Third Quarter 2026 Earnings - VITRIA TECHNOLOGY INC

Good day, ladies and gentlemen, and welcome to the NNN REIT Incorporated Third Quarter 2026 Earnings Conference Call. At this time, all participants are on a listen-only mode and a question and answer session will follow the formal presentation. If anyone should require operator assistance during the conference, please press star zero on your telephone keypad. And please note, this conference is being recorded. I will now turn the conference over to your host, Mr. Steve Horne, CEO at NNN Radio. Sir, the floor is yours. Thanks, Ali. Good morning. Thank you for joining NNM's third quarter 2026 earnings call. Today on the call with me is our Chief Financial Officer, Vin Chow. NNL's disciplined growth strategy, proven operations, and commitment to deploying shareholder capital in sufficiently creative acquisitions continues. Our focus remains on delivering long-term value, navigating market challenges, and capital on opportunities that drive sustainable growth. As detailed in this morning's press release, NNN delivered another strong quarter of operating and financial performance, highlighted by 5.8% growth in AFFO compared to the prior year and delivered its 37th year of dividend growth, being only one of three publicly traded REITs that hit that milestone. With $1.4 billion in total availability and an industry-leading average debt maturity of nearly 10 years, our balance sheet remains a significant competitive advantage, providing us with the capacity to pursue attractive investment opportunities while maintaining our disciplined approach to capital allocation. As we look ahead to the fourth quarter and begin planning for 2027, we remain focused on our core objective, delivering sustainable long-term value growth for shareholders through disciplined capital allocation and accretive growth. NNN is in position to fund our acquisition activity through the undrawn forward equity, internally generated free cash flow, and strategic dispositions without the need to access equity capital while maintaining a leverage-neutral balance sheet. This allows us to pursue investment opportunities without putting unnecessary pressure on our balance sheet or diluting existing shareholders. Importantly, we retain significant flexibility to accelerate dispositions should compelling acquisition opportunities emerge. One of the distinct advantages of our mature portfolio is the substantial value we've created in our real estate over decades of ownership and active asset management. These embedded gains provide us with valuable source of capital that we can selectively unlock and redeploy into higher return opportunities. Before I get into the details of the quarter, I'd like to take a moment to welcome Christina Chu, Chaz Mueller to the NNN Board of Directors. Both are highly respected leaders who bring extensive public read and board experience, along with valuable real estate experience and perspectives. Their insights will be important as we continue to execute our strategy and focus on creating long-term value for our shareholders. I look forward to working with both. At the same time, I want to express my sincere appreciation to Betsy Holden for her many years of dedicated service to NNN. Her leadership, sound judgment, and steady voice has been invaluable to our company and our board. NNN is a stronger company today because of her contributions, and we are grateful for her commitment to our success. We wish her all the best in the years ahead. Shifting to the highlights of the third quarter financial results, our portfolio of 3,817 freestanding single-tenant properties continue to deliver consistent and predictable performance, supported by our weighted average remaining lease term of approximately 10 years. Occupancy remained exceptionally strong at 99.2, above our long-term historical average of approximately 98 with only 31 vacant properties across the entire portfolio. Contributing to that high occupancy was releasing five assets during the quarter and 18 year-to-date with a recovery rate of 132% and 121% respectively. In addition, 33 of 36 assets renewed at 105% of prior rent for the quarter, and 106 of 121 year- to-date at 104 to the prior rent, tracking above historical averages. This continued stability reinforces the quality of our real estate, the strength of our tenant relationships, and the durability of the cash flows that support the dividend. Turning to acquisitions during the quarter, we invested $222,076,000 in properties at an initial cap rate of 7.3. Importantly, when you factor in the contractual rent escalators, these investments are expected to generate a projected long-term yield of 8.4. The transactions also carried a weighted average lease term of over 19 years, reflecting the attractive economics and long-term income visibility associated with the sale-leaseback strategy. Through the first nine months of the year, we invested $658 million in 206 properties at an initial cap rate of 7.3 as well, with an expected projected long- term yield of 8.6. One point worth noting is nearly 40% of our closings were transactions under $5 million. We continue to believe that smaller transactions represent an important and often overlooked opportunity to create shareholder value. While these investments may not individually attract significant attention, collectively, they provide attractive risk-adjusted returns, expand our investment opportunity set, and demonstrate the scalability and the efficiency of the acquisition platform. Ultimately, our focus is on the quality of real estate, the returns we generate, and the long-term value we create for our shareholders. As we move towards the year end, we are seeing a meaningful shift in the acquisition market with cap rates moving higher following the third quarter. It's important to recognize that the transactions we closed during the third quarter were either completed or fully committed before significant moves in both the debt and equity capital markets. As a result, initial pricing on those investments were largely established before the market adjusted. Late in the quarter, I'll call it mid-September, we took a disciplined approach to reprice our acquisition pipeline to reflect the changes of cost of capital and our return expectations. In some cases, sellers accepted the revised economics, while others elected not to move forward. Well, this resulted in elevated dead deal costs, which is in our revised guidance. We believe walking away from transactions that no longer meet our investment criteria is the right decision for the shareholders. Looking ahead, we expect initial cap rates on fourth quarter acquisitions to reflect the higher pricing environment, and assuming markets behave rationally, we anticipate further upward movement in initial acquisition yields during the first part of 2027. Our objective remains unchanged to deploy shareholder capital only when the risk-adjusted returns justify the investment, recognizing that sometimes the most valuable decision we make is the transaction we choose not to pursue. During the quarter, we sold 32 properties, which included 11 vacant, raising $50 million of proceeds. Income producing assets were sold at 7.8. Year to date, we now have raised 123 million of proceeds from the sale of 83 assets, which included 46 vacant. The income producing were sold at a 7.3, but if you include the vacant assets, it's about a 3.2. The mission is always to release vacancies, but we'll continue to sell non-performing assets if we don't see a clear path to generate rental income with a reasonable time frame. Our balance sheet remains one of the strongest in the sector. Our credit facility is nearly fully available, and the 9.8-year weighted debt maturity remains industry-leading. NNN is in good position to fund the remaining of 2026 and beyond. With that, I'll close the call over to Ben for more color and detail on the quarterly numbers and updated guidance. Thanks, Steve. Let's start with our customary cautionary statements. During this call, we will make certain statements that may be considered forward-looking statements under federal security laws. The company's actual future results may differ significantly from matters discussed in these forward-looking statements, and we may not release revisions to these forward looking statements to reflect changes after the statements are made. Factors and risks that could cause actual results to differ from expectations are disclosed in greater detail in the company's filings with the SEC and in this morning's press release. Now, moving on to results. This morning, we reported AFFO per share of 91 cents and core AFFOs per share 90 cents up 5.8% and 5.9%, respectively, over the prior year. Results were ahead of our internal projections, with upside driven primarily by lower-than-expected bad debt and higher-than expected interest and other income from real estate transactions. The upside in this line item was driven by settlement income from prior bankruptcies, as well as land sale income. Our NOI margin for the quarter was 96.7%, up 10 basis points sequentially, as occupancy continued to tick higher to 99.2%. Annualized base rent was $974 million at quarter end, up 6.8% year-over-year, fueled by our strong year-to-date acquisition volume. G&A as a percentage of total revenue was 5.4%, down from 5.8 percent last quarter, while our cash G&E margin was 4.1%, compared with 4.4% in the second quarter. Free cash flow after dividend was about $56 million in the third quarter. As noted earlier, bad debt is better than expected as near-term credit issues remain limited. While we will always remain vigilant, there have been no material changes to our watch list. We continue to proactively identify opportunities to improve portfolio quality through leasing and targeted asset sales prior to potential issues arising. On the capital markets front, we sold about 500,000 shares under forward sale agreements at an average price of over $47 per share in the third quarter. We also settled over 2 million forward shares, generating just under $90 million in net proceeds. As of September 30th, we had about $204 million of available, unsettled forward equity. Subsequent to quarter-end, we entered into swaps totaling $100 million that, when combined with previously completed swaps, fully hedged our $500 million term loan at an all-in fixed rate of 4.35%. to the balance sheet. At quarter end, we had no encumbered assets, $1.4 billion of available liquidity, and just 2.3% of our debt was tied to floating rates. Net debt to EBITDA of 5.6 times was down 10 basis points from last quarter, and when including the impact of unsettled forward equity, pro forma net debt to EBITDA was 5.3 times, down from 5.4 times last quarter. We ended the third quarter with a sector-leading debt duration of 9.8 years, which continues to be well-matched versus our average lease duration of 10.1 years. On October 15th, we announced a $0.62 quarterly dividend, an increase of 3.3% over the prior year, and paid a $.62.00 quarterly dividend in the third quarter, marking our 37th consecutive annual dividend increase. The current dividend equates to an attractive 6% dividend yield and a well-covered 68% AFO payout ratio. Finally, I'll end my comments with some additional color regarding our updated 2026 outlook. As disclosed in our earnings release, we are maintaining our AFO per share guidance for 2026 of $3.55 to $3 and 59 cents, which represents 3.8% year-over-year growth at the midpoint and an acceleration from 2.7% growth in 2025. There are a few line item updates that are summarized on page three of our earnings release. First, given year-to-date activity and expected sales in the fourth quarter, we are raising our disposition outlook by $30 million at the midpoint to a new range of $160 to $180 million. The increase reflects our disciplined approach to portfolio management as well as strong demand for our high-quality properties. We also increased our G&A guidance by $1 million at midpoint. This was primarily driven by typical year-end true-ups as well as some dead deal costs booked in the quarter as we remain disciplined on transaction pricing. From a credit loss perspective, we are leaving our fourth quarter assumption unchanged, but given the year-to-date outperformance versus plan, we now project full-year bad debt to be about 25 basis points of ABR, down from 40 basis points as of last quarter. Regarding our $350 million bond that matures in mid-December, we have assumed in our model a permanent financing in our forecast to repay the notes while maintaining a low year-end balance on our line of credit. Given our liquidity and access to multiple sources of capital, we have optionality regarding how we ultimately address this maturity. A few other run rate items to keep in mind as you update your models. First, we booked roughly $1 million in settlement and or land sale income for the third quarter that is not expected to recur. Second, our lease termination fees for the quarter totaled $1.4 million, but as we look forward, we do not expect a material amount of lease terminations fees in the fourth quarter. And lastly, the 2 million shares that we settled in the third quarter settled in late September and therefore did not have a material impact on our reported average diluted share count. So please keep that in mind as you're updating your models. In closing, we are very pleased with our quarterly and year-to-date performance and with $1.4 billion of total liquidity, including over $200 million of unsettled forward equity, over $ 200 million of annual free cash flow generation, and a conservatively managed balance sheet, NNN remains well positioned to perform in the currently evolving environment. With that, I'll turn the call back to Oli for questions. Thank you. Ladies and gentlemen, at this time we will be conducting our question and answer session. If you would like to ask a question, please press star 1 on your telephone keypad. A confirmation tone will indicate your line is in the question queue. And you may press star 2 if you wish to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. One moment, please, while we poll for questions. Banky, our first question today is coming from Nick Joseph with Citigroup. Your line is live. Thanks. Appreciate the comments about cap rates moving, I think, mid-September and after the third quarter. Obviously, rates rose significantly. We've seen them pull back a bit. I was just hoping you could quantify kind of where you're seeing cap rates today and how you're thinking about returns, just given the volatility that we're seeing in the interest rate environment. Yeah, I'll take the first part about that, Nick, and then we'll handle the second part. As far as the cap rates, kind of as I said in the opening remarks, the third quarter was pretty much baked. And it was really kind of the last couple weeks of the third quarter that when we revisited our pipeline, in some cases we were moving 50, 60 basis points. But overall, I'm kind of seeing that 30 to 40 basis point movement for the fourth quarter. Expected to go higher if everybody remains rational in the first part of 2027. And that's our opportunity set, the mix of clients that we deal with. And some of the sellers didn't want to, you know, take any increase, which is okay, and we'll move on to other transactions. But, yeah, 30 to 40 basis points range. Yeah, and, Nick, on the return side of things, our outlook and our expectations on returns really don't change given the volatility. I mean, we are repricing deals. We did push back on some ofthe pricing that we had in the third quarter and, again, in the fourth quarter. You know, I think the volatility means folks are not sure what they're willing to accept on the, you know, seller side. And so we have built in a little bit of cushion in the fourth quarter outlook on acquisitions that, you know, people might walk away from some deals. So we're going to continue to be disciplined like we have over the last 40-plus years. We've operated in, you Know, high interest rate cycles, low interest rate cycle. We've operate through lots of different economic cycles. And so all of that has allowed us to continue to raise that dividend year in, year out, regardless of what's going on around us. And so we're going to maintain that discipline going forward. That's very helpful. Thank you. And then it looks like Mavis Tire, I think, increased by 13 properties, ABR up about 60 basis points. Can you just touch on kind of what drove that and exposure to the tenant? The main driver of that increase was an M&A event where they acquired a tenant of ours. Not that we did any more deals with them directly. Great. Thank you. Thank you, Keith. Our next question is coming from Jamie Feldman with Wells Fargo. Your line is live. Great. Thanks for taking the question. So I guess just to follow up on the changes in the market, I mean, can you talk more about the types of assets that you think are moving the most, types of sellers that are willing to change and those that are less willing to change, just so we have a better sense of how the sand's shifting? Yeah, good question, Jamie. You know, we're in the market, but we don't, you know, participate as far as transactions in every industry. So I can only specifically speak to what we're pursuing. And for us, it was more of the sale-leaseback transaction of the middle market clients that are sophisticated. As we joke internally, they have CFOs. So the groups that understand that interest rates were changing because they're always talking in the capital markets, primarily those are the ones that accept the change. The open market transaction where there may be an existing lease, those we found were a little bit stickier initially. Do I think they'll move up eventually? Yes. But it's usually the sale-leaseback guys are moving a little bit quicker, and the open market are a little bit stickier currently. Okay. And then I guess with the election results last night, just wondering if bonus depreciation transactions accelerate a bit. Just people may be concerned that it's not going to be around for much longer. Just can you remind us, is that something you, you know, as you think about your disposition pipeline, you know, what would qualify in the portfolio? Like how large of a magnitude of assets do you think you could even sell under those kind of deals? And just any other thoughts on the disposition market and how those buyers are changing based on rates? Now, specifically on the dispositions, you know, when we look at dispositions we look at defensive sales when we're having conversations with our tenants that they may or may not renew an asset or the store level performance that we're monitoring is slipping over a course of time. So we'll look to do active portfolio management and sell those. And that they may be at a little bit elevated cap rates because of the performance. As far as the depreciate, accelerated depreciation is primarily convenience stores and car washes. And you know our portfolio, we have a lot of convenience stores in car washes that qualify for that. And we selectively will sell into that market when somebody is willing to pay us a extremely low cap rate, that we will. And we do, if we prune the portfolio that way where we don't sell our gems, you can't sell the real bad assets per se over time. So, we kind of sell the lower performers that the accelerated depreciation asset will pay. So can you provide like just a ballpark of like just dollar amount, like how big that potential sales bucket might be in the portfolio? Just on the bonus appreciation side? Yeah, Jamie, that's pretty hard to quantify just because those sellers kind of come in very late and last minute because they're tax planning at the end of the year. For instance, last year we had a deal come in on the 15th of December, I want to say, and they were trying to close by year end. So it's a little episodic. I think from our perspective, We have a large pool of potential sellable properties, and we have identified, you know, we proactively identified a pool that we would be happy to part ways with at the right price. So if someone does come to us, we're ready to go pretty quickly. And, again, it's a great opportunity for both sides, really. I mean, I think there's this view that depreciated buyers are, you Know, not sophisticated or don't know what they're doing. I mean obviously they are getting a legitimate benefit with the tax savings, And so we're kind of splitting that value between them and us, and so we can get better cap rates. And also they're a little bit less quality focused because, again, their primary goal is to reduce their taxes. So it is a great opportunity for us. It's hard to say what the total potential is just because they're very episodic in when they come in. Okay, great. Thank you. thank you our next question is coming from jana gallon with bank of america your line is live thank you good morning um this year you've had very favorable performance on the portfolio bad debt um so just curious how you're thinking about the watch list from here and any categories you're watching more closely uh yeah so hey jana how you doing i mean we we look at the headlines just like you guys do, and we obviously have our conversations with our tenants very regularly, so we are always actively monitoring the portfolio. As I mentioned in my prepared remarks, we don't have any real changes to the watch list today, but we certainly are aware of the consumer pressures on the consumer today. There's been some pressure in the QSR space, a couple full-service restaurants as well, but it is not completely broad-based, right? There are lots of QSR and lots of full service that are doing quite well, and so we're not looking at one broad brush, but we certainly are keeping an eye on those industries, and then entertainment's been in the news as well, so we do follow that, we do watch it closely, but given our current coverages and current outlook, we don't really see any immediate impacts on the portfolio from those areas in any material way. So we're hopeful that continues, but we will be vigilant. Thanks, Finn. And then I also appreciate you kind of calling out the settlement and land sale and other non-recurring items. I guess, just as we think about next year, if you can kind of help us think, you know, any one-timers in 26 that, you know, could be, you know, either positive or negatively offset. Yeah, I mean, that's the nature of the one-timers. They're hard to predict, unfortunately, Jan. I wish I could tell you with a crystal ball there. But, look, we always do have some of that stuff. So, I wouldn't say it's not predictable, but it is recurring. We do have that stuff come through every year, some amount. I just can't tell you exactly when it's going to hit. But if you look at it historically, we've always had some amount of that. Some years more than others. I don't think there's anything to look into for next year that would particularly jump out at us as something meaningful. I think lease termination fees are in that bucket. We've talked about those more in the past, thankfully. We've talking about it less today, which is great. But we don't have as many of the really, really big sort of dark repaying or sub-lease tenants out there that created some very large swings in lease termation fees a couple years ago. So we do think we'll have a similar level in 27 as 26 in terms of lease termination fees for the full year. Exactly when they hit, I can't really say. Thank you. Thank you, our next question is coming from Ronald Camden with Morgan Stanley. Your line is live. Hey, good morning, this is Jenny on for Ron. Thanks for taking my question. I think my first is I want to ask about the balance sheet. So think about the term loan swap reset to 3.55 in mid-November. Yeah, maybe talk a little bit more on the impact of interest expenses next year and how should we think about refinancing upcoming. Sure, sure. So, I mean, one, we have very, very little floating rate debt. Following the swap in November, we'll have even less. And so the actual short-term rate movements that we're expecting and people are projecting increases on shouldn't really have much of an impact on our 2027 outlook. We do have a $350 million loan or bond, I should say, that comes due in December. That's at a 3.6% coupon. And so, you know, we would be hard-pressed to find a 3% coupon that had any sort of duration to it. And so there will be some, you know, some drag from that in 2027. You know, the range of options available to us, you know, we could hit the terminal on market again. It's not my preference. Obviously, we do have unsecured bonds that we could issue anywhere, you know, that you can pick your duration there. But, you know, a five-year bond would be probably in the five, you know, five, six, five-seven range today. A ten-year bond would be more like 6-6-1. So those are two extremes there. A lot of our peers in the space have been active in the convert market. That's something we have explored as well. So we could get a bit better of a coupon than the five-year that I just mentioned on a convert. So these are all things that we are evaluating and watching and just given the volatility in the markets with the 10-year moves that we've seen in the last couple weeks and months and this year overall, we want to be nimble and we want to be able to act quickly when the time is right. Very helpful. I guess the follow-up is on equities. So you do have about 25 million shares ATM program now. And think about dividend yield moved to about 6%. So how should we think about going forward? How would you measure issuing equities versus using lines from here? Well, I mean, the equity and debt question is always a function of leverage, right? We're trying to maintain a leverage neutrality, you know, targeting sort of five and a half times plus or minus. We're very close to that right now. And so we'll – whatever we buy, we're going to do it on a leverage neutral mix, you know, as far as actual equity versus, say, dispositions or free cash flow. You know, right now, one thing I really do think is a great advantage for us is that We use less common equity as part of our acquisition plans year in, year out than most of our peers do. So we rely on free cash flow and dispositions to fund a very large percentage of our investment activity. And so we don't have to enter the equity markets if we don' t need to. And we are sitting on $200 million or so that was raised at just under $46 a share. So we feel pretty good about that equity that we raised already. And, you know, when you combine that with our sort of call it $600 million of annual acquisition volume that we can do without new equity, we probably have buying power in the call it 900 to a billion-ish range. You know, whether or not we execute on that depends on if we get the price that makes sense to us. We're not just going to buy because our, you Know, our raised cost of equity or cost of capital is lower. doesn't mean we're going to, you know, overpay for assets. So that's kind of how we're thinking about that. You were helpful. Thank you. Thank you, our next question is coming from Brad Heffern with RBC. Your line is live. Hey, everybody. Thanks. I wanted to check in on a couple of tenant things. First on CVS, I know it's not in the top 20 list anymore, but I assume you still own some. Any initial thoughts on the separation and how you would view that for the outlook there? Yeah, look, I mean, it's pretty recent news. I mean I think it's funny. I was a retail sales analyst covering CVS when they bought the PBM business and got into the insurance side of things, and it was this great, great deal. Now they're unwinding it. I think as a landlord it probably makes it simpler, you know, if you just have the retail business rather than having to worry about the insurance side as well. But, you know, we really don't have exposure to CBS, so, you know, I guess we haven't thought about it that much. Okay. Got it. Thanks for that. And I was wondering if you could give an update on Dave and Buster's. Obviously, there have been some negative ratings outlook changes there. The debt is trading at a pretty penal level. I guess, do you have any coverage data on your locations, and then how would you be positioned if something were to happen there? Yeah, look, Dave & Buster's is an entertainment company. It's going through a cycle right now, a downward shift in the cycle. So they've been posting less than great results for a while at the corporate level. I would say that at the property level, our coverages are still very healthy. And even at the corporate level, you know, even though EBITDA margins have come down, you know, fairly significantly over the last, say, two years or so, they're still relatively high. And so, again, we think that we have priced those deals at a level where we can weather the current cycle. But, you know, we will want to see some improvement here relatively soon. They do have a new management team in place. They do have a back-to-basics strategy in place, we think that will help them. But if the consumer's under pressure, then obviously a concept like a Dave & Buster's will typically have a little bit more difficulty. But right now, again, we're not seeing anything in the numbers, anything in our property level that would cause us to have immediate concerns. But that's the one we're watching closely. Okay. Thank you. thank you our next question is coming from michael goldsmith with ubs your line is live good morning thanks a lot for taking my question uh while we're talking about tenants maybe can we talk a little bit about camping world as well their third quarter adjusted ebito is down 62 percent year over year just wanted to get a sense of you know what you're seeing from that tenant in terms of coverage and how we're going about it going. Yeah, so not to sound like a broken record, but, yeah, same kind of situation. Obviously a different market, but RVs are a more cyclical business by nature. Consumers under pressure, and this most recent quarter, which was this week, certainly reflected that. I think in the case of Camping World, they really have been doing everything they can to offset some of the pressures that they're seeing on the business near term. So they had leaned into their used business for a long time, and that was a successful strategy. The used business has also seen some pressure this most recent quarter. But they've also leaned into the used business. They've also seen their insurance business, which is performing well, and then seeing margin expansion. Even their used businesses saw margin expansion this quarter, even though the volumes were down. And, you know, I think the key there is they are doing whatever they can control. they are controlling so they've brought inventory down it's as low as it's ever been in like five or six years going into the fourth quarter uh they have uh you know increased their their sgna sort of run rate improvements to 150 million annualized so they're trying to control the controllables and based on our property level performance uh we don't really have any immediate concerns with them either they're one of our longest uh tenured partners so we have a very good relationship with them and no no maturities for for quite a while with these guys thanks for that finn and then just my second question is just on the implied fourth quarter acquisitions uh and i know you you've talked about being disciplined in today's market but it it implies a material deceleration just wanted to just say uh or ask about you know whether we should interpret that as like the right way to think about acquisition volume in the near term and then just the prospects for that re-accelerating next year just, you know, given the evolving backdrop? Thanks. Yeah, I mean, as far as, you Know, the fourth quarter, we're in process of, you Now, repricing the deals, and that's why we left it because we don't know at the end of the day where it will fall out. So we're very comfortable putting the midpoint at that 750 range. You Know, we're not giving any guidance for 2027 acquisition volume quite yet. But no, the pipeline, there's a lot of opportunities in it, and so it's pretty big bandwidth which way it goes. Thank you very much. Good luck in the fourth quarter. Thanks. Thank you. Our next question is coming from Wes Scoloday with Beard. Your line is live. Hey, good morning, everyone. For the buyers of the assets you're selling, are they coming back to you as well saying, hey, we want a little bit of a cap rate, a little higher cap rate? the buyers that we're selling into uh yeah yeah currently no um most of it you know the the 7.8 for the quarter um was you know primarily you know what i would say defensive sales of the portfolio um assets that we wanted to get rid of to strengthen the overall portfolio um that's why it was elevated it wasn't because the sellers came back uh to change the cap rates and then you factor in the accelerated depreciation buyers, the overall 1031 guys, they're still fairly low right now. They're incentivized to defer taxes more than anything than actually the price. Okay, thanks for that. And then I guess for the deal that you end up passing on or the seller walks away, do those ever just come back to you? If the rates were to come back, rates are volatile right now, so if the 10-year-old would go high fours, would those deals come back or do you think they're just gone forget but for the majority of them no it's not only if the rates back up did they come back to us it's if the seller actually you know realizes that's the new pricing of the deal then they come to us so yeah those conversations are ongoing you know there's sometimes you lose it you change the price of a deal and the deal is gone forever because of egos in some cases the sophisticated seller will come back here and understand that economics need to change And if it's M&A, that seller is also re-changing his pricing on the M&As as far as the multiple he's probably pursuing. Thank you very much. Yeah. Thank you. Our next question is coming from John Masato with B. Reilly. Your line is live. Good morning. I think I touched on it in terms of like where deals were kind of being kind of repriced that you had in the pipeline. But is that same kind of cap rate we get to by adding 30 to 40 basis points to 3Q reflective of what you see in the pipeline for 27 or, you know, do you think yields can move even higher just given where rates ultimately have kind of shaken out here? Yeah, I don't have a data set for 27 pipeline yet. So, you know, deals might slip into the first quarter of 27 that we're pricing, but we're still a little bit close to the, you know, the market shifting that we haven't seen a higher cap rate closing in the first corner. But it is my expectations as sellers finally realize that cap rates need to go up. And, again, that assumes a rational market of, you Know, the institutions that are buying that lease assets. Okay. And then on the disposition front, maybe kind of two questions. Any color on kind of what made those rent-producing sales defensive? And then, on the vacant assets, is that just kind of a hodgepodge of various things, or is any of that kind of the very tail end of some of the tenant credit-related vacancies you had two years ago now? yeah the first part a little bit of color uh you know one of the assets we sold was a fitness center that was uh leased or i should say released to a non-credit um tenant very small um so we elected the divest out of that that was a little Bit higher of a cap rate um and then there's actually a leasehold position in there which by definition leaseholds are a higher cap rate that skewed that number up to the 7.8. All in the same turn, you know, we had some that we sold in there that had four handles on them that were kind of, you know, rental equipment facilities. As far as the vacancy, yeah, in terms of vacant sales, really we don't have it. I'm trying to think. I think we're done with the tenants you're referring to from a couple years ago are out of the portfolio in terms of the impacts. I mean, there's no, there was not really anything tied to that. Yeah, I mean, it was a hodgepodge. Yeah, it wasn't a hodgepodge, yeah. I will say, too, on the cap rates, there's the defensive nature that Steve talked about. They also had a pretty limited term left, too. So very short-term deals. Okay, I appreciate all that detail. That's it for me. Thank you. Thanks. Thank you, our next question is coming from Jim Cammert with Evercore. Your line is live. Good morning, thank you. I believe in a recent NACS show, some C-store executives were lamenting indications of stalling foot traffic coming into the stores and maybe impacting the higher margin in-store sales. I'm curious, are you hearing any of that color from your C-story tenants and any translation to potential plateauing or moderation of the rent coverage? no you're you're spot on the foot traffic has you know softened a little bit at the convenience stores um yeah our our primary tenants at 7-eleven um as far as the c-store world um but as faras you know the margin softening inside the store yeah they're going from you know 35 to the low 30s um but still highly profitable um at the inside store sales and you know gallons are kind remaining flat for the most part and still getting a decent, healthy margin. But as far as the rent coverage deterioration, nothing that we're concerned with in the C-Store world. Great. Thank you, guys. Thank you. Our next question is coming from Mark Akinby with Berkley's. Your line is live. Thank you for taking the question. Just to tack on to a few that were already asked, I was wondering if you could elaborate on how you're thinking about residual value for your Dave & Buster's and Camping World properties in a worst-case scenario? That's a pretty theoretical question, so I don't know if we really have a great answer on that. I think it all depends on the location, obviously, and when it happened, what's going on in the rest of the market. It's a hard question to answer. If you want to know what the tenure is going to be on December 31st, I can tell you that. Joking. I'll speak specifically to Camping World. Camping World, as Vin alluded to earlier, has been a long-term tenant of ours, and we do a lot of portfolio management with Camping world, where they will buy some assets back of markets they want to divest out of, and at the same time, extend term on assets that we own. So Our rent coverage, while it's not as healthy as it was in 21-22, it's still fairly healthy on the camping world. So we haven't got into the granular. But those are primarily land plays. So the land percentage of acquisition costs is fairly high, and they're good real estate, high-visibility real estate. As far as the Dave & Buster's, yeah, they're big boxes, so that's why we try to avoid big boxes. But 50% of our Dave & Buster assets were related to main event assets, which were a little bit smaller. And, you know, the coverage is acceptable right now. Thank you. Our next question is coming from Spencer Glimcher with Green Street. Your line is up. Thank you, just two quick follow-ups on the credit losses. which I know you guys have noted have trended better than expected. So first, does that figure include any rent negotiations or restructurings? I don't believe it does. And then two, has there been much of that activity in 26, just given the solid health of the portfolio? Yeah, so in terms of our credit loss, yeah, that's whatever we're owed if we got paid or not. So, you know, if it's renegotiated or there's a new lease in place, than that, that wouldn't fall into that bucket, no. But it would show up in our rent recapture, you know, renewal rates and our releasing rates. So it would shows up in that metric. And as far as, like, restructurings this year, no, nothing material. Okay, great. Yeah, that's it for me. Thanks, guys. Thanks. Thank you. As a reminder, ladies and gentlemen, for any questions, please press star 1. Our next question is coming from Jamie Feldman with Wells Fargo. Your line is live. Great. Thanks for taking the follow-up. You know, I guess since the news is fresh, you know, as you thought about the potential for a Democratic sweep in the election last night or in terms of last night, did you or your clients think anything might be different coming out of this? You know? Like when you think about the bingo card and plan your strategy? Or do you think it's just business as usual? Just wondering if there's anything we may not be thinking about that could come from this? No, Kyle, our tenants are thinking it's business as usual. You know, it's the one thing, it's beauty of the long-term lease that we go through political cycles, interest rate cycles. So, no, it says business as you know, and then we'll keep focusing on the real estate metrics as the primary security of our investment. Okay, thank you. Thank you. as we have no further questions in queue at this time i'd like to turn the call back over to mr horn for any closing remarks hey thanks i appreciate you guys taking the time and interest in nnn we're in really good position uh looking forward to finishing out the year strong and uh getting the 2027 game plan all wrapped up um and we'll see the majority of you here in a couple weeks at nary thanks thank you ladies and gentlemen this does conclude today's call and you may disconnect your lines at this time and we thank you for your participation