• Same-Property NOI Growth: 4.3%, primarily driven by growth in base rent.
• Cash Rent Spreads: 8% in Q1.
• GAAP Rent Spreads: Nearly 19%.
• Incremental Base Rent from SNO Pipeline: $46 million.
• New Leases Commenced: Representing approximately $10 million of ABR.
• NAREIT FFO Growth Outlook: Nearly 6% for 2025.
• Same-Property NOI Growth Outlook: 3.6% for 2025.
• Credit Loss Guidance: 75 to 100 basis points.
• Development and Redevelopment Projects: $500 million in-process with blended returns exceeding 9%.
• Annual Planned Project Starts: $250 million.
• Acquisition: Brentwood Place in Brentwood, Tennessee.
• Credit Rating: Upgraded to A- by S&P and A3 by Moody's.
• Leverage Target Range: 5 to 5.5 times.

• Warning! GuruFocus has detected 8 Warning Signs with REG.

Release Date: April 30, 2025

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

Positive Points

• Regency Centers Corp (NASDAQ:REG) reported strong same-property NOI growth of 4.3%, driven primarily by growth in base rent.
• The company experienced an 8% cash rent spread in Q1, with GAAP rent spreads nearly 19%, indicating strong leasing performance.
• Foot traffic within the portfolio increased by 7% year-over-year in April, suggesting robust consumer engagement.
• Regency Centers Corp (NASDAQ:REG) maintains a strong balance sheet with an A- credit rating from S&P and A3 from Moody's, providing financial flexibility.
• The company successfully closed on a high-quality acquisition, Brentwood Place, and has a grocery-anchored shopping center under contract, indicating active and strategic investment activity.

Negative Points

• There is macroeconomic uncertainty, including potential impacts from tariffs and inflation, which could affect consumer behavior and tenant performance.
• The company has a modest exposure to Rite Aid, which is on their watchlist, indicating potential risk from tenant financial health.
• Construction costs remain a concern, with potential impacts from tariffs affecting future development project costs.
• The transactions market is experiencing volatility, with cap rates for high-quality assets in the 5% to 6% range, which may affect acquisition strategies.
• Despite strong performance, the company acknowledges the potential for economic downturns to impact occupancy by 200 to 250 basis points, as seen in past recessions.

Q & A Highlights

Q: How is Regency Centers managing its watchlist and what is the current exposure to Rite Aid? A: Alan Roth, East Region President and COO, stated that the watchlist is constantly evaluated and remains consistent with past levels. Regency Centers has a 30 basis point exposure to Rite Aid, and the team is proactively managing leasing for occupied spaces. Accounts receivable remain below historic levels.

Q: How are leasing discussions progressing, especially in light of potential tariff impacts? A: Lisa Palmer, President and CEO, emphasized that Regency Centers caters to essential, nondiscretionary needs, making it more resistant to economic uncertainties. The company is well-positioned to absorb economic pressures due to the quality of its trade areas and tenant base.

Q: What is Regency Centers' approach to acquisitions given current market conditions? A: Lisa Palmer highlighted the strength of Regency's balance sheet, allowing the company to be opportunistic. The best use of free cash flow is the development program, but the company will evaluate compelling acquisition opportunities as they arise.

Q: Are there any changes in the timeline for lease deals or tenant decision-making processes? A: Alan Roth noted that there has been no significant change in lease activity or decision-making timelines. April's activity was strong, with foot traffic up 7% year-over-year, and the leasing pipeline remains robust with quality operators.

Q: How are construction costs and development yields being managed in the current environment? A: Nicholas Wibbenmeyer, West Region President and CIO, stated that while some line items may be impacted by tariffs, others like steel and crude prices have decreased. Regency Centers continues to achieve a 150 basis point spread on development projects, maintaining strong returns.

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