with Huntington.

Operator: Your next question is from Rob Stevenson with Huntington.

Speaker #3: Good morning. Vin, back to the sort of guidance question. Any other major levers other than transaction volume that pushes you to the bottom of the range versus the top of the range at this point of the year?

Rob Stevenson: Good morning. Vin, back to the sort of guidance question. Any other major levers other than transaction volume that pushes you to the bottom of the range versus the top of the range at this point of the year?

Speaker #4: I mean, the biggest drivers that hey, Rob, how are you doing? Welcome back. The biggest drivers really are kind of always the same. I mean, bad debt is the big swing factor.

Vin H. Chao: The biggest drivers. Hey, Rob. How you doing? Welcome back. Biggest drivers really are kind of always the same. Bad debt is a big swing factor. Things are pretty calm right now. If that ticked higher, that could move us a little lower, although I think we have a pretty healthy cushion in our H2 assumptions. Timing and volume of acquisitions is definitely a big driver. I guess to some degree, timing of our capital markets activities. We do have a $350 million debt maturity in December of this year. How we deal with that and timing of when we deal with that could influence the numbers a bit.

Vin Chao: The biggest drivers. Hey, Rob. How you doing? Welcome back. Biggest drivers really are kind of always the same. Bad debt is a big swing factor. Things are pretty calm right now. If that ticked higher, that could move us a little lower, although I think we have a pretty healthy cushion in our H2 assumptions. Timing and volume of acquisitions is definitely a big driver. I guess to some degree, timing of our capital markets activities. We do have a $350 million debt maturity in December of this year. How we deal with that and timing of when we deal with that could influence the numbers a bit.

Speaker #4: And so things are pretty calm right now. But if that ticked higher, that could move us a little lower. Although I think we have a pretty healthy cushion in our back half assumptions.

Speaker #4: Timing and volume of acquisitions is definitely a big driver. And then I guess to some degree, timing of our capital markets activities. We do have a 350 million dollar debt maturity in the December of this year.

Speaker #4: And so how we deal with that, and the timing of when we deal with that, could influence the numbers a bit.

Speaker #3: What's the best source of debt for you today, and where is pricing, if you wanted to do something to fix that?

Rob Stevenson: What's the best source of debt for you today, and where's pricing if you wanted to do something to fix that?

Speaker #4: Yeah. Look, I think we look at all opportunities and we're evaluating a lot of different options. And we do have plenty of liquidity to deal with it on the line of credit.

Vin H. Chao: Yeah, look, I think we look at all opportunities, and we're evaluating a lot of different options, and we do have plenty of liquidity to deal with it on the line of credit. We have the $272 million of forward equity that we could draw down on. In all likelihood, we are thinking about some kind of debt offering later in the year. 10-year debt today, it moves around way more rapidly than ever before, but I'd say we're probably in the mid-5% to 5.6% on a 10-year debt. If we want to do something shorter, we could be inside of 5%. Just given what we've done in the last couple of bond offerings and with the term loan, I'm probably thinking more of a longer-term issuance.

Vin Chao: Yeah, look, I think we look at all opportunities, and we're evaluating a lot of different options, and we do have plenty of liquidity to deal with it on the line of credit. We have the $272 million of forward equity that we could draw down on. In all likelihood, we are thinking about some kind of debt offering later in the year. 10-year debt today, it moves around way more rapidly than ever before, but I'd say we're probably in the mid-5% to 5.6% on a 10-year debt. If we want to do something shorter, we could be inside of 5%. Just given what we've done in the last couple of bond offerings and with the term loan, I'm probably thinking more of a longer-term issuance.

Speaker #4: We have the $272 million of Ford equity that we could draw down on, but in all likelihood, we are thinking about some kind of debt offering later in the year.

Speaker #4: 10-year debt today it moves around way more rapidly than ever before. But I'd say we're probably in the mid-five to 5.6% on a 10-year debt.

Speaker #4: And if we could be inside of 5%. But just given what we've done in the last couple of bond offerings and with the term loan, I'm probably thinking more of a longer-term issuance.

Speaker #3: Okay. That's helpful. And then last one for me. Steve, you guys have sold 35 vacant assets here to date. In terms of what's still vacant in the portfolio, is the majority of that likely to be sales going forward, or is there a significant retention operation that's happening and that'll start to modestly impact earnings going forward?

Rob Stevenson: Okay, that's helpful. Last one for me. Steve, you guys have sold 35 vacant assets year to date. In terms of what's still vacant in the portfolio, is the majority of that likely to be sales going forward, or is there a significant re-tenanting operation that's happening and that'll start to modestly impact earnings going forward? How should we be thinking about the remaining vacancy in the portfolio and how you guys are sort of addressing that in the near term?

Speaker #3: How should we be thinking about the remaining vacancy in the portfolio and how you guys are sort of addressing that in the near term?

Speaker #4: Yeah. Good question. Yeah. We for the most part have gone through what the vacant assets that we want to sell. And right now, we are currently working on releasing not the remainder, but the vast majority of them should be releasing.

Stephen A. Horn Jr.: Yeah. Good question. We, for the most part, have gone through what the vacant assets that we want to sell. Right now we are currently working on re-leasing, not the remainder, but the vast majority of should be re-leasing. It varies the stage with some might come online in Q4, some might come online in Q3 next year because it takes a while for the permitting and negotiations to get them re-leased. Yeah, for the most part, I think our vacant asset sales will be limited moving forward.

Stephen Horn: Yeah. Good question. We, for the most part, have gone through what the vacant assets that we want to sell. Right now we are currently working on re-leasing, not the remainder, but the vast majority of should be re-leasing. It varies the stage with some might come online in Q4, some might come online in Q3 next year because it takes a while for the permitting and negotiations to get them re-leased. Yeah, for the most part, I think our vacant asset sales will be limited moving forward.

Speaker #4: And it buries this stage with some might come online in the fourth quarter, some might come online in the third quarter next year because it takes a while for the permitting and negotiations to get them released.

Speaker #4: But yeah, we're for the most part, I think our vacant asset sales will be limited moving forward.

Speaker #3: Okay. Thanks, guys. Appreciate the time.

Rob Stevenson: Okay. Thanks, guys. Appreciate the time.

Speaker #4: Thanks.

Stephen A. Horn Jr.: Thanks.

Stephen Horn: Thanks.

Speaker #2: Your next question for today is from Wes Gallaudet with Baird.

Operator 2: Your next question for today is from Wes Golladay with Baird.

Operator: Your next question for today is from Wes Golladay with Baird.

Speaker #7: Hey. Yeah. Good morning, everyone. I just want to go back to the comment about cap rate compression. Is that primarily due to mixed or competition?

Wes Golladay: Hey. Good morning, everyone. I just want to go back to the comment about cap rate compression. Is that primarily due to mix or competition?

Speaker #4: Both. But I know what we're buying, because we don't go up and down the risk curve. So our composition is pretty much what we have in our current portfolio.

Stephen A. Horn Jr.: Both. Because we don't go up and down the risk curve, so our competition is pretty much what we have in our current portfolio. The cap rate compression, it's modest, but it was really on some deals that to win them with our current tenants, had to go a little bit lower than we have the last H1 of the year, or really the last 6 quarters. Our bandwidth is pretty tight, Wes. When we do acquisitions throughout the quarter, we're not completely barbelling it, doing the high cap rate and the low cap rate or the high-risk deal and the low-risk deal and combining them. Ours are pretty narrowed.

Stephen Horn: Both. Because we don't go up and down the risk curve, so our competition is pretty much what we have in our current portfolio. The cap rate compression, it's modest, but it was really on some deals that to win them with our current tenants, had to go a little bit lower than we have the last H1 of the year, or really the last 6 quarters. Our bandwidth is pretty tight, Wes. When we do acquisitions throughout the quarter, we're not completely barbelling it, doing the high cap rate and the low cap rate or the high-risk deal and the low-risk deal and combining them. Ours are pretty narrowed.

Speaker #4: But the cap rate compression, it's modest. But it was really kind of on some deals that to win them with our current tenants, had to go a little bit lower than we have in the last first half of the year.

Speaker #4: Or really the last six quarters. Our bandwidth is pretty tight, Wes. When we do acquisitions throughout the quarter, we're not completely barbelling it doing the high cap rate and the low cap rate.

Speaker #4: Or the high-risk deal and the low-risk deal. And combine it. Ours are pretty narrowed.

Speaker #7: Okay. And then. You did mention a few new tenants that you're looking at. And I know that's a big part of the growth engine for the out years.

Wes Golladay: Okay, then you did mention a few new tenants that you're looking at, and I know that's a big part of the growth engine for the out years. Are you finding a lot more tenants this year relative to last year?

Speaker #7: Are you finding a lot more tenants this year relative to last year?

Speaker #4: I don't know if it's a lot more, but exactly you're right. It's for the out years. One of the mandates we give our acquisition team is go find a half a dozen new tenants going forward because case in point, the M&A activity that happened big brands buying Bell Tire.

Stephen A. Horn Jr.: I don't know if it's a lot more, exactly right. It's for the out years. One of the mandates we give our acquisition team is, go find a half a dozen new tenants going forward because, case in point, the M&A activity that happened, big brands buying Belle Tire. Belle Tire, we did a fair amount of deals with over the years. It's always that kind of that $15, $20 million range. Well, that's going to dry up, so the new relationships for the out years have to backfill it. That is a conscious effort that our guys and gals are always looking at.

Stephen Horn: I don't know if it's a lot more, exactly right. It's for the out years. One of the mandates we give our acquisition team is, go find a half a dozen new tenants going forward because, case in point, the M&A activity that happened, big brands buying Belle Tire. Belle Tire, we did a fair amount of deals with over the years. It's always that kind of that $15, $20 million range. Well, that's going to dry up, so the new relationships for the out years have to backfill it. That is a conscious effort that our guys and gals are always looking at.

Speaker #4: Bell Tire, we did a fair amount of deals with over the years. It was always that kind of that 15, 20 million dollar range.

Speaker #4: Well, that's going to dry up. So the new relationships for the out years have to backfill it. So that is a conscious effort that our guys and gals are always looking at.

Speaker #7: Okay. And just one last one. I apologize for this, but when a company is acquired, is there any chance you can retain the relationship or they just typically go find another source going forward?

Wes Golladay: Okay. Just one last one. I apologize for this, but when a company is acquired, is there any chance you can retain the relationship, or they just typically go find another source going forward?

Speaker #4: Yeah. We do everything we can to maintain that relationship. Usually, the target gives good words for NNN that we've done business with. But a lot of times, the acquirers, the consolidator has a cheaper form of capital than NNN is willing to provide them.

Stephen A. Horn Jr.: Yeah. We do everything we can to maintain that relationship. Usually, the target gives good words for NNN that we've done business with. A lot of times, the acquirer, the consolidator, has a cheaper form of capital than NNN is willing to provide them. They do business elsewhere, or they bring in their own relationships, and we do everything we can to break it.

Stephen Horn: Yeah. We do everything we can to maintain that relationship. Usually, the target gives good words for NNN that we've done business with. A lot of times, the acquirer, the consolidator, has a cheaper form of capital than NNN is willing to provide them. They do business elsewhere, or they bring in their own relationships, and we do everything we can to break it.

Speaker #4: So they do business elsewhere. Or they bring in their own relationships. And we do everything we can to break it.

Speaker #7: Okay. Thanks for the time.

Wes Golladay: All right. Thanks for the time.

Speaker #2: Your next question is from Amateo Sana with Deutsche Bank.

Operator 2: Your next question is from Amateo Sania with Deutsche Bank.

Operator: Your next question is from Amateo Sania with Deutsche Bank.

Speaker #6: Yes. Good morning, everyone. Congrats on the quarter and the solid outlook. I wanted to focus a little bit more on the dispositions and the guidance raise on that front.

Amateo Sania: Yes. Good morning, everyone. Congrats on the quarter and the solid outlook. Wanted to focus a little bit more on the dispositions and the guidance raise on that front. Obviously, you're getting great cap rates on this stuff, well inside where you're acquiring assets and clearly a win for you. I'm still trying to understand how that pricing is coming about and why the buyer is kind of comfortable paying those prices, especially when you were talking about, again, some of these assets being underperformers, some of them being non-strategic. Just trying to understand how that pipeline is existing against that kind of backdrop.

Omotayo Okusanya: Yes. Good morning, everyone. Congrats on the quarter and the solid outlook. Wanted to focus a little bit more on the dispositions and the guidance raise on that front. Obviously, you're getting great cap rates on this stuff, well inside where you're acquiring assets and clearly a win for you. I'm still trying to understand how that pricing is coming about and why the buyer is kind of comfortable paying those prices, especially when you were talking about, again, some of these assets being underperformers, some of them being non-strategic. Just trying to understand how that pipeline is existing against that kind of backdrop.

Speaker #6: Obviously, you're getting great cap rates on this stuff. Well inside where you're acquiring assets and clearly a win for you. But I'm still trying to understand how that pricing is coming about and why the buyer is kind of comfortable paying those prices, especially when you were talking about, again, some of these assets being Just trying to understand how that's how that pipeline has existing against that kind of backdrop.

Speaker #4: Yeah. Good question. I mean, we have 3,700 assets. So we have a lot of great real estate. And when we're doing dispositions, it usually kind of falls in a couple of different categories.

Stephen A. Horn Jr.: Yeah. No, it's a good question. We have 3,700 assets, so we have a lot of great real estate. When we're doing dispositions, it usually kind of falls into a couple different categories. One's our defensive sale, where our relationships will kind of give us the wink wink, nod nod that they might not renew in the out years or they're changing markets. They give us plenty of opportunity where there's lease term where we can maximize the proceeds for that asset. Secondly, there's sometimes individuals that like the real estate a lot more than we do, or they have other opportunities that we don't know or can't do. They overpay for the asset. Also in that is the 1031 buyer that will always overpay NNN for an asset as opposed to paying taxes to the government, so they do the 1031 exchange.

Stephen Horn: Yeah. No, it's a good question. We have 3,700 assets, so we have a lot of great real estate. When we're doing dispositions, it usually kind of falls into a couple different categories. One's our defensive sale, where our relationships will kind of give us the wink wink, nod nod that they might not renew in the out years or they're changing markets. They give us plenty of opportunity where there's lease term where we can maximize the proceeds for that asset. Secondly, there's sometimes individuals that like the real estate a lot more than we do, or they have other opportunities that we don't know or can't do. They overpay for the asset. Also in that is the 1031 buyer that will always overpay NNN for an asset as opposed to paying taxes to the government, so they do the 1031 exchange.

Speaker #4: Ones are defensive sale, where our relationships will kind of give us the wink-wink, nod-dod that they might not renew in the out years or they're changing markets.

Speaker #4: So they give us plenty of opportunity where there's lease term where we can maximize the proceeds for that asset. Secondly, there's sometimes there's individuals that like the real estate a lot more than we do or they have other opportunities that we don't know or can't do.

Speaker #4: So they overpay for the asset. And then also in that is the 1031 buyer that will always overpay NNN for an asset, as opposed to paying taxes to the government.

Speaker #4: So they do the 1031 exchange. So we're willing to part ways. And that's where we're getting a lot of our low cap rates. And then the other piece is, and within dispositions, is the vacant assets, which obviously you're recovery rates a little bit lower but we've had a good recovery rate recently because of the inflation.

Stephen A. Horn Jr.: We're willing to part ways, that's where we're getting a lot of our low cap rates. The other piece within dispositions is the vacant assets, which obviously, your recovery rate's a little bit lower. We've had a good recovery rate recently because of the inflation. We've been around in business for a long time, that the cost basis is fairly low in a lot of those assets. We've had decent recovery rates that way.

Stephen Horn: We're willing to part ways, that's where we're getting a lot of our low cap rates. The other piece within dispositions is the vacant assets, which obviously, your recovery rate's a little bit lower. We've had a good recovery rate recently because of the inflation. We've been around in business for a long time, that the cost basis is fairly low in a lot of those assets. We've had decent recovery rates that way.

Speaker #4: And we've been around in business for a long time. The cost basis is fairly low in a lot of those assets. So we've had decent recovery rates that way.

Speaker #6: That's helpful. And then for the increase in the acquisition guidance, could you kind of help us in regards to back half of '26 and kind of weighted average when you kind of think some of those deals could happen just to help us from modeling purposes?

Amateo Sania: That's helpful. For the increase in the acquisition guidance, could you kind of help us in regards to H2 of 2026 and kind of weighted average when you kind of think some of those deals could happen, just to help us for modeling purposes?

Omotayo Okusanya: That's helpful. For the increase in the acquisition guidance, could you kind of help us in regards to H2 of 2026 and kind of weighted average when you kind of think some of those deals could happen, just to help us for modeling purposes?

Speaker #4: Hey, Dave, how are you doing? In terms of our guidance for that cap, I mean, we typically take a pretty conservative approach. So when we're dealing with deals that we are on the our live deals and we have decent visibility over the next 90 days, we can kind of plan those out.

Vin H. Chao: Hey, Sania. How are you doing? In terms of our guidance for H2, we typically take a pretty conservative approach. When we're dealing with deals that we are in on our live deals, we have decent visibility over the next 90 days. We can kind of plan those out. Beyond that, we tend to be a little bit more conservative on more speculative deal activity. We push those out usually towards the tail end of the quarters. I'd say there's nothing really overly skewing the average for H2. I think mid-quarter or mid-H2 convention for H2 is fair to start.

Vin Chao: Hey, Sania. How are you doing? In terms of our guidance for H2, we typically take a pretty conservative approach. When we're dealing with deals that we are in on our live deals, we have decent visibility over the next 90 days. We can kind of plan those out. Beyond that, we tend to be a little bit more conservative on more speculative deal activity. We push those out usually towards the tail end of the quarters. I'd say there's nothing really overly skewing the average for H2. I think mid-quarter or mid-H2 convention for H2 is fair to start.

Speaker #4: Beyond that, we tend to be a little bit more conservative on more speculative deal activities. So we push those out usually towards a tail end of the quarters.

Speaker #4: But I'd say there's nothing really overly skewing the average for the back half. I mean, I think mid-quarter or mid-half convention for the back half is fair.

Speaker #4: To start.

Speaker #6: Great. All right. We look forward to you guys raising the high end of guidance and getting the stock back to 50 bucks.

Amateo Sania: Great. All right. We look forward to you guys raising the high end of guidance and getting the stock back to $50.

Omotayo Okusanya: Great. All right. We look forward to you guys raising the high end of guidance and getting the stock back to $50.

Speaker #4: Us too.

Vin H. Chao: Us too.

Vin Chao: Us too.

Speaker #2: As a reminder, if you would like to ask a question, please press star one. Your next question is from John Masaka with B. Riley.

Operator 2: As a reminder, if you would like to ask a question, please press star one. Your next question is from John Massocca with B. Riley.

Vin Chao: As a reminder, if you would like to ask a question, please press star one. Your next question is from John Massocca with B. Riley.

Speaker #7: Good morning. Kind of a blue sky one given we're kind of in the back half of the call here. How are you kind of thinking about leverage given it's not just unique to NNN, but kind of in an environment where your cost of equity capital has become a little bit decoupled from your cost of debt capital?

John Massocca: Good morning. Kind of a blue sky one, given we're kind of in the back half of the call here. How are you thinking about leverage? Given it's not just unique to NNN, but kind of in an environment where your cost of equity capital has become a little bit decoupled from your cost of debt capital. Does that create an opportunity to maybe lean more on that equity capital rather than going to the debt markets, especially given you have a successive series of maturities here over the next couple of years? Just kind of curious your philosophy on that, given maybe where we are in the interest rate cycle and, as I said, kind of the decoupling of not just you, but a lot of REIT equity valuations from interest rates.

Speaker #7: So does that create an opportunity to maybe lean more on that equity capital rather than going to the debt markets, especially given you have kind of a successive series of maturities here over the next couple of years?

Speaker #7: Just kind of curious your philosophy on that given maybe where we are and the interest rate cycle and, as I said, kind of the decoupling of not just you, but kind of a lot of read equity valuations from interest rates.

Speaker #4: Yeah. I mean, I think that the way we think about it is just we look at our overall leverage. And we try to balance that.

Vin H. Chao: Yeah, I think that the way we think about it is just we look at our overall leverage, and we try to balance that. We are shooting for something ±5.5x is where we're shooting for, and we're comfortable going a little bit higher than that for a temporary period of time. Generally speaking, we try to manage right around 5.5. That's going to kind of dictate the mix between equity and debt more so than the cost of equity and debt. Because we can do things on a forward basis, that gives us a really powerful tool to be able to issue equity when the price is right, and decide when to draw it down, as we need to manage the overall leverage level.

Vin Chao: Yeah, I think that the way we think about it is just we look at our overall leverage, and we try to balance that. We are shooting for something ±5.5x is where we're shooting for, and we're comfortable going a little bit higher than that for a temporary period of time. Generally speaking, we try to manage right around 5.5. That's going to kind of dictate the mix between equity and debt more so than the cost of equity and debt. Because we can do things on a forward basis, that gives us a really powerful tool to be able to issue equity when the price is right, and decide when to draw it down, as we need to manage the overall leverage level.

Speaker #4: We are shooting for something plus or minus five and a half times is where we're shooting for. And we're comfortable going a little bit higher than that for a temporary period of time.

Speaker #4: But generally speaking, we try to we try to manage right around five and a half. And so that's going to kind of dictate the mix between equity and debt more so than the cost of equity and debt.

Speaker #4: But because we can do things on a forward basis, that gives us a really powerful tool to be able to issue equity when the price is right and decide when to draw it down as we need to to manage the overall leverage level.

Speaker #4: So I don't know that we just sit here and say, "Well, the cost of equity is much better " I mean, to some degree, depending on how high the cost of equity or how much it improves, we could use that to delever.

Vin H. Chao: I don't know that we just sit here and say, Well, the cost of equity is much better. To some degree, depending on how high the cost of equity or how much it improves, we could use that to de-lever, we're at roughly 13.8x multiple. It's improved. It's great. We think it can be a lot better.

Vin Chao: I don't know that we just sit here and say, Well, the cost of equity is much better. To some degree, depending on how high the cost of equity or how much it improves, we could use that to de-lever, we're at roughly 13.8x multiple. It's improved. It's great. We think it can be a lot better.

Speaker #4: But we're at roughly 13, 8 times multiple. It's improved. It's great. But we think it can be a lot better.

Speaker #7: Okay. And then splitting hairs a little bit, but any thoughts on kind of swapping out the remainder of the term loan? What would kind of drive you to do that?

John Massocca: Okay. Splitting hairs a little bit, but any thoughts on kind of swapping out the remainder of the term loan? What would drive you to do that? What kind of made it attractive to leave it floating for a period of time? I know we're talking about a very small percentage of the overall debt stack, but maybe kind of also within that, what's your kind of view on a little bit more floating rate debt in the debt stack going forward?

Speaker #7: What kind of made it attractive to leave it floating for a period of time? I know we're talking about a very small percentage of the overall debt stack, but maybe kind of also within that, what's your kind of view on a little bit more floating rate debt in the debt stack going forward?

Speaker #4: Yeah. I mean, we have $100 million out of $500 million, so whatever we do on that last piece isn't going to really move the needle on the total for the full $500 million.

Vin H. Chao: Yeah, we have $100 million out of $500 million, whatever we do on that last piece isn't going to really move the needle on the total for the full $500 million. I think our decision to leave the last $100 million floating was more driven by the fact that there's been so much volatility around rates, just given a lot of the macro and geopolitical news that's been out there. We're just waiting for things to settle down a bit before we lock in that last piece. I think the same goes for how we're thinking about a potential offering in the back half of the year on the debt side. We are actively looking at hedging opportunities. Again, it's a little volatile right now, but as things settle down, we are looking for opportunities to lock rate.

Vin Chao: Yeah, we have $100 million out of $500 million, whatever we do on that last piece isn't going to really move the needle on the total for the full $500 million. I think our decision to leave the last $100 million floating was more driven by the fact that there's been so much volatility around rates, just given a lot of the macro and geopolitical news that's been out there. We're just waiting for things to settle down a bit before we lock in that last piece. I think the same goes for how we're thinking about a potential offering in the back half of the year on the debt side. We are actively looking at hedging opportunities. Again, it's a little volatile right now, but as things settle down, we are looking for opportunities to lock rate.

Speaker #4: So I think our decision to leave the last 100 million floating was more driven by the fact that there's been so much volatility. Around rates just given a lot of the macro and geopolitical news that's been out there.

Speaker #4: And so we're just waiting for things to settle down a bit before we lock in that last piece. And I think the same goes for how we're thinking about a potential offering in the back half of the year on the debt side.

Speaker #4: We are actively looking at hedging opportunities. And so again, it's a little volatile right now, but as things settle down, we are looking for opportunities to lock rate.

Speaker #6: Sure.

John Massocca: Sure. I appreciate that color. That's it for me. Thank you.

Speaker #7: I appreciate that color. That's it for me. Thank you.

Speaker #2: We have reached the end of the question and answer session, and I will now turn the call over to Steve for closing remarks.

Operator 2: We have reached the end of the question and answer session, I will now turn the call over to Steve for closing remarks.

Operator: We have reached the end of the question and answer session, I will now turn the call over to Steve for closing remarks.

Speaker #6: No, guys, thanks for taking the time and joining the call. NNN's in a really good shape here. We're looking forward to closing out 2026 strong.

Stephen A. Horn Jr.: Look, guys, thanks for taking the time and joining the call. NNN's in really good shape here. We're looking forward to closing out 2026 strong. Solid pipeline, I look forward to running into you guys in the halls of the conference season coming up. Thank you.

Stephen Horn: Look, guys, thanks for taking the time and joining the call. NNN's in really good shape here. We're looking forward to closing out 2026 strong. Solid pipeline, I look forward to running into you guys in the halls of the conference season coming up. Thank you.

Speaker #6: Solid pipeline. And I look forward to running into you guys in the halls of the conference season coming up. Thank you.

Operator 2: This concludes today's conference, you may disconnect your lines at this time. Thank you for your participation.

Operator: This concludes today's conference, you may disconnect your lines at this time. Thank you for your participation.

Q2 2026 NNN REIT Inc Earnings Call

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