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Inventrust Properties Corp reported a robust performance in its Q2 2025 earnings call. The company highlighted a 4.8% year-over-year increase in same property net operating income (NOI), alongside strategic acquisitions and a high occupancy rate. The stock closed at $27.27, with no significant aftermarket movement. With a market capitalization of $2.12 billion and a strong financial health score of "GOOD" according to InvestingPro, the company demonstrates solid fundamentals. InvestingPro analysis suggests the stock is currently trading near its Fair Value.
Key Takeaways
- Same property NOI increased by 4.8% year-over-year, reaching $42.6 million for Q2.
- The company completed the sale of a 5-property portfolio in California for $36 million.
- Lease occupancy rates are high, with anchor space occupancy at 99.5%.
- Inventrust maintains a strong balance sheet with $787 million in total liquidity.
Company Performance
Inventrust Properties Corp demonstrated solid performance in Q2 2025, driven by strategic property sales and acquisitions. The company focused on expanding in Sunbelt markets, which are known for healthy population growth and business-friendly environments. This strategic focus has resulted in high occupancy rates and a competitive position in the market.
Financial Highlights
- Same property NOI: $42.6 million (4.8% increase year-over-year)
- Year-to-date same property NOI: $85.1 million (5.6% increase)
- NAREIT FFO: $35.5 million or $0.45 per diluted share (2.3% increase)
- Core FFO: $0.44 per diluted share
- Lease occupancy: 97.3%
Outlook & Guidance
Inventrust raised its full-year same property NOI growth guidance to 4-5%. The company expects acquisition activity to be back-end loaded, with the potential to surpass its $100 million acquisition target. It maintains its NAREIT and core FFO guidance, reflecting confidence in continued growth.
Executive Commentary
CEO DJ Bush emphasized the solid fundamentals of strip centers, stating, "Strip Center fundamentals remain solid, supported by strong demand, limited new supply and the ongoing appeal of necessity-based retail." COO Christy David added, "Retailers are strategically expanding and prioritizing centers that offer excellent visibility, easy accessibility, and a complementary tenant mix."
Risks and Challenges
- Market saturation in certain regions could impact growth.
- Macroeconomic pressures, such as interest rate hikes, may affect borrowing costs.
- Supply chain disruptions could delay property developments or renovations.
Inventrust Properties Corp’s strategic focus on high-growth markets and maintaining high occupancy rates positions it well for future growth, despite potential challenges in the broader economic landscape. The company’s P/E ratio of 20.23 and revenue growth of 9.17% in the last twelve months reflect its solid market position. For comprehensive analysis including detailed valuation metrics and growth projections, investors can access the full Pro Research Report available on InvestingPro, which provides deep-dive analysis of 1,400+ US equities.
Full transcript - Inventrust Properties Corp (IVT) Q2 2025:
Conference Operator: Thank you for standing by, and welcome to Inven Trust Second Quarter twenty twenty five Earnings Conference Call. Before we begin, I would like to remind our listeners that today’s presentation is being recorded, and a replay will be available on the Investors section of the company’s website at inventrustproperties.com. I would now like to hand the call over to Mr. Dan Lombardo, Vice President of Investor Relations. Please go ahead, sir.
Dan Lombardo, Vice President of Investor Relations, Inven Trust: Thank you, operator. Good morning, everyone, and thank you for joining us today. On the call from the Inventros team is DJ Bush, President and Chief Executive Officer Mike Phillips, Chief Financial Officer Christy David, Chief Operating Officer and Dave Heinberger, Chief Investment Officer. Following the team’s prepared remarks, the lines will be opened up for questions. As a reminder, some of today’s comments may contain certain forward looking statements about the company’s views on the future of our business and financial performance, including forward looking earnings guidance and future market conditions.
These are based on management’s current beliefs and expectations and are subject to various risks and uncertainties. Any forward looking statements speak only as of today’s date, and we assume no obligation to update any forward looking statements made on today’s call or that are in the quarterly financial supplemental or press release. In addition, we will also reference certain non GAAP financial measures. The comparable GAAP financial measures are included in this quarterly earnings materials, which are posted on our Investor Relations website. With that, I will turn the call over to DJ.
Thanks, Dan, and
DJ Bush, President and Chief Executive Officer, Inven Trust: good morning, everyone. We’re pleased to report another quarter of solid operating results. For the first half of the year, same property NOI grew approximately 6% and NAREIT FFO per share rose nearly 5% year over year. Leased occupancy of 97.3% remains near an all time record, while small shop occupancy reached another high watermark of 93.8%, highlighting the ongoing success of our grocery anchored necessity based retail strategy. Despite a less confident consumer and stubborn inflationary pressures, our retailers have been resilient and continue to operate at healthy levels within the Inventrust portfolio.
For this reason, we are raising our same property NOI growth expectations for the year to 4% to 5%. During the quarter, we also executed on a key initiative, completing the sale of a five property California portfolio for approximately $3.00 $6,000,000 These prime assets commanded strong pricing, which speaks to the level of institutional interest across the open air shopping center sector. Following this transaction, we have one remaining property in San Pedro, California that we expect to sell by year end, marking our full exit out of the state. This transaction was not a monetization event, but rather a tactical reallocation of capital that enhances our focus in our core markets that we expect will deliver long term value. We have been methodical and disciplined in redeploying proceeds into high growth Sunbelt markets, fully aligned with our strategic vision.
As of today, we’ve successfully closed on six properties totaling approximately $230,000,000 In addition, we have either secured or under contract for another two properties representing nearly $126,000,000 in value. We are actively targeting investment opportunities in Asheville, Charleston, Charlotte, Nashville, Phoenix and Savannah, markets that share common themes such as healthy population and job growth, business and tax friendly environments and high quality of life driven by relatively favorable cost of living. Mike will touch on guidance in more detail, but given the positive outcome and speed at which California portfolio transacted, our net investment activity will be more back end loaded for the year than initially expected. That said, we remain extremely confident in our acquisition pipeline and expect to be active in the 2025, both using proceeds from the aforementioned asset sales and utilizing the ample capacity provided by our low levered balance sheet. In summary, Strip Center fundamentals remain solid, supported by strong 10 demand, limited new supply and the ongoing appeal of necessity based retail.
Against this backdrop, Enventras continues to deliver meaningful results while executing on our long term strategy. We are scaling our enterprise efficiently with minimal increases to G and A and leveraging our well capitalized balance sheet and proven platform to support sustained expansion. Operationally, we are driving rent growth through embedded lease escalations, optimizing small shop occupancy across the portfolio and activating signed but not open leases. We remain hyper focused on growing sustainable cash flow and delivering superior total returns for our shareholders over the long term. With that, I’ll turn it over to Mike to discuss our financial results.
Mike Phillips, Chief Financial Officer, Inven Trust: Thanks, DJ. The first half of the year demonstrates Enbentura’s continued ability to execute on both strategic initiatives and operational performance. In addition to successfully completing our California portfolio rotation, we delivered solid results on the operational front. Same property NOI for the quarter was $42,600,000 representing a 4.8% increase compared to the same period last year. The growth was primarily driven by embedded rent escalations, which contributed 150 basis points, occupancy gains added another 110 basis points, and positive rent spreads accounted for 80 basis points.
Other positive drivers included redevelopment activity of 80 basis points as well as percentage rents providing a 60 basis point tailwind. The increase was offset by net expense reimbursements, which reduced NOI growth by 20 basis points. Year to date, same property NOI totaled $85,100,000 a 5.6% increase over the 2024. NAREIT FFO for the second quarter was $35,500,000 or $0.45 per diluted share, representing a 2.3% increase compared to the second quarter of last year. Core FFO also increased 2.3% to $0.44 per diluted share for the three months ending June 30.
Components of FFO growth for the quarter are primarily driven by same property NOI of $02 net acquisition activity of $02 interest expense of $02 interest income of $01 and partially offset by the impact of increased share count of $06 For the first half of the year, NAREIT FFO was $72,600,000 or $0.93 per diluted share, reflecting a 4.5% year over year increase. Core FFO for the first six months of 2025 was $0.90 per diluted share, up 3.4% compared to the prior year. Adventures continues to maintain a strong and flexible balance sheet, providing a foundation to execute our long term goals. We finished the quarter with $787,000,000 of total liquidity, including a full $500,000,000 in borrowing capacity available under our revolving line of credit. Our net leverage ratio stood at 17% and net debt to adjusted EBITDA was 2.8 times on a trailing twelve month basis.
We fully expect these ratios to normalize in the back half of the year as we continue to execute on our acquisition plans. We closed the quarter with a weighted average interest rate of 4% and a weighted average maturity of two point nine years. As we evaluate our debt maturity profile, we are in active conversations reviewing options with our advisors to negotiate the terms of our $400,000,000 term loans maturing in late twenty twenty six and early twenty twenty seven. Finally, we declared an annualized dividend of $0.95 per share, representing a 5% increase over the prior year. Turning to guidance.
We’re raising our full year same property NOI growth guidance range to 4% to 5% and adjusting our bad debt reserve to 65 to 85 basis points of total revenue. This reserve accounts for recent tenant bankruptcies as well as an estimate for potential fallout for the remainder of the year. We are maintaining our NAREIT and core FFO guidance, and our net investment guidance remains at $100,000,000 Further details on our guidance assumptions are available in our supplemental disclosure. And with that, I’ll turn the call over to Christy to discuss our portfolio activity. Christy?
Christy David, Chief Operating Officer, Inven Trust: Thanks, Mike. The leasing environment remains healthy and highly active. Retailers are strategically expanding and prioritizing centers that offer excellent visibility, easy accessibility, and a complementary tenant mix. Today’s tenants want more than just space. They seek adjacent businesses that drive traffic throughout the day like restaurants, wellness providers, fitness users, and essential service.
These positive trends are clearly reflected in our leasing results and ongoing momentum. In the second quarter, we executed 73 leases for approximately 304,000 square feet. New leases were signed at a 44.1% spread, while renewals were 9.2% resulting in blended leasing spread for the quarter of 16.4%, one of our strongest quarters since the company’s listing in 2021. Our retention rate remained robust at 91%, and we successfully embedded annual rent escalators of 3% or higher in over 90% of our renewal leases, supporting sustained and predictable NOI growth over the long term. At quarter end, total lease occupancy stood at 97.3% with small shop lease occupancy reaching a new all time high of 93.8%.
Anchor space remained near full capacity at 99.5%. With 100% of our 2025 leasing complete and approximately 85 of new 2026 leasing already secured, providing excellent visibility into near term cash flows and continued confidence in the durability of our income stream. Also on the leasing front, I’m pleased to announce a new Trader Joe’s at the Shops at Galleria in Austin, Texas. Trader Joe’s presence will further elevate the center’s profile, increase traffic, and create meaningful synergies with our existing tenants. This opportunity originated from our proactive efforts to recapture space from an underperforming junior anchor tenant.
Securing Trader Joe’s marks a significant enhancement to one of our premier properties in Austin, our largest market, and reflects the strength of our leasing strategy and our ability to attract top tier tenants to high performing locations. Health and wellness remains a key growth category, consistently driving daily foot traffic to our centers. Reflecting this momentum, we signed a notable lease this quarter with Crunch Fitness at our Schofield Crossing property, also in Austin. This addition enhances the center’s overall appeal while also delivering an extraordinary rent spread of over 90%, underscoring the significant value created through the strategic repositioning. Leasing demand remains strong across a variety of categories.
Quick service restaurants, off price retailers, medical and wellness operators, and experiential users continue to be highly active. Brands like Chipotle, Cava, Starbucks, Burlington, and Five Below continue to seek space in high quality locations. In closing, let me briefly highlight four recent acquisitions that reflect our strategic focus and redeployment of capital from our California portfolio sale. First, we purchased West Ashley Station, a fully leased Whole Foods anchored property in Charleston, South Carolina. This marks our third Charleston acquisition in the past six months.
Next is Twelve Oaks Shopping Center in Savannah, Georgia. This property is anchored by Publix and features a strong mix of retailers, restaurants, and service tenants. This is our first asset in Savannah, a market with accelerating population and economic expansion. In July, we acquired the marketplace at Encino Park in San Antonio, Texas. The property is a 100% leased neighborhood center anchored by a top performing Sprouts.
San Antonio is one of the most affordable cities in Texas and is projected to become the sixth largest city in The US. Finally, we expanded our presence in Richmond, Virginia with the acquisition of West Broad Marketplace. This center is anchored by Wegmans and Cabela’s with additional national retailers TJ Maxx, Burlington and Michaels. We believe these acquisitions reflect our disciplined capital allocation strategy, and we are excited to have these properties as part of our growing portfolio. With that, I’ll turn the call back to the operator for Q and A.
Conference Operator: Thank Our first question comes from Linda Tsai from Jefferies. Your line is now open. Please go ahead.
Linda Tsai, Analyst, Jefferies: Good morning. Thank you. Given acquisition activity is more back end loaded than you initially expected, does that mean you would have raised guidance if you would have the acquisition activity happen during the time period you initially expected?
DJ Bush, President and Chief Executive Officer, Inven Trust: Linda, good morning. It’s a great question. I think the short answer is you would have seen probably a similar movement in our expectations relative to the internal operations. I think that’s a fair assessment, especially when you’re moving the amount of, I guess, proceeds that we are. I mean, you think about our California portfolio, it’s roughly 10%, maybe a little bit more of NOI.
So to do that in one year and match fund it perfectly, nothing’s really perfect in the transaction market. And the transaction market this year in the spring was a little bit slower than anticipated. We’re being a little bit more selective, and we are seeing that speed up, I think as many of our peers have mentioned, in the back half of this year, which gives us a lot of optimism as we finish 2025 strongly and then move into 2026.
Linda Tsai, Analyst, Jefferies: That makes a lot of sense. And then just a two part question. What was the same store growth profile of the California assets you sold? And I’ll follow-up with the next one.
DJ Bush, President and Chief Executive Officer, Inven Trust: It’s a good question. Without getting into the underwriting of those assets, obviously, what we were expecting I think the way I would frame it is the growth profile that we were going to expect for the next couple of years in California was not going to be as favorable as what we’ve been seeing and experiencing in our portfolio in the Southeast. There’s a lot of reasons for that. Obviously, demographic trends, migration, business friendly environments, all those things have continued to draw us towards the Carolinas, towards Florida, in some select areas in Texas. And we see the unlevered risk adjusted returns in those markets just to be more favorable than what we were experiencing in California.
Linda Tsai, Analyst, Jefferies: And then given what you’re saying, does that mean the 4% to 5% same store growth that you expect for this year becomes more sustainable as you look to next year? Though I know you’re not giving guidance.
DJ Bush, President and Chief Executive Officer, Inven Trust: That’s a good question. I think what I would say is what we used to think 3% to 4% is a very strong year on an internal growth basis. We do I mean, we’ve surprised to how sticky it’s been north of 4%. I think that’s building in higher escalators. Obviously, our occupancy is near an all time high, getting close to a frictional vacancy.
If we’re not already there, think we continue to surprise ourselves on hitting high watermarks. And we still do have some nice visibility as it relates to gains in our small shop for the next couple of years, notwithstanding any material change in the economy that would suggest any small shop fallout. But that 4% does seem like a sustainable number or it has been for the last couple years.
Linda Tsai, Analyst, Jefferies: Appreciate the color. Thank you.
Conference Operator: Thank you. Our next question comes from Andrew Reel from Bank of America. Your line is now open. Please go ahead.
Andrew Reel, Analyst, Bank of America: Hi, good morning. Thanks for taking my questions. It seems like the level of competition for core grocery anchored centers has just become so strong this year. Just curious if you’re seeing any decline in the number of accretive core grocery opportunities available to you? And then I guess could we maybe see you target more unanchored or shadow anchored opportunities versus core?
DJ Bush, President and Chief Executive Officer, Inven Trust: Andrew. Good morning. All really good questions. I’ll walk you through. I do think on balance, and I think you’ve seen it from some of our peers’ commentary as well and their transaction activity, that there is a lot of institutional interest, both public and private, to grow the grocery anchored parts of their portfolio.
So competition is there. I think the reason that we were so excited about the opportunity to rotate out of Southern California, which is obviously a core market for almost everyone, certainly on the certainly, it gets a tremendous amount of private interest as well because of the financing options that you do have in such a liquid market. But our ability to take those proceeds and redeploy, that cost of capital is probably as good as we can get, right? So we were able to be appropriately competitive on assets that we really, really liked at cap rates that would probably otherwise not be available to us. And not only were we able to do it day one accretive, but the growth profiles on the assets that we’re acquiring are more compelling.
Andrew Reel, Analyst, Bank of America: Okay. That makes a lot of sense. And then now small shop, almost 94% leased, new high watermark there. What’s a realistic ceiling in terms of where that can go from here?
DJ Bush, President and Chief Executive Officer, Inven Trust: It’s hard to say. Obviously, not every center was built to perfection when developed. There’s always areas of the center that are a little bit more challenging to lease, and that’s even in the A plus types of centers. But we do have a process and an operational strategy to lease some of those areas that may perhaps the market rent in those locations is much is materially lower than in the center of the shopping center per se. But based on what we see today, we have direct visibility and call it another 100 basis points.
Obviously, that could be offset by any tenant fallout or bad debt expense that we’re taking. But based in our pipeline outside of executed leases, so you think of LOI and legal stages, there’s another 100 basis points of runway, and we think that there could be a little bit more after that as well so long as the small shop health stays as strong as it has.
Conference Operator: Our next question comes from Cooper Clark from Wells Fargo. Your line is now open. Please go ahead.
Andrew Reel, Analyst, Bank of America: Great. Thanks for taking the question. Could you provide some color pipeline in terms of size and pricing and the confidence level on hitting the $100,000,000 net acquisition guide from here?
DJ Bush, President and Chief Executive Officer, Inven Trust: Yes. No doubt. So what I would say is we’ve our acquisition pipeline, give or take, always has about $1,000,000,000 of real opportunities in it. That will flex up and down a tad, but we tend to try and be canvassing that amount. Obviously, level of success on closing on everything has been pretty good.
We have looked at opportunities to share with that we weren’t successful in acquiring, which is fine. We just couldn’t get to the final pricing. But as we sit here today and obviously as we reiterate our core FFO guidance, we feel very confident that we’re going to get to that $100,000,000,000 And if there are more opportunities, which it feels like a lot more opportunities are going to unlock and have already unlocked following the holiday, we think we can surpass that if those opportunities do come to fruition, and we have obviously plenty of capacity to do that.
Andrew Reel, Analyst, Bank of America: Great. And then as a follow-up there, just trying to figure out kind of what assumptions you need to get to the low end of the FFO range and if the low end assumes any farther transaction activity throughout the rest of the year?
DJ Bush, President and Chief Executive Officer, Inven Trust: It’s a good question, and I think you’re thinking about it the right way. If activity kind of froze as we sit here today, that would put us probably closer to the low end of guidance. And then on the flip side, if we’re able to bring a couple of deals forward or timing is a little bit better or a little bit more on our side, you can see us float to maybe the higher end of our range. So really, at this year, at this point in the year, it really is mostly dependent on timing of those net of that net transaction activity.
Andrew Reel, Analyst, Bank of America: Great. Thank you.
Conference Operator: Thank you. We currently have no further questions. So I’ll hand back to D. J. For closing remarks.
DJ Bush, President and Chief Executive Officer, Inven Trust: Thank you all for joining us. We look forward to seeing you guys in the coming months throughout the conference schedule. Enjoy the rest of your summer.
Conference Operator: This concludes today’s call. Thank you for joining us. You may now disconnect your line.
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