• New Property Investments: $103.9 million in new property acquisitions, build-to-suit developments, and revenue-generating CapEx year-to-date.
• Committed Build-to-Suit Developments: $305.9 million with $255.8 million remaining to be funded through Q3 2026.
• Acquisitions Under Control: $132.9 million of acquisitions under control.
• Revenue Generating CapEx Commitments: $4.5 million with existing tenants.
• Occupancy Rate: 99.1% occupancy for the first quarter.
• Rent Collection Rate: 99.1% rent collection for the first quarter.
• AFFO Guidance: Maintaining 2025 AFFO guidance range at $1.45 to $1.49 per share, approximately 3% growth at the midpoint.
• Adjusted Funds from Operations (AFFO): $71.8 million or $0.36 per share for the quarter.
• Core G&A Expenses: $7.4 million for the quarter.
• Bad Debt: 86 basis points, primarily due to non-payment from Stanislaus.
• Dividend: $0.29 per share, payable to holders of record as of June 30, 2025.
• Pro Forma Leverage: 5.0 times net debt.
• Available Credit Facility: Approximately $826 million available on the revolving credit facility.

• Warning! GuruFocus has detected 6 Warning Signs with BNL.

Release Date: May 01, 2025

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

Positive Points

• Broadstone Net Lease Inc (NYSE:BNL) reported strong first-quarter results, demonstrating disciplined execution and strategic benefits.
• The company has invested $103.9 million in new property acquisitions, build-to-suit developments, and revenue-generating CapEx year-to-date.
• BNL has a committed pipeline of $305.9 million in build-to-suit developments, with construction underway and on time, ensuring future revenue growth.
• The company maintains a high-quality, diversified portfolio with 99.1% occupancy and rent collection, showcasing resilience.
• BNL has successfully managed tenant credit matters, such as the Zip's car wash sites, with minimal bad debt impact expected for 2025.

Negative Points

• The macroeconomic environment presents risks, including potential tariffs and economic conditions that could impact consumer spending.
• BNL is closely monitoring credit risks in consumer-centric industries and healthcare properties, with some tenants on a watch list.
• The company decided to maintain its 2025 AFFO guidance due to macroeconomic uncertainty, despite positive developments.
• There is a potential impact from tariffs on manufacturing tenants, which account for 17.5% of BNL's ABR.
• The build-to-suit pipeline faces challenges from broader macroeconomic uncertainty, affecting some opportunities.

Q & A Highlights

Q: How is Broadstone Net Lease managing credit risk in its industrial portfolio, particularly with the impact of tariffs on manufacturing activities? A: John Moragne, CEO, explained that they are taking both a top-down and bottom-up approach to assess potential risks. They are evaluating individual tenants and industries that might be affected by tariffs, especially within the 17% of ABR from manufacturing. They are in discussions with tenants to understand their strategies for navigating tariffs, including their ability to pass costs to end users and their sourcing strategies. Despite some concerns, they are confident in their portfolio's resilience.

Q: Can you provide context on the bad debt included in the guidance for the year and any cushion for unforeseen issues? A: John Moragne stated that they started the year with 125 basis points of bad debt in their guidance. They have managed known issues like the Zip's bankruptcy well, reducing potential bad debt exposure. While they have some cushion due to better-than-expected resolutions, they are maintaining the 125 basis points for now, with plans to reassess after Q2.

Q: What is Broadstone's exposure to Claire's, and what are the potential risks? A: John Moragne noted that Broadstone owns Claire's primary distribution facility in the U.S., accounting for about 78 basis points of exposure. Claire's is working on realigning its logistics and inventory processes due to tariffs and is also upgrading its retail footprint. Broadstone is confident in the asset's location and potential for redevelopment if necessary.

Q: How is Broadstone progressing with its build-to-suit pipeline, and what impact do tariffs have on these projects? A: John Moragne highlighted that the pipeline remains robust, with a goal of $500 million in build-to-suit developments for the year. While tariffs and macroeconomic uncertainty have caused some delays, the pipeline's strength and new developer partnerships, like with Prologis, provide confidence in meeting their goals. They are managing cost considerations effectively through various strategies.

Q: What is the strategy for funding the remaining build-to-suit developments, and are there plans for permanent financing? A: John Moragne explained that Broadstone has ample capacity on its credit facility and does not plan to put permanent financing on the developments. They aim to control their destiny by potentially selling assets or using their portfolio to finance developments, rather than relying on market conditions.

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