Sila Realty Trust Q2 2025 Earnings Call Transcript

Quartr
Provided by Quartr
August 7, 2025

Key Takeaways

  • Positive Sentiment: Our portfolio delivered 5.31× EBITDARM coverage, a 9.5-year WALT, 2.2% rent growth and maintains $568.8 M of liquidity, supporting stable dividends.
  • Positive Sentiment: We closed on the off-market Dover inpatient rehabilitation facility and a two-property MOB portfolio in Southlake, TX, driving $75 M YTD acquisitions with $70 M under LOI.
  • Positive Sentiment: Executed $7.3 M of share repurchases in Q2 at an average price of $24.90 and established a $75 M/3-year repurchase program capped at $25 M annually.
  • Neutral Sentiment: Decided to demolish the underperforming Stoughton asset at an estimated $1.9 M cost, halting expense leakage and boosting portfolio lease rate to 99.2%.
AI Generated. May Contain Errors.
Earnings Conference Call
Sila Realty Trust Q2 2025
00:00 / 00:00

There are 8 speakers on the call.

Operator

Good morning, and welcome to Sela Realty Trust Second Quarter twenty twenty five Earnings Conference Call and Webcast. All participants will be in listen only mode. I will now turn the conference over to your host, Myles Callahan, Senior Vice President of Capital Markets and Investor Relations for CELA. You may begin. Good morning, and welcome to

Speaker 1

Sila Realty Trust's second quarter twenty twenty five earnings conference call. Yesterday evening, we issued our earnings release and supplement, which are available on the Investor Relations section of our website at investors.silarealtytrust.com. With me today are Michael Seaton, President and Chief Executive Officer Kay Neely, Executive Vice President and Chief Financial Officer and Chris Flowhouse, Executive Vice President and Chief Investment Officer. Before we begin, I would like to remind you that today's comments will include forward looking statements under federal securities laws. Forward looking statements are identified by words such as will, be, intend, believe, expect, anticipate or other comparable words and phrases.

Speaker 1

Statements that are not historical facts such as statements about expected financial performance are also forward looking statements. Actual results may differ materially from those contemplated by such forward looking statements. A discussion of the factors that could cause a material difference in our results compared to these forward looking statements is contained in our SEC filings. Please note that on today's call, we will be referring to non GAAP measures. You can find the reconciliation of these historical non GAAP measures to the most directly comparable GAAP measures in our second quarter earnings release and our earnings supplement, both of which can be found on the Investor Relations section of our website and in the Form eight ks we filed with the SEC.

Speaker 1

With that, I will now turn the call over to our President and Chief Executive Officer, Michael Seaton.

Speaker 2

Thank you, Miles, and good morning to everyone. Thank you for taking the time to join our call today. Our team delivered another positive quarter of results driven by quality operating fundamentals and our ability to remain steadfast in our commitment to our prudent capital allocation strategy. While macroeconomic and legislative uncertainty remain top of mind, Ciela's portfolio continues to fire on all cylinders. With a strong average EBITDARM coverage ratio of 5.31 times, a portfolio weighted average remaining lease term of nine point five years, meaningful annual contractual rent growth of 2.2% and over $568,000,000 in liquidity, our resilient portfolio and enviable capital position provides stability to deliver solid earnings growth and reinforces our ability to maintain a healthy dividend for our shareholders.

Speaker 2

On top of our robust operating performance, we remain emboldened by our focus on necessity based healthcare solutions focusing on operators that deliver better outcomes for patients in convenient locations at an affordable price. Despite the headlines in various healthcare related proposals coming from Capitol Hill, our strategic healthcare focus along with the ultimate tailwind that is the impending silver tsunami of aging adults provides us with confidence in our ability to continue to grow over the long term with the partnerships of our established and resilient tenancy. With the passing and signing into law of the One Big Beautiful Bill Act, there are uncertainties as it pertains to health care and how the bill will ultimately affect all aspects of the health care delivery system. However, many of our tenants across the health care continuum of care provide us with payer mix information when reporting financial results. Of the tenants that report, Medicaid reimbursement is only a very small fraction of the revenue base.

Speaker 2

This limited exposure by our tenants to Medicaid and consequently our portfolio is largely due to the types of healthcare facilities that we invest in, the services being provided and the markets in which they reside. In the second quarter, we remain focused on our accretive and thoughtful capital allocation strategy. In April, we closed on the off market acquisition of our new Dover health care facility asset, the only inpatient rehabilitation facility in Kent County and one of only four in the state of Delaware. The facility is leased to a joint venture between two best in class operators, Bay Health, a very strong and successful investment grade rated health system and the second largest in the state and PAM Health or PAM, one of the nation's largest and leading providers of post acute health care services. This facility constructed in 2019 reached stabilization more rapidly than any other PAM facility in the company's history and remains very highly utilized.

Speaker 2

With such high demand and little competition in the market comes an opportunity to expand the facility which we are currently discussing with the existing tenancy. Subsequent to quarter end, we closed on a two property MOB portfolio in Southlake, Texas. These properties benefit from strong operational synergies as physicians who practice at the traditional MOB routinely perform surgeries at the outpatient surgery center, creating a unique referral and care pathway between the two buildings. All three of these facilities fit very well within the seal of mold, and we are excited to embed them within our operating platform. Beyond these three transactions, we are currently under exclusive LOI on over $70,000,000 of new net lease healthcare transactions that are currently going through the typical pre acquisition due diligence process.

Speaker 2

The ultimate acquisition of these properties is subject to our due diligence and closing process. However, should they occur, we currently would anticipate they would close in or around the third quarter. Beyond our most recent three net lease acquisitions made, we also utilized our share repurchase program to execute on over $7,000,000 of share repurchases during the quarter. We noticed a significant enough dislocation in our public market share price and private market valuations to make the decision to use excess cash on hand to capture accretion and value for shareholders. As conveyed previously and demonstrated this quarter, share repurchases are a tool in our toolbox that we can use if we deem there to be dislocation in our share price.

Speaker 2

That being said, our bias remains pointed towards growth through acquisitions of physical property. Finally, I am happy to report that we have arrived at a strategic vision and solution for our Stoughton asset. After exploring many options over the past months, we deemed that the course allowing for the highest value for our shareholders is to demolish the building and entitle the land for separate use. The demolition of the building will halt a majority of the expense leakage and is expected to be completed around the end of this year. With the removal of the Stoughton asset from service, our portfolio lease percentage increased to 99.2%.

Speaker 2

Ciela's advantages were on full display this quarter. Our balance sheet strength and liquidity position continue to allow us to be opportunistic by executing on accretive transactions while using excess cash to execute on strategic share repurchases. While there is still much noise and uncertainty within the healthcare landscape today, our creative capital allocation decisions this quarter are a testament to our focus on delivering the best value for shareholders over the long term. I will now turn to Kay to discuss our financial performance.

Speaker 3

Thank you, Michael, and good morning, everyone. I am pleased to report positive trends in our financial results, which stem from the various accretive transactions we have recently made. For the 2025, we reported cash NOI of $41,900,000 compared to $41,200,000 or 1.7% increase from the 2025. This increase was primarily driven by our Knoxville Healthcare facility and Dover Healthcare facility acquisitions. Compared to the 2024, cash NOI was up 5% driven by our acquisition activity over the previous year and our same store cash NOI growth of 1.5%.

Speaker 3

This was partially offset by a cash net operating loss on the Stoughton Healthcare facility due to its vacancy when compared to the prior year when we were still receiving some rent. Note that with the demolition of Stoughton underway, we have removed the asset from the same store pool. Our AFFO was $0.54 per diluted share for the second quarter or a 1.7% increase from the 2025. This was driven by the cash NOI drivers mentioned previously along with the lower G and A driven by customary first quarter audit and accounting fees, slightly offset by higher interest expense largely driven by acquisition activity. Compared to the second quarter of last year, our total AFFO decreased by 2.7% largely driven by an increase in interest expense related to acquisition activity and the replacement of certain swaps at the end of last year partially offset by interest income received on our mezzanine loans and the previously mentioned cash NOI items.

Speaker 3

Additionally,

Speaker 4

interest income from our money market account decreased from the prior year due to using a portion of those funds toward our modified Dutch auction tender offer last year, decreasing the amount of weighted average shares outstanding. As a result, there

Speaker 3

was no reduction in AFFO per share compared to the second quarter of last year. As Michael mentioned, we executed on over $7,300,000 of strategic share repurchases at an average price of approximately $24.9 per share. We believe this execution was accretive to both earnings and to NAV and we use excess cash flows from operations to fund these repurchases. We may continue to execute repurchases with excess cash on hand depending on other capital deployment priorities. The Board recently approved a three year share repurchase program other for share repurchases up to $75,000,000 with no more than $25,000,000 of repurchases in any twelve month period.

Speaker 3

That said, we prefer to use our balance sheet capacity and liquidity position for the acquisitions of assets that fit within the CLO strategy, net lease assets that are accretive to both earnings and the quality of the portfolio. The strength of the portfolio was once again demonstrated through the collection of financial reporting at either the tenant or guarantor level of 73.4% of our portfolio ABR. Our reporting tenancy maintained a strong EBITDARM coverage ratio of 5.31 times, up from 4.64 times in the 2024. Notably, our MOB and IRF coverages have increased by 2.26 times and 0.73 times year over year respectively and we now have 40% of our tenancy that is associated with an investment grade rated tenant guarantor or affiliate up from 36.4% at the same time last year. The significant and improving coverages that the majority of our tenants and guarantors possess further bolsters our confidence in our ability to grow earnings through cycles and over the long term.

Speaker 3

Similar to our tenancy, Sealy remains in a strong fiscal state as evidenced by our balance sheet position ending the quarter with $568,800,000 of liquidity and net debt to EBITDAre of 3.6 times. We reported an AFFO payout ratio for the quarter of 74% and on August 5, the company's board approved and authorized a quarterly cash dividend of $0.40 per share payable on 09/04/2025. As we've said in the past, we believe maintaining a strong balance sheet low to moderate leverage, ample liquidity and financial flexibility is fundamental to being a resilient and sustainable REIT. This type of environment with economic and legislative unknowns still looming over the market is precisely why we continue to position the company in a place which can withstand and perhaps even take advantage of disruption. Today, we remain committed to external growth in a prudent manner, making sure acquisitions fit with our strategy and are accretive and sustainable.

Speaker 3

This thoughtful approach combined with our tenants' robust operational performance allows us to remain confident in our capital allocation philosophy and the maintenance of the dividend over the long run. I will now turn the call over to Chris to share details on our portfolio activity.

Speaker 5

Thank you, Kay, and good morning, everyone. We have had another great few months filled with successful net lease acquisitions that fit our investment criteria, strong leasing momentum and the continual building of our acquisition pipeline. Our newly acquired Dover Healthcare facility, which had the most successful start of any Pan Health property in the company's history is a prime example of an asset that fits well within the CELA investment strategy, a newer and highly utilized facility in a market with significant barriers to entry. Both the limited competition and consistently high utilization allows for an expansion opportunity which we are currently discussing with the tenancy and look forward to bringing to fruition in the near term. This opportunity came to us as an off market deal via a private owner in our existing relationship with PAM Health highlighting CELA's unique ability to find and transact on accretive deals through our strong relationships that are not available to the rest of the market.

Speaker 5

Subsequent to quarter end, we closed on a two property medical outpatient building portfolio for approximately $16,200,000 Both properties are well located and highly utilized lease to operators owned in part by investment grade affiliates and the operational synergies due to their complementary uses and proximity to each other offer a unique dynamic that further enhances the tenancy that would have otherwise fit well within our portfolio on their own. The portfolio is comprised of a medical outpatient building leased to GI Alliance, the largest independent provider of gastroenterology services in The United States along with an ambulatory surgery center leased to a joint venture between Baylor Scott and White Health, a subsidiary of Tennant Healthcare and a high performing physician group. This portfolio is located in Southlake, Texas, an affluent suburb of Dallas with compelling demographics in approximately two miles from the three zero two bed Baylor Scott and White Medical Center, enhancing the referral base even further. Like our recently acquired Dover asset, these two properties are accretive to the quality of the portfolio and are the types of opportunities we'll continue to pursue. Year to date, we have closed approximately 75,000,000 of high quality acquisitions and currently have over $70,000,000 of properties under exclusive LOI.

Speaker 5

On

Speaker 4

top

Speaker 5

of the success we continue to have on the acquisition front, we continue to experience strong leasing momentum in the second quarter. We executed a total of three renewals, totaling approximately 56,000 square feet, all of which were at positive rent spreads. We are diligently working with a few remaining tenants whose leases expire in 2025, all of which are expected to renew. We're proactively working with our tenants on all of our 2026 expirations. We also continue to make progress on the funding of our mezzanine loans for the development of a brand new 60,000 square foot inpatient rehabilitation facility and a 60,000 square foot behavioral healthcare facility.

Speaker 5

Since our update last quarter, we have received the origination fee and begun funding the development of the behavioral facility. As previously disclosed, we expect both mezzanine loans to be completely funded by the end of the third quarter. These loans provide the company with strong risk adjusted returns during the development period, while creating future pipeline opportunities with purchase options for CELA for each facility upon completion of construction. CELA's philosophy of investing in net lease necessity based healthcare infrastructure run by operators that deliver positive outcomes in convenient locations remains unchanged. Our acquisition opportunities remain strong as we continue to see single assets and as of late more portfolio opportunities.

Speaker 5

The net lease opportunities we see are comprised of facilities servicing needs all along the healthcare continuum and are largely priced within a 6.5% to 7.5% cap rate range. As we look forward, our team members remain focused on sourcing high quality investment opportunities that fit well within the CELA standard. This concludes our prepared remarks. We will now move on to your questions.

Operator

Your first question comes from Nate Crossett from BNP. Please go ahead.

Speaker 6

Hey, good morning. Just on the $70,000,000 LOIs, can you kind of tell us you know, what types of assets are those? You know, what is the pricing kinda look like that we should expect? And just outside, it's under LOI, what kinda look like for the back half of this year?

Speaker 2

Sure. Nate, this is Michael. Thank you for joining today. As we mentioned, we have $7,000,000 of additional property under exclusive LOI. In addition to that, I'll just mention to you, we have a number of interesting opportunities as well that we're looking at that could be possibilities for now and year end, Particularly those properties that are under acquisition that we're doing the due diligence on that were mentioned are consistent with the property types that we currently own.

Speaker 2

From a cap rate perspective, the cap rate guidance that we have given has been generally speaking from the low 6s to the mid 7s. And these particular properties fall into more of the upper end range of what I described in terms of cap rate. I would also mention the lease duration on those properties is very long and will have a very beneficial effect to our remaining average lease term in the overall portfolio and also have lease escalators that are consistent generally speaking with what's also in the portfolio.

Speaker 6

Okay. Just so I heard it right, it's $70,000,000 right? It's not $7,000,000

Speaker 2

apologize. Yes. Slightly over $70,000,000 Correct. Okay. Okay.

Speaker 6

Yes. There's no difference. Can you just maybe I I guess you kinda change the buyback too, right, to be three years. I think it's, what, capped at 25,000,000 a year. Now just given your comments on pricing for this 70, how do you view, I don't know, maxing out to 25 back this year?

Speaker 2

As we've mentioned historically, we view the share repurchase option to be a tool in the toolbox. And as mentioned, we acquired a little bit over $7,000,000 worth of our shares at an average price of just over $24 $24.09 per share in the quarter. We had previously the Board had previously approved up to $25,000,000 in share repurchases for a twelve month period. And so what the Board has now approved is up to $75,000,000 in share repurchase over a three year period capped at twenty five million dollars per year. So as we see an opportunity potentially with the share price being dislocated from private market values, we will consider that.

Speaker 2

We did mention our biases to of course grow the portfolio. What I just also want to mention to you about the share repurchases that did occur in the quarter, those occurred at a level that we believe is well over 150 basis points in disconnect between private market values relative to where we saw the value of the company at the time we repurchased those shares. So pretty significant differential of NAV or intrinsic value the way we see it relative to where we bought those shares.

Speaker 6

Okay. No, that's helpful. Just the last one, is there anything on the watch list or tenant issue that we should be tracking or be aware of?

Speaker 2

I would say nothing material. I would just mention, just from a watch perspective, we addressed Stoughton as you know on this call. I consider that to be on the watch list, but we've got a very clear strategy around that. And I would also mention, which we did publicly disclose that Landmark Hospitals, of which we own one property, they're a LTAC operator, is in bankruptcy still. However, they've been current on all of our all of their obligations to us, which is really just rent during the period of the bankruptcy.

Speaker 2

And our particular property continues to perform very well and cover its rent. And we are hopeful and anticipating that they may emerge from bankruptcy, I would say roughly over the next sixty days. And with either potentially a recapitalized sponsor or with a new sponsor of that property. But we feel good about the lease that exists there in terms of that being continue to be assumed and in place.

Speaker 6

Okay. Thank you. I'll leave it

Speaker 2

there. Thank you, Nate.

Operator

The next question comes from Michael Lewis from Truist Securities. Please go ahead.

Speaker 4

Great. Thank you. On Stoutland, I would have thought demolition would have been really quick, although I guess, we're getting closer to the end of the year than realized. Any sense on how long it would take to entitle it and have that land ready to go to market for sale?

Speaker 2

Hi, Michael. Thank you for joining today. The demolition takes some time because it's about 180,000 square foot building. I would also tell you that just going to the market and getting bids to do such a fairly large project, is the demolition of this, has taken some time. We certainly wish it was a shorter time frame.

Speaker 2

I would also mention there is asbestos in the building. So the asbestos in the building, some of it will be removed prior to the demolition. So it will take I'm giving you a rough time frame. We mentioned it should be completed towards the year end as we are starting now. It is about a, call it, five ish, four or five month process.

Speaker 2

In terms of entitlement, we've actually been working and talking to various partners on the entitlement. I would also mention to you that we have had multiple occasions of direct dialogue with the town of Stoughton at various levels about entitling the property. And those have gone those conversations have gone very positively because the town of Stoughton would like to have some, I would say, revitalization of that property from what it was. It's a large land parcel. But the entitlement process will take some time.

Speaker 2

We think it may take us into 2026. But I would tell you the reason we are taking this tact, first and foremost, demolition to reduce the carry costs on the building, which will be, I think we said majority, it's going to be substantially reduced in terms of those carry costs that we've disclosed per month really to just substantially real estate taxes as that building is taken down. In addition to that, the value that we will realize that we expect to realize I should say from simply selling it today as is to an entitled property is going to be what we believe will be significantly greater and benefit our shareholders.

Speaker 4

Great. And then on the stock repurchases, you know, how do you measure your your cost of equity or the value of those repurchases when you compare it versus acquisition yields? Because, you know, you repurchased that $24, stock's at 25 today. I think, you know, by our math, you're still a a materially better yield on the buybacks than on acquisitions. Although I realized, you know, the acquisitions, will have growth and some permanency.

Speaker 4

But I guess the the question is, you know, how do you measure it and decide to do the buyback versus the acquisitions, given your stock is still discounted?

Speaker 2

I think, Michael, the way to look at it is it's really a combination of investing our capital at a certain cap rate to grow the portfolio, which has benefit in terms of diversification of the portfolio, bringing down certain exposures, for instance, expanding the portfolio to new tenant relationships with buybacks obviously are just a economic play and we're not getting the benefit of that growth, that diversification of the portfolio. And the way we are evaluating it is we want to see a disconnect I would say relative to what we view NAV to be or the intrinsic value of the company of at least 100 and as I mentioned this was well over 150 basis points relative to where the private market trade is. So you're correct in saying share buybacks from an economic perspective are advantageous to the company and increase our NAV and therefore shareholder value. We agree with that and that's why the Board approved this program and we'll use it selectively and when we think it's appropriate. So I think that our approach is really a combination of the two with our, you know, cash available that we've got.

Speaker 4

K. The core portfolio is 99% leased. Are there any lease expirations or anything that looks like it might change that in the near term? Anything you see on the horizon?

Speaker 2

Yes. Let me say that we've done a fantastic job so far this year with our 2025 lease expirations and we expect to renew all but one of our scheduled 2025 lease expirations. I'll also mention that for 2026, the way we see it today, we have been in touch with every tenant who expires in 2026, and we are optimistic that we are going to be able to renew all of those tenants as we sit here today. Obviously, things can change, but we're optimistic about 2026, which has about 3.8% of our ABR expiring. This year, by the way, it was about 4.6% of our ABR expiring.

Speaker 2

We had one tenant that we don't expect to renew. It accounts for about 8,000 square feet of the portfolio, so relatively small of our total over 5,000,000 square foot portfolio. In terms of other vacancies this year, we had one tenant relatively small in a building in Tucson. It's a multi tenant building. It was a doctor who apparently by the way became ill from COVID related challenges.

Speaker 2

He paid all of his rent through last year. The lease remained in place this year. And it was only about 2,000 feet, by the way, that became available this year. One other property as well in California, which accounted for slightly under 7,000 feet. It was a GenesisCare related facility.

Speaker 2

The physicians couldn't really make the property work. They were former GenesisCare physicians. And that property, we had held a security deposit. We've applied it to ongoing rent, but that building will be available for sale or lease. So when I total all of that up, we had 8,000 of expiring lease that we did not renew relatively small obviously for the year, scheduled for this year.

Speaker 2

And then from the perspective of getting space back, I mentioned a doctor with a couple thousand feet of exposure in our multi tenant Tucson building and then a whole building for slightly under 7,000 square feet, 6,900 square feet, roughly speaking, in the California market, Palm Desert.

Speaker 4

Okay. I appreciate all the detail. It's a small exposure, we'll call it.

Speaker 2

Small exposure, but I want to be transparent with you. We've been very successful No. Appreciate it.

Speaker 4

Yeah. So, my final question, and maybe this is a question as much for me as as for you and and not easily answered. But, you know, we see REITs sometimes that get, you know, at attractive cost of equity capital and are kinda off to the races and others that, you know, sometimes don't ever get that green light. You know, what do you think it is that you need to show to kind of get this cost of equity, you know, where it should be? And, you know, are investors telling you directly what they what they would like to see or need to see?

Speaker 2

Again, that's a question for you as well as us. Right? What I would say is we have been publicly traded for just over a year now. And what we have heard consistently from you and your colleagues in the research community and from investors is, clearly folks don't know the company initially because we didn't do an IPO. We did a direct listing.

Speaker 2

We did not want to dilute our shareholders because we didn't need to. We needed to get a few quarters under our belt of steadiness. And I think when I'd like to think when you look at the results of this quarter, you can see that we're doing all the right things, whether it's on the acquisition side, whether it's on the leasing side, whether it's as we're dealing with issues that have come up in prior quarters, like the Stoughton asset for instance or GenesisCare last year. I think we're really hitting our stride in terms of also ability to grow the company. As you can hear, the year to date acquisitions, the post quarter closing that Chris referred to, as well as the properties we have under contract.

Speaker 2

So I feel like over the next few quarters, if we can demonstrate to the market this consistency, then we should see that recognition in our share price, which is what you're referring to. From a numeric perspective, after we acquire to the extent we're successful and meaning we just get through due diligence on this $70,000,000 we'll have the ability to acquire another $100,000,000 worth of property to just get to the very low end of our target leverage range before we start thinking about raising capital. So that's the 4.5 times debt to EBITDA. To get to the higher end of that range, which is 5.5 times debt to EBITDA, we can acquire again after this $70,000,000 another $260,000,000 So what I'm referring to in total is we have another $360,000,000 of capital that we can use to either acquire property, buy back stock, whatever makes the most sense, probably a combination of the two to the extent our share price doesn't, we don't see some significant movement there to bring value to our shareholders. So our goal is to get the share price up to grow the company.

Speaker 2

We do think we're a differentiated strategy in the healthcare and the net lease space and we certainly want the investing community to recognize that. So we think we've got all the right elements today. The portfolio is very strong. We're tremendously liquid today in terms of the capital that we have and we're just starting to hit our stride.

Speaker 4

Sounds good to me. Thanks, Tim.

Speaker 2

You're welcome. Thank you for joining, Michael.

Operator

The next question comes from Rob Stevenson from Janney. Please go ahead.

Speaker 7

Good morning, guys. What is it going to cost you to demolish the Stoughton facility? And are those costs going to run through the income statement?

Speaker 2

The cost will run us approximately $1,900,000 and that's inclusive of any asbestos abatement that we have to do prior to the demolition. I'll let Kay address how it will be treated from a financial perspective in terms of our balance sheet and income statement.

Speaker 3

Ron. So that amount will flow through. Given the amount, you know, it may have its own per se line item on our income statement as it comes through. Just depends how this is coming through over the next, you know, four, five months. But we consider that to be nonrecurring unusual type expense.

Speaker 3

And so we would add that back for core or normalized FFO, which would also then flow through as an add back to AFFO.

Speaker 7

Okay. And can you remind us what the current carry costs are on a monthly or quarterly basis on that and what you expect that to be once the demolition is complete?

Speaker 3

Yes. So we had previously, I think, said that we estimated roughly around a 120,000 a month, and that will that has fluctuated a little bit. It was slightly less this quarter just because of lumpiness of various repairs and maintenance, for example, just to keep the building, you know, safe while it's while it's currently up. Those costs will ratchet down, you know, each month. And then we believe the kind of run rate carry, which we'll really see the benefit of in 2026 when it's fully demolished to be around 20 to 25,000 a month.

Speaker 7

Okay. Alright. So that's material enough to put any a share or so. And then, Michael or Chris, what's the current thinking for entitlement there? For sale, for rent residential, mixed use, what's your latest thinking, and what does the town wanna see in your conversations with them?

Speaker 2

Great question, Rob. I would tell you,

Speaker 6

to to a degree, the

Speaker 2

world's her oyster in terms of that and the and the town views it that way as well. They wanna see a a a new building there. They wanna see a use which fits in to the community there. The highest and best use probably involves some type of residential, meaning multifamily. It may or may not have a component of call it some subsidized housing.

Speaker 2

It could just be market rental. It could have a component of senior housing. The site itself is quite big. So I would tell you for us we want to maximize value naturally. From the town perspective, I think they see it similarly in terms of the use and just having a new attractive property there that they view to be kind of a destination type location.

Speaker 7

Okay. That's helpful. And then, Kay, if you do close the $70,000,000 or possibly more of acquisitions in the coming months, how are you thinking about financing that over the intermediate term? I assume it gets put on the line initially, but does it stay there until rates come down? Do you do something in 2025 with term loans or is there some other debt that looks attractive to you at this point?

Speaker 7

How are you sort of thinking about, you know, beyond just closing funding, but the sort of more intermediate term funding?

Speaker 3

I think, you know, for now, yes, we would use our revolver to fund the acquisitions. You know, it remains to be seen what ultimately happens with interest rates. As you know, that's a hot topic daily with the Fed and the economy. But since we don't have anything and I think we talked about this last quarter a little bit, Rob. We don't have any looming maturities.

Speaker 3

We do think perhaps our next form of debt would be longer term debt in a private placement, but I would not call that imminent. And then obviously, as our, you know, as our leverage ticks up and if, you know, we do in fact like our share price, we can tap the equity markets to delever as well. So but the revolver for the short to medium term.

Speaker 7

Okay. And then last one for me. Michael, just curious as to what the thinking is of the board in putting that sort of $25,000,000, you know, whether or not it was in the one year program or now on an annual basis on the three year program, governor on the program. They worried that Kay and Miles were gonna go wild on repos.

Speaker 2

I I think the board has a view that they would that that we have a unique platform here, that we are scaled to grow. The Board, of course, is very supportive of the strategy. And there we've seen obviously a pretty quiet market just generally speaking in the commercial real estate market and in the capital markets, right, over the last three years. And I think they view our business strategy to be very sound and have a lot of legs to it. So I think the Board wants to give the tools to us to be nimble, but they also want to see an opportunity to see this company grow.

Speaker 7

Okay. Thanks, guys. Appreciate the time this morning.

Speaker 2

Thank you for joining, Rob.

Operator

There are no further questions at this time. I will now turn the call over to Michael Seton. Please continue.

Speaker 2

I want to once again extend my sincere thanks to the entire team at Ciela. Their hard work and dedication continue to drive our success. On behalf of our leadership team and Board of Directors, we deeply appreciate the support of our shareholders and we will do everything in our control to ensure that Ciela remains a sound investment opportunity for both existing and future shareholders. Thank you all and have a great day.

Operator

Ladies and gentlemen, this concludes today's conference call. Thank you for your participation. You may now disconnect.

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