• Debt-to-EBITDA: Reduced to 5.5 times.
• Available Liquidity: $1.4 billion.
• FFO (Funds From Operations): $0.56 per share in Q1 2025.
• Same-Property NOI Growth: 2.8% despite tenant disruption.
• Leasing Activity: 1.3 million square feet of new and renewal leases at a blended cash spread of 21%.
• Occupancy Rate: Declined to 94.1% due to recaptured space.
• Reinvestment Pipeline: $391 million at a weighted average 10% return.
• Signed but Not Yet Commenced Pool: $60 million, with $48 million expected to commence in 2025.
• Bond Issuance: $400 million issued in March at 5.2%.
• FFO Guidance: $2.19 to $2.24 for 2025.
• Same-Property NOI Growth Guidance: 3.5% to 4.5% for 2025.

• Warning! GuruFocus has detected 5 Warning Signs with BRX.

Release Date: April 29, 2025

For the complete transcript of the earnings call, please refer to the full earnings call transcript.

Positive Points

• Brixmor Property Group Inc (NYSE:BRX) reported strong leasing activity with 1.3 million square feet of new and renewal leases at a blended cash spread of 21%, indicating robust tenant demand.
• The company successfully backfilled 75% of its Big Lots locations at spreads of more than 50%, showcasing effective management of tenant disruptions.
• Brixmor Property Group Inc (NYSE:BRX) maintained a strong financial position with a debt-to-EBITDA ratio of 5.5 times and over $1.3 billion in revolver capacity and cash on hand.
• The company has a significant signed but not commenced (SNO) pipeline of $60 million, providing visibility into future growth.
• Brixmor Property Group Inc (NYSE:BRX) continues to deliver reinvestment projects on time and on budget, with a weighted average return of 10% on its $391 million reinvestment pipeline.

Negative Points

• The company experienced a decline in occupancy to 94.1% due to tenant bankruptcies, including Big Lots and Party City.
• Brixmor Property Group Inc (NYSE:BRX) anticipates additional occupancy pressure in the second quarter as it recaptures space from JOANN.
• The company faces potential risks from tariff uncertainties and economic slowdown, which could impact tenant performance and leasing activity.
• Revenues deemed uncollectible detracted from same-property NOI growth due to a difficult comparison with the prior year.
• The transaction market has slowed due to recent volatility, which may impact Brixmor Property Group Inc (NYSE:BRX)'s ability to capitalize on growth opportunities.

Q & A Highlights

Q: Was there any exposure to Big Lots or Party City at quarter end, and what is the expectation for JOANN spaces? A: Brian Finnegan, Chief Operating Officer: We had 140 basis points of bankruptcy impact in the quarter, primarily from Big Lots and Party City. We expect to get the JOANN boxes back in May and are pleased with the backfill progress, addressing 75% of Big Lots spaces at over 50% spreads.

Q: Can you walk us through the growth expectations for the rest of the year and any risks to hitting your midpoint guidance? A: James Taylor, CEO: We have great visibility with our signed but not commenced pipeline, which is contractual. Most growth will come in the second half of the year, and we have appropriate conservatism in our outlook.

Q: How has leasing activity trended post-April 2, and are there concerns about supply chain disruptions affecting tenancy? A: Brian Finnegan, Chief Operating Officer: Leasing discussions are encouraging, with April activity ahead of last year. While tariffs could impact some retailers, our portfolio's strong grocery and off-price exposure positions us well.

Q: What are the expected capital expenditures for re-tenanting spaces vacated by Party City, Big Lots, and JOANN? A: Brian Finnegan, Chief Operating Officer: Costs are in line with previous backfills, around $50 per square foot. We've been able to keep costs down and are seeing strong demand for these spaces.

Q: How do you expect tariffs and material costs to impact tenant improvements and redevelopment yields? A: James Taylor, CEO: We don't commit capital until costs are nailed down. Tariffs may push us to increase rents to maintain accretive returns, but we're encouraged by tenant demand and rent levels.

Q: What is the outlook for lease termination income for the rest of the year? A: Steven Gallagher, Interim CFO: Lease termination fees are part of our business, and we expect them to occur in the normal course. The impact on occupancy is negligible as most spaces already have leases.

Q: How do you view the transaction market given current uncertainties, and has there been a change in buyer or seller behavior? A: Mark Horgan, Chief Investment Officer: The market has slowed due to volatility, but demand remains strong. We expect the pipeline to build, and Brixmor is well-positioned to capitalize on opportunities.

Q: How do you expect tariffs to impact your tenants, and what measures are they taking to mitigate this? A: James Taylor, CEO: Retailers are adjusting sourcing and accelerating purchases. The impact on pricing is not fully known, but off-price retailers may benefit from inventory disruptions.

For the complete transcript of the earnings call, please refer to the full earnings call transcript.