8-K
Alpine Income Property Trust, Inc. (PINE)
View as plain text
UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, DC 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d)
of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported): October 20, 2022
ALPINE INCOME PROPERTY TRUST, INC.
(Exact name of registrant as specified in its charter)
| | <br><br><br><br> | |
|---|---|---|
| Maryland | Commission File Number 001-39143 | 84-2769895 |
| (State or other jurisdiction of<br><br>incorporation or organization) | | (I.R.S. Employer<br><br>Identification No.) |
| <br><br> | |
|---|---|
| 369 N. New York Avenue , Suite 201<br><br>Winter Park , Florida | 32789 |
| (Address of principal executive offices) | (Zip Code) |
Registrant’s Telephone Number, including area code
( 407 ) 904-3324
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
| | |
|---|---|
| ☐ | Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) |
| ☐ | Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) |
| ☐ | Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) |
| ☐ | Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) |
Securities Registered Pursuant to Section 12(b) of the Act
| | | |
|---|---|---|
| Title of each class | Trading Symbol | Name of each exchange on which registered |
| Common Stock, $0.01 Par Value | PINE | NYSE |
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
Emerging growth company ☒
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☒
Item 2.02. Results of Operations and Financial Condition
On October 20, 2022, Alpine Income Property Trust, Inc., a Maryland corporation (the "Company"), issued an earnings press release and an investor presentation relating to the Company’s financial results for the quarter ended September 30, 2022. Copies of the press release and investor presentation are attached hereto as Exhibits 99.1 and 99.2, respectively, and are incorporated herein by reference.
The information in Item 2.02 of this Current Report, including Exhibits 99.1 and 99.2 is being furnished and shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section. The information in this Current Report shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act, unless it is specifically incorporated by reference therein.
Item 7.01. Regulation FD Disclosure
On October 20, 2022, the Company issued an earnings press release and an investor presentation relating to the Company’s financial results for the quarter ended September 30, 2022. Copies of the press release and investor presentation are attached hereto as Exhibits 99.1 and 99.2, respectively, and are incorporated herein by reference.
The furnishing of these materials is not intended to constitute a representation that such furnishing is required by Regulation FD or other securities laws, or that the materials include material investor information that is not otherwise publicly available. In addition, the Company does not assume any obligation to update such information in the future.
The information in Item 7.01 of this Current Report, including Exhibits 99.1 and 99.2 is being furnished and shall not be deemed to be “filed” for purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that Section. The information in this Current Report shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act or the Exchange Act, unless it is specifically incorporated by reference therein.
Item 9.01. Financial Statements and Exhibits
(d) Exhibits
99.1 Earnings Press Release dated October 20, 2022
99.2 Investor Presentation dated October 20, 2022
104 Cover Page Interactive Data File (embedded within the Inline XBRL document)
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
Date: October 20, 2022
Alpine Income Property Trust, Inc.
By: /s/ Matthew M. Partridge
Senior Vice President, Chief Financial Officer and Treasurer
(Principal Financial Officer)
Press
Press Release
Contact:Matthew M. Partridge
Senior Vice President, Chief Financial Officer & Treasurer
(407) 904-3324
mpartridge@alpinereit.com
| FOR<br><br>IMMEDIATE<br><br>RELEASE | Alpine Income Property Trust Reports<br><br>Third Quarter 2022 Operating Results |
|---|
WINTER PARK, FL – October 20, 2022 **** – Alpine Income Property Trust, Inc. (NYSE: PINE) (the “Company” or “PINE”) today announced its operating results and earnings for the quarter ended September 30, 2022.
Select Highlights ****
| ◾ | Reported Net Income per diluted share attributable to the Company of $0.72 for the quarter ended September 30, 2022. |
|---|---|
| ◾ | Reported FFO per diluted share of $0.40 for the quarter ended September 30, 2022, an increase of 8.1% from the comparable prior year period. |
| --- | --- |
| ◾ | Reported AFFO per diluted share of $0.42 for the quarter ended September 30, 2022, an increase of 13.5% from the comparable prior year period. |
| --- | --- |
| ◾ | Acquired nine retail net lease properties during the third quarter of 2022 for total acquisition volume of $36.7 million, reflecting a weighted average going-in cash cap rate of 7.1%. |
| --- | --- |
| ◾ | Sold six net lease properties for total disposition volume of $50.5 million at a weighted average exit cash cap rate of 5.5%, generating total gains of $11.6 million. |
| --- | --- |
| ◾ | Expanded revolving credit facility from $150 million to $250 million and extended the maturity date to January 2027. |
| --- | --- |
| ◾ | Paid a $0.275 per share common stock cash dividend for the third quarter of 2022, which represented a 7.8% increase from the comparable prior year period quarterly common stock cash dividend, and an annualized yield of 6.5% based on the closing price of the Company’s common stock on October 19, 2022. |
| --- | --- |
CEO Comments
“This was another solid quarter of consistent execution from our team as we continue to find opportunities to deliver attractive net investment spreads, improve earnings growth, and enhance the overall quality of our 100% occupied, retail net lease portfolio,” said John P. Albright, President and Chief Executive Officer of Alpine Income Property Trust. “With our newly expanded and extended $250 million revolving credit facility, we have no debt maturing until 2026, minimal floating interest rate exposure, and ample liquidity as we look to be opportunistic in a quickly evolving transaction market. As we continue to focus on capital recycling, we expect to accretively match fund our acquisitions through the end of the year with disposition proceeds as we target high-quality tenants with strong operations in well-performing retail sectors.”
Page 1
Quarterly Operating Results Highlights
The table below provides a summary of the Company’s operating results for the quarter ended September 30, 2022 (in thousands, except per share data):
| Three Months Ended<br><br>September 30, 2022 | Three Months Ended<br><br>September 30, 2021 | Variance to Comparable Period in the Prior Year | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Total Revenues | $ | 11,529 | $ | 8,171 | $ 3,358 | 41.1% | |||
| | | | | | | | | | |
| Net Income | $ | 11,170 | $ | 1,056 | $ 10,114 | 957.8% | |||
| Net Income Attributable to PINE | $ | 9,770 | $ | 918 | $ 8,852 | 964.3% | |||
| Net Income per Diluted Share Attributable to PINE | $ | 0.72 | $ | 0.07 | $ 0.65 | 928.6% | |||
| | | | | | | | | | |
| FFO^(1)^ | $ | 5,425 | $ | 4,820 | $ 605 | 12.6% | |||
| FFO per Diluted Share^(1)^ | $ | 0.40 | $ | 0.37 | $ 0.03 | 8.1% | |||
| AFFO ^(1)^ | $ | 5,676 | $ | 4,797 | $ 879 | 18.3% | |||
| AFFO per Diluted Share^(1)^ | $ | 0.42 | $ | 0.37 | $ 0.05 | 13.5% | |||
| | | | | | | | | | |
| Dividends Declared and Paid, per Share | $ | 0.275 | $ | 0.255 | $ 0.02 | 7.8% | |||
| ^(1)^ | See the “Non-GAAP Financial Measures” section and tables at the end of this press release for a discussion and reconciliation of Net Income to non-GAAP financial measures, including FFO, FFO per diluted share, AFFO, and AFFO per diluted share. | ||||||||
| --- | --- |
Year-to-Date Operating Results Highlights
The table below provides a summary of the Company’s operating results for the nine months ended September 30, 2022 (in thousands, except per share data):
| Nine Months Ended<br><br>September 30, 2022 | Nine Months Ended<br><br>September 30, 2021 | Variance to Comparable Period in the Prior Year | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Total Revenues | $ | 33,608 | $ | 20,658 | $ 12,950 | 62.7% | |||
| | | | | | | | | | |
| Net Income | $ | 28,430 | $ | 1,913 | $ 26,517 | 1,386.1% | |||
| Net Income Attributable to PINE | $ | 24,858 | $ | 1,662 | $ 23,196 | 1,395.7% | |||
| Net Income per Diluted Share Attributable to PINE | $ | 1.84 | $ | 0.16 | $ 1.68 | 1,050.0% | |||
| | | | | | | | | | |
| FFO^(1)^ | $ | 18,414 | $ | 12,283 | $ 6,131 | 49.9% | |||
| FFO per Diluted Share^(1)^ | $ | 1.36 | $ | 1.15 | $ 0.21 | 18.3% | |||
| AFFO ^(1)^ | $ | 18,473 | $ | 12,539 | $ 5,934 | 47.3% | |||
| AFFO per Diluted Share^(1)^ | $ | 1.37 | $ | 1.18 | $ 0.19 | 16.1% | |||
| | | | | | | | | | |
| Dividends Declared and Paid, per Share | $ | 0.815 | $ | 0.745 | $ 0.07 | 9.4% | |||
| ^(1)^ | See the “Non-GAAP Financial Measures” section and tables at the end of this press release for a discussion and reconciliation of Net Income to non-GAAP financial measures, including FFO, FFO per diluted share, AFFO, and AFFO per diluted share. | ||||||||
| --- | --- |
Page 2
Acquisitions
During the three months ended September 30, 2022, the Company acquired nine high-quality retail net lease properties for total acquisition volume of $36.7 million, reflecting a weighted average going-in cash cap rate of 7.1%. As of the acquisition date, the properties had a weighted average remaining lease term of 7.5 years, were located in eight states, and were leased to tenants operating in four retail sectors, including the home improvement, home furnishings, dollar stores, and sporting goods industries. More than 75% of annualized cash base rents acquired are generated from a tenant or the parent of a tenant with an investment grade credit rating.
During the nine months ended September 30, 2022, the Company acquired 44 net lease properties for total acquisition volume of $145.7 million, reflecting a weighted average going-in cash cap rate of 7.0%. As of the acquisition date, the properties had a weighted average remaining lease term of 8.9 years and were located in 21 states. Approximately 70% of annualized cash base rents acquired are generated from a tenant or the parent of a tenant with an investment grade credit rating.
Dispositions
During the three months ended September 30, 2022, the Company sold six net lease properties for total disposition volume of $50.5 million, representing a weighted average exit cash cap rate of 5.5%. The sale of the properties generated total gains of $11.6 million. The properties were leased to Scrubbles Car Wash, Container Store, 7-Eleven, Kohl’s, and JOANN Fabric.
During the nine months ended September 30, 2022, the Company sold 11 net lease properties, including its sole remaining office property located in Hillsboro, Oregon, for total disposition volume of $123.3 million, representing a weighted average exit cash cap rate of 6.5%. The sale of the properties generated total gains of $27.2 million. Excluding the office property disposition, the properties were sold at a weighted average exit cap rate of 5.6%.
Property Portfolio
The Company’s portfolio consisted of the following as of September 30, 2022:
| Number of Properties | 146 |
|---|---|
| Square Feet | 3.4 million |
| Annualized Base Rent | $39.2 million |
| Weighted Average Remaining Lease Term | 7.7 years |
| States where Properties are Located | 35 |
| Occupancy | 100% |
| | |
| % of Annualized Base Rent Subject to Rent Escalations in the Primary Lease Term ^(1)^ | 37% |
| % of Annualized Base Rent Attributable to Investment Grade Rated Tenants^(1)(2)^ | 49% |
| % of Annualized Base Rent Attributable to Credit Rated Tenants^(1)(3)^ | 76% |
Any differences a result of rounding.
| ^(1)^ | Annualized Base Rent (“ABR”) represents the annualized in-place straight-line base rent required by the tenant’s lease. ABR is a non-GAAP financial measure. We believe this non-GAAP financial measure is useful to investors because it is a widely accepted industry measure used by analysts and investors to compare the real estate portfolios and operating performance of REITs. |
|---|---|
| ^(2)^ | The Company defines an Investment Grade Rated tenant as a tenant or the parent of a tenant with a credit rating from S&P Global Ratings, Moody’s Investors Service, Fitch Ratings or the National Association of Insurance Commissioners of Baa3, BBB-, or NAIC-2 or higher. |
| --- | --- |
| ^(3)^ | The Company defines a Credit Rated Tenant as a tenant or the parent of a tenant with a credit rating from S&P Global Ratings, Moody’s Investors Service, Fitch Ratings or the National Association of Insurance Commissioners. |
| --- | --- |
Page 3
The Company’s portfolio included the following top tenants that represent 2.0% or greater of the Company's total annualized base rent as of September 30, 2022:
| Tenant | Credit Rating^(1)^ | **** | % of Annualized Base Rent |
|---|---|---|---|
| Walgreens | BBB | | 12% |
| Dollar Tree/Family Dollar | BBB | | 6% |
| Lowe’s | BBB+ | | 6% |
| Dollar General | BBB | | 5% |
| Academy Sports | BB | | 5% |
| LA Fitness | B- | | 5% |
| Walmart | AA | | 4% |
| Hobby Lobby | N/A | | 4% |
| At Home | B- | | 4% |
| Best Buy | BBB+ | | 3% |
| Dick’s Sporting Goods | BBB | | 3% |
| Burlington | BB+ | | 2% |
| Big Lots | N/A | | 2% |
| Old Time Pottery | N/A | | 2% |
| Kroger | BBB | | 2% |
| Other | | | 35% |
| Total | | | 100% |
Any differences a result of rounding.
| ^(1)^ | Credit rating is from S&P Global Ratings, Moody’s Investors Service, Fitch Ratings or the National Association of Insurance Commissioners, as applicable, as of September 30, 2022. The Company defines an Investment Grade Rated tenant as a tenant or the parent of a tenant with a credit rating from S&P Global Ratings, Moody’s Investors Service, Fitch Ratings or the National Associated of Insurance Commissioners of Baa3, BBB-, or NAIC-2 or higher. |
|---|
The Company’s portfolio consisted of the following industries as of September 30, 2022:
| Industry | **** | **** | % of Annualized Base Rent |
|---|---|---|---|
| Pharmacy | | | 14% |
| Dollar Stores | | | 12% |
| Home Furnishings | | | 10% |
| Sporting Goods | | | 9% |
| Home Improvement | | | 7% |
| Grocery | | | 7% |
| General Merchandise | | | 6% |
| Consumer Electronics | | | 5% |
| Health & Fitness | | | 5% |
| Entertainment | | | 5% |
| Convenience Stores | | | 4% |
| Specialty Retail | | | 3% |
| Quick Service Restaurant | | | 3% |
| Automotive Parts | | | 2% |
| Off-Price Retail | | | 2% |
| Casual Dining | | | 2% |
Page 4
| Farm & Rural Supply | | | 1% |
|---|---|---|---|
| Office Supplies | | | 1% |
| Financial Services | | | < 1% |
| Healthcare Services | | | < 1% |
| Fast Casual Restaurants | | | < 1% |
| Pet Supplies | | | < 1% |
| Automotive Services | | | < 1% |
| Other ^(1)^ | | | < 1% |
| Total | 26 Industries | **** | 100% |
Any differences a result of rounding.
| ^(1)^ | Includes three industries collectively representing less than 1% of the Company’s ABR as of September 30, 2022. |
|---|
The Company’s portfolio included properties in the following states as of September 30, 2022:
| State | **** | **** | % of Annualized Base Rent |
|---|---|---|---|
| Texas | | | 18% |
| Ohio | | | 6% |
| Georgia | | | 6% |
| Michigan | | | 6% |
| Florida | | | 5% |
| New Jersey | | | 5% |
| North Carolina | | | 5% |
| Oklahoma | | | 4% |
| New York | | | 4% |
| West Virginia | | | 4% |
| South Carolina | | | 3% |
| Maryland | | | 3% |
| Alabama | | | 3% |
| Illinois | | | 3% |
| Minnesota | | | 2% |
| Wisconsin | | | 2% |
| Louisiana | | | 2% |
| Washington | | | 2% |
| Massachusetts | | | 2% |
| Kansas | | | 2% |
| Nevada | | | 2% |
| Pennsylvania | | | 2% |
| Missouri | | | 2% |
| Kentucky | | | 1% |
| Nebraska | | | 1% |
| Connecticut | | | 1% |
| Mississippi | | | 1% |
| Indiana | | | 1% |
| New Mexico | | | 1% |
| Arizona | | | < 1% |
Page 5
| Maine | | | < 1% |
|---|---|---|---|
| South Dakota | | | < 1% |
| Arkansas | | | < 1% |
| California | | | < 1% |
| Virginia | | | < 1% |
| Total | 35 States | **** | 100% |
Any differences a result of rounding.
Capital Markets and Balance Sheet
During the quarter ended September 30, 2022, the Company completed the following notable capital markets activities:
| ◾ | On September 30, 2022, the Company amended and restated its senior unsecured Credit Facility. The Credit Facility was increased to $350 million and is comprised of a $250 million unsecured revolving credit facility and the Company’s existing $100 million 2027 unsecured term loan (together, the “Credit Facility”). The Credit Facility includes structural changes to certain financial covenants, a sustainability-linked pricing component that reduces the applicable interest rate margin if the Company meets certain sustainability performance targets, and an accordion option that allows the Company to request additional commitments up to a total of $750 million. |
|---|---|
| ◾ | The Company issued 44,384 common shares under its ATM offering program at a weighted average gross price of $18.69 per share, for total net proceeds of $0.8 million. |
| --- | --- |
The following table provides a summary of the Company’s long-term debt as of September 30, 2022:
| Component of Long-Term Debt | Interest Rate^^ | Maturity Date | ||||
|---|---|---|---|---|---|---|
| Revolving Credit Facility | 58.0 million | SOFR + 10 bps +<br><br>[1.25% - 2.20%] | January 2027 | |||
| 2026 Term Loan ^(1)^ | 100.0 million | SOFR + 10 bps +<br><br>[1.35% - 1.95%] | May 2026 | |||
| 2027 Term Loan ^(2)^ | 100.0 million | SOFR + 10 bps +<br><br>[1.25% - 1.90%] | January 2027 | |||
| Mortgage Note Payable – CMBS Portfolio | 30.0 million | 4.33% | October 2034 | |||
| Total Debt/Weighted Average Rate | 288.0 million | 3.73% |
All values are in US Dollars.
| ^(1)^ | As of September 30, 2022, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted average fixed interest rate of 2.05% plus the SOFR adjustment of 0.10% and the applicable spread for the $100 million 2026 Term Loan balance. |
|---|---|
| ^(2)^ | As of September 30, 2022, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted average fixed interest rate of 1.18% plus the SOFR adjustment of 0.10% and the applicable spread for the $100 million 2027 Term Loan balance. |
| --- | --- |
As of September 30, 2022, the Company held an 87.5% interest in Alpine Income Property OP, LP, the Company’s operating partnership (the “Operating Partnership” or “OP”). There were 1,703,494 OP Units held by third parties outstanding and 11,911,662 shares of the Company’s common stock outstanding, for total outstanding common stock and OP Units held by third parties of 13,615,156, as of September 30, 2022.
As of September 30, 2022, the Company’s net debt to Pro Forma EBITDA was 8.3 times, and as defined in the Company’s credit agreement, the Company’s fixed charge coverage ratio was 4.4 times. As of September 30, 2022, the Company’s net debt to total enterprise value was 55.2%. The Company calculates total enterprise value as the
Page 6
sum of net debt and the market value of the Company's outstanding common shares and OP Units, as if the OP Units have been converted to common shares.
Dividend
On August 22, 2022, the Company announced a $0.275 per share common stock cash dividend for the third quarter of 2022, payable on September 30, 2022 to stockholders of record as of the close of business on September 12, 2022. The third quarter 2022 cash dividend represents a 7.8% increase over the comparable prior year period quarterly common stock cash dividend and a payout ratio of 68.8% and 65.5% of the Company’s third quarter 2022 FFO per diluted share and AFFO per diluted share, respectively.
2022 Outlook
The Company has increased its per share earnings outlook for 2022 to take into account the Company’s year-to-date performance and revised expectations regarding the Company’s investment activities, forecasted capital markets transactions, and other significant assumptions.
The Company’s increased outlook for 2022 is as follows:
| | | Revised Outlook Range for 2022 | | Change from Prior Outlook | ||||
|---|---|---|---|---|---|---|---|---|
| | | Low | | High | | Low | | High |
| Acquisitions | $170 million | to | $190 million | | ($45) million | to | ($45) million | |
| Dispositions | $150 million | to | $170 million | | $25 million | to | ($5) million | |
| FFO per Diluted Share | $1.73 | to | $1.75 | | $0.13 | to | $0.10 | |
| AFFO per Diluted Share | $1.74 | to | $1.76 | | $0.16 | to | $0.13 | |
| Weighted Average Diluted <br>Shares Outstanding | 13.5 million | to | 13.5 million | | (0.5) million | to | (1.0) million |
Earnings Conference Call & Webcast
The Company will host a conference call to present its operating results for the quarter ended September 30, 2022 on Friday, October 21, 2022, at 9:00 AM ET.
A live webcast of the call will be available on the Investor Relations page of the Company’s website at www.alpinereit.com or at the link provided in the event details below. To access the call by phone, please go to the link provided in the event details below and you will be provided with dial-in details.
Webcast:https://edge.media-server.com/mmc/p/yi9b88dx
Dial-In:https://register.vevent.com/register/BI9047aacc7c5140259934be90261b1e14
We encourage participants to dial into the conference call at least fifteen minutes ahead of the scheduled start time. A replay of the earnings call will be archived and available online through the Investor Relations section of the Company’s website at www.alpinereit.com.
Page 7
About Alpine Income Property Trust, Inc.
Alpine Income Property Trust, Inc. (NYSE: PINE) is a publicly traded real estate investment trust that acquires, owns and operates a portfolio of high-quality net leased commercial properties.
We encourage you to review our most recent investor presentation which is available on our website at http://www.alpinereit.com.
Safe Harbor
This press release may contain “forward-looking statements.” Forward-looking statements include statements that may be identified by words such as “could,” “may,” “might,” “will,” “likely,” “anticipates,” “intends,” “plans,” “seeks,” “believes,” “estimates,” “expects,” “continues,” “projects” and similar references to future periods, or by the inclusion of forecasts or projections. Forward-looking statements are based on the Company’s current expectations and assumptions regarding capital market conditions, the Company’s business, the economy and other future conditions. Because forward-looking statements relate to the future, by their nature, they are subject to inherent uncertainties, risks and changes in circumstances that are difficult to predict. As a result, the Company’s actual results may differ materially from those contemplated by the forward-looking statements. Important factors that could cause actual results to differ materially from those in the forward-looking statements include general business and economic conditions, continued volatility and uncertainty in the credit markets and broader financial markets, risks inherent in the real estate business, including tenant defaults, potential liability relating to environmental matters, illiquidity of real estate investments and potential damages from natural disasters, the impact of epidemics or pandemics (such as the COVID-19 Pandemic and its variants) on the Company’s business and the business of its tenants and the impact of such epidemics or pandemics on the U.S. economy and market conditions generally, other factors affecting the Company’s business or the business of its tenants that are beyond the control of the Company or its tenants, and the factors set forth under “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021 and other risks and uncertainties discussed from time to time in the Company’s filings with the U.S. Securities and Exchange Commission. Any forward-looking statement made in this press release speaks only as of the date on which it is made. The Company undertakes no obligation to publicly update or revise any forward-looking statement, whether as a result of new information, future developments or otherwise.
Non-GAAP Financial Measures
Our reported results are presented in accordance with accounting principles generally accepted in the United States of America (“GAAP”). We also disclose Funds From Operations (“FFO”) Adjusted Funds From Operations (“AFFO”), and Pro Forma Earnings Before Interest, Taxes, Depreciation and Amortization (“Pro Forma EBITDA”), all of which are non-GAAP financial measures. We believe these non-GAAP financial measures are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs.
FFO, AFFO, and Pro Forma EBITDA do not represent cash generated from operating activities and are not necessarily indicative of cash available to fund cash requirements; accordingly, they should not be considered alternatives to net income as a performance measure or cash flows from operations as reported on our statement of cash flows as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures.
We compute FFO in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts, or NAREIT. NAREIT defines FFO as GAAP net income or loss adjusted to exclude extraordinary items (as defined by GAAP), net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and real estate related depreciation and amortization, including the pro rata share of such adjustments of unconsolidated subsidiaries.
Page 8
To derive AFFO, we modify the NAREIT computation of FFO to include other adjustments to GAAP net income related to non-cash revenues and expenses such as loss on extinguishment of debt, amortization of above- and below-market lease related intangibles, straight-line rental revenue, amortization of deferred financing costs, non-cash compensation, and other non-cash income or expense. Such items may cause short-term fluctuations in net income but have no impact on operating cash flows or long-term operating performance. We use AFFO as one measure of our performance when we formulate corporate goals.
To derive Pro Forma EBITDA, GAAP net income or loss is adjusted to exclude extraordinary items (as defined by GAAP), net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and real estate related depreciation and amortization, including the pro rata share of such adjustments of unconsolidated subsidiaries, non-cash revenues and expenses such as straight-line rental revenue, amortization of deferred financing costs, loss on extinguishment of debt, above- and below-market lease related intangibles, non-cash compensation, and other non-cash income or expense. Cash interest expense is also excluded from Pro Forma EBITDA, and GAAP net income or loss is adjusted for the annualized impact of acquisitions, dispositions and other similar activities.
FFO is used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers primarily because it excludes the effect of real estate depreciation and amortization and net gains or losses on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. We believe that AFFO is an additional useful supplemental measure for investors to consider because it will help them to better assess our operating performance without the distortions created by other non-cash revenues or expenses. We also believe that Pro Forma EBITDA is an additional useful supplemental measure for investors to consider as it allows for a better assessment of our operating performance without the distortions created by other non-cash revenues, expenses or certain effects of the Company’s capital structure on our operating performance. FFO, AFFO, and Pro Forma EBITDA may not be comparable to similarly titled measures employed by other companies.
Page 9
Alpine Income Property Trust, Inc.
Consolidated Balance Sheets
(In thousands, except share and per share data)
| **** | December 31, 2021 | |||
| ASSETS | **** | **** | ||
| Real Estate: | ||||
| Land, at Cost | 177,465 | $ | 178,172 | |
| Building and Improvements, at Cost | 307,347 | 266,236 | ||
| Total Real Estate, at Cost | 484,812 | 444,408 | ||
| Less, Accumulated Depreciation | (19,214) | (15,419) | ||
| Real Estate—Net | 465,598 | 428,989 | ||
| Cash and Cash Equivalents | 3,834 | 8,851 | ||
| Restricted Cash | 12,319 | | | 646 |
| Intangible Lease Assets—Net | 59,593 | 58,821 | ||
| Straight-Line Rent Adjustment | 1,539 | 1,838 | ||
| Other Assets | 22,719 | 6,369 | ||
| Total Assets | 565,602 | $ | 505,514 | |
| LIABILITIES AND EQUITY | | |||
| Liabilities: | | |||
| Accounts Payable, Accrued Expenses, and Other Liabilities | 4,758 | $ | 2,363 | |
| Prepaid Rent and Deferred Revenue | 1,495 | 2,033 | ||
| Intangible Lease Liabilities—Net | 5,008 | 5,476 | ||
| Long-Term Debt | 286,506 | 267,740 | ||
| Total Liabilities | 297,767 | 277,612 | ||
| Commitments and Contingencies | | |||
| Equity: | | |||
| Preferred Stock, 0.01 par value per share, 100 million shares authorized, no shares issued and outstanding as of September 30, 2022 and December 31, 2021 | — | — | ||
| Common Stock, 0.01 par value per share, 500 million shares authorized, 11,911,662 shares issued and outstanding as of September 30, 2022 and 11,454,815 shares issued and outstanding as of December 31, 2021 | 119 | 114 | ||
| Additional Paid-in Capital | 209,597 | 200,906 | ||
| Retained Earnings (Dividends in Excess of Net Income) | 8,796 | (6,419) | ||
| Accumulated Other Comprehensive Income | 15,761 | 1,922 | ||
| Stockholders' Equity | 234,273 | 196,523 | ||
| Noncontrolling Interest | 33,562 | 31,379 | ||
| Total Equity | 267,835 | 227,902 | ||
| Total Liabilities and Equity | 565,602 | $ | 505,514 |
All values are in US Dollars.
Page 10
Alpine Income Property Trust, Inc.
Consolidated Statements of Operations
(Unaudited)
(In thousands, except share, per share and dividend data)
| Three Months Ended | Nine Months Ended | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| September 30, 2022 | September 30, 2021 | September 30, 2022 | September 30, 2021 | ||||||||
| Revenues: | |||||||||||
| Lease Income | $ | 11,529 | $ | 8,171 | $ | 33,608 | $ | 20,658 | |||
| Total Revenues | 11,529 | 8,171 | 33,608 | 20,658 | |||||||
| Operating Expenses: | | | | | |||||||
| Real Estate Expenses | 1,816 | 914 | 4,193 | 2,389 | |||||||
| General and Administrative Expenses | 1,460 | 1,371 | 4,370 | 3,687 | |||||||
| Depreciation and Amortization | 5,866 | 4,308 | 17,232 | | 10,914 | ||||||
| Total Operating Expenses | 9,142 | 6,593 | 25,795 | 16,990 | |||||||
| Gain on Disposition of Assets | | 11,611 | | | 544 | | | 27,248 | | | 544 |
| Loss on Extinguishment of Debt | | (284) | | | — | | | (284) | | | — |
| Net Income from Operations | 13,714 | 2,122 | 34,777 | 4,212 | |||||||
| Interest Expense | 2,544 | 1,066 | 6,347 | 2,299 | |||||||
| Net Income | 11,170 | 1,056 | 28,430 | 1,913 | |||||||
| Less: Net Income Attributable to<br><br>Noncontrolling Interest | (1,400) | (138) | (3,572) | (251) | |||||||
| Net Income Attributable to Alpine Income Property Trust, Inc. | $ | 9,770 | $ | 918 | $ | 24,858 | $ | 1,662 | |||
| | | | | ||||||||
| Per Common Share Data: | | | | | |||||||
| Net Income Attributable to Alpine Income Property Trust, Inc. | | | | | |||||||
| Basic | $ | 0.82 | $ | 0.08 | $ | 2.11 | $ | 0.18 | |||
| Diluted | $ | 0.72 | $ | 0.07 | $ | 1.84 | $ | 0.16 | |||
| Weighted Average Number of Common Shares: | | | | | |||||||
| Basic | 11,888,171 | 11,299,548 | | 11,799,151 | | 9,253,090 | |||||
| Diluted ^(1)^ | 13,591,665 | | 12,996,503 | | 13,502,645 | | 10,637,934 | ||||
| | | | | ||||||||
| Dividends Declared and Paid | $ | 0.275 | $ | 0.255 | $ | 0.815 | $ | 0.745 |
| ^(1)^ | Includes the weighted average impact of 1,703,494 shares underlying OP units including (i) 1,223,854 shares underlying OP Units issued to CTO Realty Growth, Inc. and (ii) 479,640 shares underlying OP Units issued to an unrelated third party. |
|---|
Page 11
Alpine Income Property Trust, Inc.
Non-GAAP Financial Measures
Funds From Operations and Adjusted Funds From Operations
(Unaudited)
(In thousands, except per share data)
| **** | Three Months Ended | **** | Nine Months Ended | ||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| **** | September 30, 2022 | **** | September 30, 2021 | **** | September 30, 2022 | **** | September 30, 2021 | ||||
| Net Income | $ | 11,170 | $ | 1,056 | $ | 28,430 | $ | 1,913 | |||
| Depreciation and Amortization | 5,866 | 4,308 | 17,232 | 10,914 | |||||||
| Gain on Disposition of Assets | | (11,611) | | | (544) | | | (27,248) | | | (544) |
| Funds from Operations | $ | 5,425 | $ | 4,820 | $ | 18,414 | $ | 12,283 | |||
| Adjustments: | | | | | | | | ||||
| Straight-Line Rent Adjustment | | (209) | (129) | (737) | (393) | ||||||
| COVID-19 Rent Repayments, Net | | — | 23 | 45 | 408 | ||||||
| Non-Cash Compensation | | 79 | 79 | 236 | 231 | ||||||
| Amortization of Deferred Financing<br><br>Costs to Interest Expense | | 150 | 87 | 407 | 236 | ||||||
| Amortization of Intangible Assets<br><br>and Liabilities to Lease Income | | (78) | | (77) | | (248) | | (168) | |||
| Other Non-Cash (Income) Expense | 25 | (6) | 72 | (17) | |||||||
| Loss on Extinguishment of Debt | | 284 | | | — | | | 284 | | | — |
| Recurring Capital Expenditures | — | — | — | (41) | |||||||
| Adjusted Funds from Operations | $ | 5,676 | $ | 4,797 | $ | 18,473 | $ | 12,539 | |||
| | | | | ||||||||
| FFO per Diluted Share | $ | 0.40 | $ | 0.37 | $ | 1.36 | $ | 1.15 | |||
| AFFO per Diluted Share | $ | 0.42 | $ | 0.37 | $ | 1.37 | $ | 1.18 |
Page 12
Alpine Income Property Trust, Inc.
Non-GAAP Financial Measures
Reconciliation of Net Debt to Pro Forma EBITDA
(Unaudited)
(In thousands)
| **** | Three Months Ended | |
|---|---|---|
| **** | September 30, 2022 | |
| Net Income | $ | 11,170 |
| Adjustments: | | |
| Depreciation and Amortization | | 5,866 |
| Gain on Disposition of Assets | | (11,611) |
| Loss on Extinguishment of Debt | | 284 |
| Straight-Line Rent Adjustment | | (209) |
| Non-Cash Compensation | | 79 |
| Amortization of Deferred Financing Costs to Interest Expense | | 150 |
| Amortization of Intangible Assets and Liabilities to Lease Income | | (78) |
| Other Non-Cash Expense | | 25 |
| Interest Expense, Net of Deferred Financing Costs Amortization | | 2,394 |
| EBITDA | $ | 8,070 |
| | | |
| Annualized EBITDA | $ | 32,280 |
| Pro Forma Annualized Impact of Current Quarter Acquisitions and Dispositions ^(1)^ | | 536 |
| Pro Forma EBITDA | $ | 32,816 |
| | | |
| Total Long-Term Debt | | 286,506 |
| Financing Costs, Net of Accumulated Amortization | | 1,583 |
| Cash and Cash Equivalents | | (3,834) |
| Restricted Cash | | (12,319) |
| Net Debt | $ | 271,936 |
| | | |
| Net Debt to Pro Forma EBITDA | 8.3x | |
| ^(1)^ | Reflects the pro forma annualized impact on Annualized EBITDA of the Company’s acquisition and disposition activities during the three months ended September 30, 2022. | |
| --- | --- |
Page 13
Exhibit 99.2
| October 2022<br>INVESTOR PRESENTATION | |
|---|---|
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>COMPANY PROFILE<br>2<br>Ticker Symbol (NYSE)<br>PINE<br>Equity Market Capitalization<br>$221M<br>Total Enterprise Value (TEV)<br>$493M<br>TEV Per Square Foot<br>$143<br>Implied Cap Rate<br>7.5%<br>Net Debt to TEV<br>1<br>55%<br>Annualized Dividend Yield<br>6.8%<br>Common Shares &<br>OP Units Outstanding<br>3<br>13.6M<br>Number of Net Lease Properties<br>146<br>Number of States with a Property<br>35<br>Total Portfolio Square Feet<br>3.4M<br>Current Occupancy<br>100%<br>Annualized Base Rent (ABR)<br>$39.2M<br>% of ABR from Credit Rated Tenants<br>2<br>76%<br>% of ABR from MSAs Over<br>One Million People<br>4<br>57%<br>% of ABR from Investment<br>Grade<br>-<br>Rated Tenants<br>2<br>49%<br>Well<br>-<br>Positioned for Growth<br>High<br>-<br>Quality, 100% Retail Net Lease Portfolio<br>As of September 30, 2022, unless otherwise noted.<br>1.<br>Net debt to Total Enterprise Value is the Company’s outstanding debt, minus the Company’s cash, cash equivalents and restrict<br>ed<br>cash, as a percentage of the Company’s enterprise value.<br>2.<br>A credit rated, or investment grade rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of a tenan<br>t with a credit rating from S&P Global Ratings, Moody’s Investors Service,<br>Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>3.<br>As of September 30, 2022; includes 1,703,494 OP Units held by third parties in Alpine Income Property OP, LP, the Company’s o<br>per<br>ating partnership (the “Operating Partnership” or “OP”).<br>4.<br>MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communiti<br>es<br>that are linked by social and economic factors, as established by the U.S.<br>Office of Management and Budget. |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>Payout Ratio %<br>INVESTMENT HIGHLIGHTS<br>3<br>As of September 30, 2022, unless otherwise noted.<br>$ in millions.<br>1.<br>All dividend yields, payout ratios and 2022E FFO multiples are based on the closing stock price on September 30, 2022, using<br>cur<br>rent annualized dividends and 2023E FFO per share estimates for<br>the peer net lease companies from the Stifel Triple<br>-<br>Net REITs Comp Sheets 10/2/2022 report. 2023E FFO per share for PINE reflect<br>s consensus estimates.<br>2.<br>Based on 2022 Average Household Income (5<br>-<br>mile) and 2021 Total Population (5<br>-<br>mile) data from Esri.<br>Accretive Asset Recycling Driving Improved Portfolio Metrics<br>Pure play, 100% retail portfolio growing through accretive asset<br>recycling of predominantly non<br>-<br>investment grade assets at attractive<br>pricing, with reinvestment focused on investment grade<br>-<br>rated tenants.<br>Inflation Protection by Investing Below Replacement Cost<br>PINE’s total enterprise value (TEV) is $143 per square foot, allowing<br>shareholders to invest below replacement cost in a portfolio rooted in<br>higher growth, major markets throughout the United States.<br>Significant Discount to Peer Group<br>PINE trades at significant discount compared to the top peer, implying<br>substantial valuation upside.<br>Stable & Attractive Dividend<br>PINE has grown its quarterly dividend by 37.5% since the beginning of<br>2020 and now provides the highest dividend yield with one of the<br>lowest implied payout ratios of its net lease peer group.<br>71%<br>6.8%<br>EPRT<br>NTST<br>NNN<br>ADC<br>PINE<br>SRC<br>STOR<br>O<br>FCPT<br>2023E FFO Payout Ratio<br>Dividend Yield<br>16.7x<br>15.1x<br>14.3x<br>14.2x<br>13.6x<br>12.3x<br>11.2x<br>10.5x<br>9.7x<br>ADC<br>NTST<br>FCPT<br>O<br>STOR<br>NNN<br>EPRT<br>PINE<br>SRC<br>2022E FFO Multiple<br>1<br>Avg<br>Avg<br><br>Total Enterprise Value of $143 per square foot<br><br>$99,000 Total Portfolio Weighted Average<br>5<br>-<br>Mile Average Household Income<br>2<br><br>144,000 Total Portfolio Weighted Average<br>5<br>-<br>Mile Total Population<br>2<br>1<br>1<br>PINE’s<br>top<br>10<br>tenants<br>now<br>include<br>investment<br>grade<br>-<br>rated<br>industry<br>leaders<br>such<br>as<br>Walgreens,<br>Dollar<br>Tree/Family<br>Dollar,<br>Lowes,<br>Dollar<br>General,<br>Walmart,<br>and<br>Best<br>Buy<br>..<br>Meaningful Valuation Upside with In<br>-<br>Place Yield and Long<br>-<br>Term Growth |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>5.8%<br>5.5%<br>5.8%<br>5.5%<br>Q3 2020<br>Q3 2021<br>Q2 2022<br>Q3 2022<br>ACCRETIVE RETAIL ASSET RECYCLING<br>4<br>As of September 30, 2022.<br>Retail Disposition Cap Rates<br>PINE<br>has<br>demonstrated<br>a<br>consistent<br>ability<br>to<br>sell<br>retail<br>properties<br>at<br>attractive<br>valuations,<br>regardless<br>of<br>the<br>tenant<br>credit<br>quality,<br>to<br>drive<br>accretive<br>acquisitions<br>of<br>predominantly<br>investment<br>grade<br>-<br>rated<br>tenants<br>at<br>an<br>average<br>positive<br>spread<br>of<br>more<br>than<br>125<br>bps<br>between<br>its<br>retail<br>disposition<br>and<br>retail<br>acquisition<br>cap<br>rates<br>Retail Properties Sold |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>OPPORTUNITY TO INVEST BELOW REPLACEMENT COST<br>5<br>As of September 30, 2022, unless otherwise noted.<br>1.<br>Value is based on Total Enterprise Value for each peer net lease company is from the Stifel Triple<br>-<br>Net REITs Comp Sheets 10/2/20<br>22 report.<br>2.<br>Portfolio size is based on total square feet and is from available information within each company’s published information av<br>ail<br>able through each company’s website, as of October 19, 2022. Portfolio<br>information for PINE is as of September 30, 2022<br>FCPT<br>NNN<br>EPRT<br>O<br>ADC<br>SRC<br>NTST<br>PINE<br>STOR<br>$0<br>$100<br>$200<br>$300<br>$400<br>$500<br>0<br>50<br>100<br>150<br>200<br>Value<br>1<br>Per Square Foot<br>2<br>Portfolio Size<br>2<br>Valuation Upside with a High<br>-<br>Quality Portfolio<br>PINE’s<br>total<br>enterprise<br>value<br>(TEV)<br>is<br>$<br>143<br>per<br>square<br>foot,<br>allowing<br>shareholders<br>to<br>invest<br>below<br>estimated<br>replacement<br>cost<br>in<br>a<br>portfolio<br>rooted<br>in<br>higher<br>growth,<br>major<br>markets<br>throughout<br>the<br>United<br>States<br>with<br>comparable<br>tenants<br>to<br>the<br>net<br>lease<br>peers<br>..<br>Better Margin of Safety with Stickier Tenants<br>With<br>an<br>average<br>cash<br>rent<br>per<br>square<br>foot<br>of<br>$<br>11<br>..<br>23<br>,<br>occupancy<br>costs<br>for<br>PINE’s<br>portfolio<br>tenants<br>are<br>meaningfully<br>below<br>what<br>can<br>be<br>obtained<br>in<br>the<br>market<br>given<br>the<br>inflationary<br>pressure<br>on<br>building<br>costs,<br>suggesting<br>tenants<br>will<br>be<br>more<br>likely<br>to<br>exercise<br>their<br>renewal<br>options<br>at<br>expiration<br>..<br>Significant Valuation Discount to Peer Group<br>Similar<br>tenant<br>exposures<br>and<br>comparable<br>or<br>better<br>markets,<br>with<br>an<br>underlying<br>real<br>estate<br>valuation<br>per<br>square<br>foot<br>42<br>%<br>below<br>the<br>peer<br>average<br>..<br>Realizing Value Through Capital Recycling<br>PINE<br>has<br>increased<br>its<br>disposition<br>guidance<br>in<br>order<br>to<br>monetize<br>at<br>private<br>market<br>valuations,<br>which<br>in<br>most<br>cases<br>are<br>at<br>better<br>valuations<br>than<br>its<br>current<br>implied<br>public<br>market<br>valuation<br>..<br>Peer Average $246 |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>16.7x<br>15.1x<br>14.3x<br>14.2x<br>13.6x<br>12.3x<br>11.2x<br>10.5x<br>9.7x<br>ADC<br>NTST<br>FCPT<br>O<br>STOR<br>NNN<br>EPRT<br>PINE<br>SRC<br>SIGNIFICANT IMPLIED VALUATION UPSIDE<br>6<br>As of September 30, 2022.<br>1.<br>All 2023E FFO multiples are based on the closing stock price on September 30, 2022, using current annualized dividends and 20<br>23E<br>FFO per share estimates for the peer net lease companies from<br>the Stifel Triple<br>-<br>Net REITs Comp Sheets 10/2/2022 report. 2023E FFO per share for PINE reflects consensus estimates.<br>2.<br>A credit rated, or investment grade (“IG”) rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of<br>a tenant with a credit rating from S&P Global Ratings, Moody’s Investors<br>Service, Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>3.<br>Percentage of rents from investment grade<br>-<br>rated tenants based on published information available through each company’s website<br>as of October 4, 2022.<br>2022E FFO Multiple<br>1<br>PINE trades at a 4.9x multiple<br>discount to the investment grade<br>-<br>oriented peer group average,<br>implying significant valuation upside<br>Investment Grade<br>-<br>Focused Peer Average 15.1x<br>Disclosed % of Rents from Investment Grade<br>-<br>Rated Tenants<br>2,3<br>68%<br>65%<br>49%<br>63%<br>Not<br>Disclosed<br>Not<br>Disclosed<br>Not<br>Disclosed<br>22%<br>43%<br>IG<br>RATED |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>71%<br>5.6%<br>4.5%<br>5.5%<br>4.2%<br>6.8%<br>7.3%<br>5.2%<br>5.1%<br>5.5%<br>EPRT<br>NTST<br>NNN<br>ADC<br>PINE<br>SRC<br>STOR<br>O<br>FCPT<br>2023E FFO Payout Ratio<br>Dividend Yield<br>RELATIVE OUTSIZED IN<br>-<br>PLACE DIVIDEND YIELD<br>7<br>As of September 30, 2022.<br>1.<br>All dividend yields and payout ratios are based on the closing stock price on September 30, 2022, using current annualized di<br>vid<br>ends and 2023E FFO per share estimates for the peer net lease<br>companies from the Stifel Triple<br>-<br>Net REITs Comp Sheets 10/2/2022 report. 2023E FFO per share for PINE reflects consensus estimat<br>es.<br>2022E FFO Dividend Payout Ratio %<br>Peer<br>Average<br>5.4%<br>PINE’s<br>dividend<br>is<br>strongly<br>supported<br>by<br>a<br>conservative<br>payout<br>ratio<br>and<br>a<br>portfolio<br>built<br>with<br>an<br>intense<br>focus<br>on<br>real<br>estate<br>fundamentals<br>and<br>long<br>-<br>term<br>stability<br>..<br>1<br>1 |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>DISCIPLINED INVESTMENT STRATEGY<br>8<br>Emphasizing Attractive Supply/Demand Market Dynamics<br>National focus, with an emphasis on major metropolitan statistical areas that<br>exhibit attractive population trends, business<br>-<br>friendly policies and strong<br>underlying supply/demand fundamentals<br>Real Estate Fundamentals and Analytics Driven Underwriting<br>Real estate oriented underwriting utilizing consumer location data analytics,<br>competition indexing, market rent benchmarking and comprehensive risk<br>assessments<br>Industry<br>-<br>Leading Tenants and Well<br>-<br>Performing Operating Sectors<br>Focused on aligning with tenants operating in essential business sectors,<br>displaying stable and resilient operating trends and/or a forward<br>-<br>thinking,<br>omni<br>-<br>channel strategy<br>Relative Asset Value Investing Through Long<br>-<br>Term Relationships<br>Concentrated on relative value<br>-<br>investing through deep broker, developer<br>and tenant relationships and management’s ability to identify high<br>-<br>quality<br>risk<br>-<br>adjusted opportunities in a highly fragmented transaction market |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>ACCELERATING INVESTMENT EXECUTION<br>9<br>$ in millions.<br>1.<br>Portfolio Growth represents the aggregate gross book value of the assets in the portfolio as of September 30, 2022, compared<br>to<br>the gross book value of the assets in the portfolio as of December 31, 2019.<br>$47<br>$75<br>$99<br>$117<br>$139<br>$220<br>$275<br>$377<br>$442<br>$486<br>$523<br>Q1<br>2020<br>Q2<br>2020<br>Q3<br>2020<br>Q4<br>2020<br>Q1<br>2021<br>Q2<br>2021<br>Q3<br>2021<br>Q4<br>2021<br>Q1<br>2022<br>Q2<br>2022<br>Q3<br>2022<br>2021<br>IPO<br>Q4 2019<br>Cumulative Investment Activity Since IPO<br>More than 260% of Accretive<br>Portfolio Growth<br>1<br>Since Inception<br>PINE<br>has<br>consistently<br>invested<br>in<br>high<br>-<br>quality<br>net<br>leased<br>properties,<br>with<br>a<br>focus<br>on<br>industry<br>-<br>leading<br>tenants<br>and<br>essential<br>business<br>sectors,<br>driving<br>outsized<br>risk<br>-<br>adjusted<br>returns<br>and<br>positioning<br>its<br>portfolio<br>for<br>long<br>-<br>term<br>value<br>creation<br>..<br>2022 |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>IMPROVING PORTFOLIO SIZE & DIVERSITY<br>10<br>2019 (IPO)<br>As of September 30, 2022.<br>1.<br>A credit rated, or investment grade (“IG”) rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of<br>a tenant with a credit rating from S&P Global Ratings, Moody’s Investors<br>Service, Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>Number of Net Lease Properties<br>20<br>48<br>113<br>146<br>Number of States with a Property<br>12<br>18<br>32<br>35<br>Total Portfolio Square Feet<br>0.9M<br>1.6M<br>3.3M<br>3.4M<br>Occupancy<br>100%<br>100%<br>100%<br>100%<br>Annualized Base Rent (ABR)<br>$13.3M<br>$21.1M<br>$36.9M<br>$39.2M<br>Top Tenant as a % of ABR<br>21%<br>Wells Fargo (S&P: A+)<br>15%<br>Wells Fargo (S&P: A+)<br>8%<br>Wells Fargo (S&P: A+)<br>12%<br>Walgreens (S&P: BBB)<br>Top Sector as a % of ABR<br>21%<br>Financial Services<br>15%<br>General Merchandise<br>12%<br>Home Furnishings<br>14%<br>Pharmacy<br>Top State as a % of ABR<br>26%<br>Florida<br>21%<br>Florida<br>18%<br>Texas<br>18%<br>Texas<br>% of ABR from Credit Rated Tenants<br>1<br>89%<br>83%<br>74%<br>76%<br>% of ABR from IG Rated Tenants<br>1<br>36%<br>46%<br>45%<br>49%<br>% of ABR from Office Properties<br>43%<br>27%<br>8%<br>-<br>%<br>2020<br>2022 YTD<br>2021 |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>MAJOR MARKET NET LEASE PORTFOLIO<br>11<br>As of September 30, 2022.<br>1.<br>MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communiti<br>es<br>that are linked by social and economic factors, as established by the U.S.<br>Office of Management and Budget. The names of the MSA have been shortened for ease of reference.<br>2.<br>As ranked by Urban Land Institute & PWC in the ‘2022 Emerging Trends in Real Estate’ publication.<br>> 10%<br>5%<br>-<br>10%<br>2%<br>-<br>5%<br>< 2%<br>▪<br>Southeast and Southwest weighted portfolio, benefitting from<br>population shifts and attractive supply/demand dynamics<br>▪<br>57% of ABR comes from metropolitan statistical areas<br>1<br>with more<br>than one million people<br>▪<br>34% of ABR comes from the high<br>-<br>growth states of Texas, Florida,<br>North Carolina, Arizona and Georgia<br>▪<br>Nearly one third of ABR comes from the Urban Land Institute’s Top<br>25 Markets<br>2<br>% of Annualized Base Rent By State<br>Houston, TX<br>13%<br>Philadelphia, PA<br>5%<br>Detroit, MI<br>5%<br>Atlanta, GA<br>5%<br>Dallas, TX<br>3%<br>Canton, OH<br>3%<br>Tampa, FL<br>2%<br>New York, NY<br>2%<br>Logan, WV<br>2%<br>Tulsa, OK<br>2%<br>Seattle, WA<br>2%<br>Duluth, MN<br>2%<br>Charlotte, NC<br>2%<br>Reno, NV<br>2%<br>Baltimore, MD<br>2%<br>Dayton, OH<br>2%<br>Boston, MA<br>2%<br>Columbia, SC<br>2%<br>Whitewater, WI<br>2%<br>Florence, SC<br>2%<br>Asheville, NC<br>1%<br>Jacksonville, FL<br>1%<br>Lafayette, LA<br>1%<br>Morgantown, WV<br>1%<br>Hartford, CT<br>1%<br>Denotes a MSA with over one million people;<br>Bold denotes a Top 30 ULI Market<br>2 |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>EXCELLENT PORTFOLIO DEMOGRAPHICS<br>12<br>As of September 30, 2022.<br>1.<br>MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communiti<br>es<br>that are linked by social and economic factors, as established by the U.S.<br>Office of Management and Budget. The names of the MSA have been shortened for ease of reference.<br>2.<br>As ranked by Urban Land Institute & PWC in the ‘2022 Emerging Trends in Real Estate’ publication.<br>3.<br>Based on 2022 Average Household Income (5<br>-<br>mile) and 2022 Total Population (5<br>-<br>mile) data from Esri.<br>Total Portfolio Weighted Average<br>5<br>-<br>Mile Average Household Income<br>3<br>$99,000<br>▪<br>43% of portfolio ABR comes from the top 10 MSAs<br>1<br>, with more<br>than<br>two<br>-<br>thirds coming from the high<br>-<br>growth markets of<br>Houston, Atlanta, Dallas and Tampa<br>▪<br>Properties in the top 10 MSAs have a weighted average<br>5<br>-<br>mile average household income of $109,150<br>3<br>▪<br>Properties in the top 10 MSAs have a weighted average<br>5<br>-<br>mile total population of 200,800 people<br>3<br>Denotes a MSA with over one million people;<br>Bold denotes a Top 30 ULI Market<br>2<br>Total Portfolio Weighted Average<br>5<br>-<br>Mile Total Population<br>3<br>144,000<br>Houston, TX<br>13%<br>Philadelphia, PA<br>5%<br>Detroit, MI<br>5%<br>Atlanta, GA<br>5%<br>Dallas, TX<br>3%<br>Canton, OH<br>3%<br>Tampa, FL<br>2%<br>New York, NY<br>2%<br>Logan, WV<br>2%<br>Tulsa, OK<br>2%<br>Seattle, WA<br>2%<br>Duluth, MN<br>2%<br>Charlotte, NC<br>2%<br>Reno, NV<br>2%<br>Baltimore, MD<br>2%<br>Dayton, OH<br>2%<br>Boston, MA<br>2%<br>Columbia, SC<br>2%<br>Whitewater, WI<br>2%<br>Florence, SC<br>2%<br>Asheville, NC<br>1%<br>Jacksonville, FL<br>1%<br>Lafayette, LA<br>1%<br>Morgantown, WV<br>1%<br>Hartford, CT<br>1% |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>Pharmacy<br>14%<br>Dollar Stores<br>12%<br>Home Furnishings<br>10%<br>Sporting Goods<br>9%<br>Home Improvement<br>7%<br>Grocery<br>7%<br>General Merchandise<br>6%<br>Consumer Electronics<br>5%<br>Health & Fitness<br>5%<br>Entertainment<br>5%<br>Other<br>20%<br>100%<br>EXCELLENT TENANT CREDIT TRANSPARENCY<br>13<br>As of September 30, 2022.<br>1.<br>A credit rated, or investment grade rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of a tenan<br>t with a credit rating from S&P Global Ratings, Moody’s Investors Service,<br>Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>▪<br>76% of ABR comes from tenants or the parent of<br>a tenant that are credit rated<br>1<br>▪<br>74% of ABR comes from tenants or the parent of<br>a tenant that are publicly traded<br>▪<br>37% of ABR comes from leases with contractual<br>rent increases in the current term of the lease<br>▪<br>7% of ABR comes from ground lease assets<br>where PINE owns the land, and the tenant has a<br>meaningful investment in the improvements<br>ABR %<br>Investment Grade<br>49%<br>Not Rated<br>24%<br>Non<br>-<br>Investment Grade<br>27% |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>STRONG AND STABLE TOP TENANT BASE<br>14<br>Credit Rating<br>1<br>As of September 30, 2022.<br>1.<br>A credit rated, or investment grade rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of a tenan<br>t with a credit rating from S&P Global Ratings, Moody’s Investors Service,<br>Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>BBB<br>12%<br>BBB<br>6%<br>BBB+<br>6%<br>BBB<br>5%<br>BB<br>5%<br>B<br>-<br>5%<br>AA<br>4%<br>N/A<br>4%<br>B<br>-<br>4%<br>BBB+<br>3%<br>46%<br>100%<br>ABR %<br>OTHER<br>2%<br>5%<br>2%<br>5%<br>11%<br>8%<br>10%<br>8%<br>18%<br>32%<br>Lease Rollover Schedule<br>% of ABR Expiring<br>7.7 Years of Weighted<br>Average Lease Term Remaining |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>HIGH<br>-<br>QUALITY TOP TENANT BASE<br>15<br>As of September 30, 2022, unless otherwise noted.<br>1.<br>A credit rated, or investment grade (“IG”) rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of<br>a tenant with a credit rating from S&P Global Ratings, Moody’s Investors<br>Service, Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>2.<br>Top ten tenants and percentage of rents associated with investment grade<br>-<br>rated tenants based on published information available<br>through each company’s website as of October 4, 2022.<br>EDUCATION GROUP<br>Disclosed % of Rents from Investment Grade<br>-<br>Rated Tenants<br>1,2<br>68%<br>65%<br>49%<br>63%<br>Not<br>Disclosed<br>Not<br>Disclosed<br>Not<br>Disclosed<br>22%<br>43%<br>IG<br>RATED |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>CONSISTENT DIVIDEND GROWTH<br>16<br>$0.060<br>$0.200<br>$0.200<br>$0.200<br>$0.220<br>$0.240<br>$0.250<br>$0.255<br>$0.270<br>$0.270<br>$0.270<br>$0.275<br>Q4<br>2019<br>Q1<br>2020<br>Q2<br>2020<br>Q3<br>2020<br>Q4<br>2020<br>Q1<br>2021<br>Q2<br>2021<br>Q3<br>2021<br>Q4<br>2021<br>Q1<br>2022<br>Q2<br>2022<br>Q3<br>2022<br>IPO<br>Q4 2019<br>Dividend Per Share Paid<br>2020<br>2021<br>Growing, Well<br>-<br>Covered Dividend<br>▪<br>Current midpoint of 2022 guidance<br>1<br>implies a 63% 2022E FFO per share<br>dividend payout ratio<br>▪<br>Seven dividend raises since the IPO,<br>six increases in the last two years<br>▪<br>37.5% increase in the quarterly cash<br>dividend since the beginning of 2020<br>Annualized Per Share Cash Dividend<br>$1.10<br>Annualized Per Share Cash Dividend Yield<br>6.8%<br>As of September 30, 2022, unless otherwise noted.<br>1.<br>2022E FFO per share for PINE is the midpoint of guidance, as provided on October 20, 2022.<br>2022 |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>RESEARCH COVERAGE<br>17<br>Baird<br>Wes Golladay<br>Outperform<br>$21.00<br>B. Riley<br>Craig Kucera<br>Buy<br>$23.00<br>BTIG<br>Mike Gorman<br>Buy<br>$23.00<br>Colliers<br>Barry Oxford<br>Buy<br>$21.00<br>Janney<br>Rob Stevenson<br>Buy<br>$20.00<br>Jones<br>Jason Stewart<br>Buy<br>$23.00<br>Raymond James<br>RJ Milligan<br>Outperform<br>$20.00<br>Stifel<br>Simon Yarmak<br>Buy<br>$20.00<br>Truist<br>Anthony Hau<br>Hold<br>$19.00<br>Total / Average<br>89%<br>$21.11<br>Near Unanimous Buy or Outperform rated by Independent Analysts<br>As of October 10, 2022.<br>Institution<br>Price Target<br>Rating<br>Covering Analyst |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>FINANCIAL STRENGTH<br>18<br>Equity Market Capitalization<br>1<br>$221M<br>Net Debt Outstanding<br>1,2<br>$272M<br>Total Enterprise Value (TEV)<br>1<br>$493M<br>Well<br>-<br>Capitalized Balance Sheet<br>As of September 30, 2022, unless otherwise noted.<br>$ in millions.<br>1.<br>As of September 30, 2022.<br>2.<br>Net Debt Outstanding is the Company’s outstanding debt, minus the Company’s cash, cash equivalents and restricted cash.<br>3.<br>Net Debt to TEV (Total Enterprise Value) is the Company’s outstanding debt, minus the Company’s cash, cash equivalents and re<br>str<br>icted cash, as a percentage of the Company’s enterprise value.<br>4.<br>See the “Non<br>-<br>GAAP Financial Information” section and tables at the end of this presentation for a discussion and reconciliation<br>of Net Income to non<br>-<br>GAAP financial measures.<br>5.<br>Reflects $58.0 million outstanding under the Company’s $250 million senior unsecured revolving credit facility; the Company’s<br>se<br>nior unsecured revolving credit facility matures in January 2027 and<br>includes a one<br>-<br>year extension option, subject to satisfaction of certain conditions; the maturity date reflected assumes the Com<br>pany exercises the one<br>-<br>year extension option.<br>Q3 2022<br>55%<br>Q3 2022<br>8.3x<br>Q2 2022<br>54%<br>Q2 2022<br>8.3x<br>Q1 2022<br>56%<br>Q1 2022<br>8.8x<br>Q4 2021<br>50%<br>Q4 2021<br>8.1x<br>Q3 2021<br>44%<br>Q3 2021<br>6.9x<br>Limited Capital Needs for Growth<br>Efficient Leverage Profile<br>$58<br>$30<br>$100<br>$100<br>2022<br>2023<br>2024<br>2025<br>2026<br>2027<br>2028<br>2029<br>2030<br>2031<br>2032<br>2033<br>2034<br>Revolving Credit Facility<br>Secured<br>Unsecured<br>Well<br>-<br>Staggered Debt Maturity Schedule<br>Net Debt to TEV<br>3<br>Net Debt to Pro<br>Forma EBITDA<br>4<br>Debt Outstanding<br>1<br>5<br>PINE<br>has<br>a<br>demonstrated<br>access<br>to<br>capital<br>,<br>is<br>focused<br>on<br>reducing<br>leverage<br>and<br>has<br>largely<br>fixed<br>its<br>attractive<br>cost<br>of<br>debt<br>with<br>a<br>weighted<br>average<br>interest<br>rate<br>on<br>its<br>debt<br>outstanding<br>of<br>3<br>..<br>7<br>%<br>..<br>▪<br>PINE has no debt maturities until May 2026<br>▪<br>$200+ million<br>1<br>of potential liquidity via cash,<br>restricted cash and undrawn revolving credit<br>facility commitments |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>2022 GUIDANCE<br>19<br>2022 revised guidance was provided in the Company’s Third Quarter 2022 Operating Results press release filed on October 20, 2<br>022<br>..<br>The<br>Company’s<br>2022<br>increased<br>guidance<br>takes<br>into<br>account<br>the<br>Company’s<br>year<br>-<br>to<br>-<br>date<br>performance<br>and<br>revised<br>expectations<br>regarding<br>the<br>Company’s<br>investment<br>activities,<br>forecasted<br>capital<br>markets<br>transactions,<br>and<br>other<br>significant<br>assumptions<br>..<br>Acquisitions<br>$215<br>-<br>$235 million<br>$170<br>-<br>$190 million<br>($45)<br>–<br>($45) million<br>Dispositions<br>$125<br>-<br>$175 million<br>$150<br>-<br>$170 million<br>$25<br>–<br>($5) million<br>FFO Per Diluted Share<br>$1.60<br>-<br>$1.65<br>$1.73<br>-<br>$1.75<br>$0.13<br>-<br>$0.10<br>AFFO Per Diluted Share<br>$1.58<br>-<br>$1.63<br>$1.74<br>-<br>$1.76<br>$0.16<br>-<br>$0.13<br>Weighted Average Diluted<br>Shares Outstanding<br>14.0<br>–<br>14.5 million<br>13.5<br>–<br>13.5 million<br>(0.5)<br>–<br>(1.0) million<br>2022<br>Previous<br>2022<br>Revised<br>(Decrease)<br>Increase |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>Q3 2022 YEAR<br>-<br>TO<br>-<br>DATE HIGHLIGHTS<br>20<br>Q3 2022 YTD FFO Per Share<br>1<br>$1.36<br>Year<br>-<br>Over<br>-<br>Year FFO Growth<br>18%<br>Q3 2022 YTD AFFO Per Share<br>1<br>$1.37<br>Year<br>-<br>Over<br>-<br>Year AFFO Growth<br>16%<br>Q3 2022 YTD Annualized Dividend<br>$1.100<br>Year<br>-<br>Over<br>-<br>Year YTD 2022 Growth<br>9%<br>2021 Dividends Per Share<br>$1.015<br>2020 Dividends Per Share<br>$0.820<br>Outsized Earnings Growth<br>Consistent Per Share Dividend Growth<br>As of September 30, 2022.<br>$ in millions, except per share data.<br>1.<br>See the “Non<br>-<br>GAAP Financial Information” section and tables at the end of this presentation for a discussion and reconciliation<br>of Net Income to non<br>-<br>GAAP financial measures.<br>Contractual Base<br>Rent Collections<br>Portfolio<br>Occupancy<br>Q3 2022<br>100%<br>Q3 2022<br>100%<br>Q2 2022<br>100%<br>Q2 2022<br>100%<br>Q1 2022<br>100%<br>Q1 2022<br>100%<br>Q4 2021<br>100%<br>Q4 2021<br>100%<br>Q3 2021<br>100%<br>Q3 2021<br>100%<br>Q2 2021<br>100%<br>Q2 2021<br>100%<br>Q1 2021<br>100%<br>Q1 2021<br>100%<br>Scaling Investment Platform<br>Reliable & Defensive Portfolio<br>Acquisitions<br>Volume<br>Cash Cap<br>Rate<br>Q3 2022<br>$36.7<br>7.1%<br>Q2 2022<br>$43.6<br>7.0%<br>Q1 2022<br>$65.5<br>6.9%<br>Q4 2021<br>$101.6<br>6.2%<br>Q3 2021<br>$55.4<br>6.8%<br>Q2 2021<br>$81.3<br>7.3%<br>Q1 2021<br>$21.9<br>8.2% |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>21<br>Committed Focus<br>Committed to maintaining an environmentally conscious culture,<br>the utilization of environmentally friendly & renewable products,<br>and the promotion of sustainable business practices<br>Tenant Alignment<br>Alignment with environmentally aware tenants who have strong<br>sustainability programs and initiatives embedded into their<br>corporate culture and business practices<br>Alpine<br>Income<br>Property<br>Trust,<br>through<br>its<br>external<br>manager,<br>is<br>committed<br>to<br>sustainability,<br>strong<br>corporate<br>governance,<br>and<br>meaningful<br>corporate<br>social<br>responsibility<br>programs<br>..<br>Social Responsibility<br>Environmental Responsibility<br>CORPORATE RESPONSIBILITY<br>Corporate Governance<br>▪<br>Independent Chairman of the Board and 5 of 6<br>Directors classified as independent<br>▪<br>Annual election of all Directors<br>▪<br>Annual Board of Director evaluations<br>▪<br>Stock ownership requirements for all Directors<br>▪<br>Prohibition against hedging and pledging<br>Alpine Income Property Trust stock<br>▪<br>Robust policies and procedures for approval of<br>related party transactions<br>▪<br>Opted out of business combination and control<br>share acquisition statutes in the Maryland<br>General Corporation Law<br>▪<br>All team members adhere to a comprehensive<br>Code of Business Conduct and Ethics policy<br>Inclusive and Supportive Company Culture<br>Dedicated to an inclusive and supportive office environment filled<br>with diverse backgrounds and perspectives, with a demonstrated<br>commitment to financial, mental and physical wellness<br>Notable Community Outreach<br>Numerous and diverse community outreach programs, supporting<br>environmental, artistic, civil and social organizations in the community |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>EXPERIENCED MANAGEMENT TEAM<br>22<br>John P. Albright<br>,<br>President & Chief Executive Officer<br>Former Co<br>-<br>Head and Managing Director of Archon Capital, a Goldman Sachs Company; Executive Director of Merchant Banking<br>–<br>Investment Management at Morgan Stanley; and Managing Director of Crescent Real Estate (NYSE: CEI).<br>Matthew M. Partridge<br>,<br>Senior Vice President, Chief Financial Officer & Treasurer<br>Former Chief Operating Officer and Chief Financial Officer of Hutton; Executive Vice President, Chief Financial Officer and S<br>ecr<br>etary<br>of Agree Realty Corporation (NYSE: ADC); and Vice President of Finance for Pebblebrook Hotel Trust (NYSE: PEB).<br>Steven R. Greathouse<br>,<br>Senior Vice President & Chief Investment Officer<br>Former Director of Finance for N3 Real Estate; Senior Associate of Merchant Banking<br>–<br>Investment Management at Morgan Stanley;<br>and Senior Associate at Crescent Real Estate (NYSE: CEI).<br>Daniel E. Smith<br>,<br>Senior Vice President, General Counsel & Corporate Secretary<br>Former Vice President and Associate General Counsel of Goldman Sachs & Co. and Senior Vice President and General Counsel of<br>Crescent Real Estate (NYSE: CEI).<br>Lisa M. Vorakoun<br>,<br>Vice President & Chief Accounting Officer<br>Former Assistant Finance Director for the City of DeLand, Florida and Audit Manager for James Moore & Company, an Accounting<br>and Consulting Firm.<br>Helal A. Ismail<br>,<br>Vice President<br>–<br>Investments<br>Former Associate of Jefferies Real Estate Gaming and Lodging Investment Banking and Manager at B<br>-<br>MAT Homes, Inc.<br>Alpine<br>Income<br>Property<br>Trust<br>is<br>led<br>by<br>an<br>experienced<br>management<br>team<br>with<br>meaningful<br>shareholder<br>alignment,<br>deep<br>industry<br>relationships<br>and<br>a<br>strong<br>long<br>-<br>term<br>track<br>record<br>.. |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>23<br>Aligned Ownership<br>CTO currently owns an approximate 16% interest in PINE, meaningfully aligning its interests with PINE shareholders<br>Independent Board of Directors<br>PINE has its own independent Board of Directors and realizes significant economies of scale from the 26<br>-<br>member CTO team without<br>the corresponding G&A expense<br>Shadow Pipeline for External Growth<br>PINE has a potential shadow pipeline within the CTO portfolio as a result of its right of first refusal on all CTO single ten<br>ant<br>net lease<br>asset sales<br>Internalization on the Horizon<br>Internalization of management for PINE is anticipated in the future when the Company approaches or exceeds critical mass<br>Opportunities for Collaboration<br>PINE reviews transaction opportunities resulting from CTO’s acquisition efforts that it otherwise would not see in the market<br>th<br>rough<br>normal single tenant acquisition efforts and relationships<br>Alpine<br>Income<br>Property<br>Trust<br>is<br>externally<br>managed<br>by<br>CTO<br>Realty<br>Growth<br>(NYSE<br>:<br>CTO)<br>under<br>an<br>agreement<br>that,<br>combined<br>with<br>CTO’s<br>ownership<br>in<br>PINE,<br>provides<br>economies<br>of<br>scale,<br>significant<br>shareholder<br>alignment<br>and<br>a<br>flexible/collapsible<br>structure<br>..<br>Benefits and Alignment of External Management<br>Notable Management Agreement Terms<br>▪<br>Five<br>-<br>year<br>initial<br>term,<br>with<br>one<br>-<br>year<br>extension<br>options<br>thereafter<br>▪<br>Quarterly<br>management<br>fee<br>of<br>0<br>..<br>375<br>%<br>,<br>calculated<br>on<br>equity,<br>net<br>of<br>share<br>buybacks<br>and<br>issuance<br>costs<br>▪<br>Terminable<br>with<br>payment<br>of<br>a<br>one<br>-<br>time<br>fee<br>of<br>3<br>x<br>the<br>average<br>management<br>fee<br>for<br>the<br>preceding<br>24<br>-<br>months<br>EXTERNAL MANAGEMENT ALIGNMENT |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>KEY TAKEAWAYS<br>24<br>As of September 30, 2022, unless otherwise noted.<br>1.<br>2022E FFO per share for PINE is the midpoint of guidance, as provided on October 20, 2022.<br>Significant Discount to Peer Group<br>Meaningful upside opportunity as PINE has one of the lowest 2023E FFO multiples of its net lease peer group.<br>Stable & Growing Dividend<br>PINE has grown its quarterly dividend by 37.5% since the beginning of 2020 and currently has a 2022E FFO<br>1<br>payout ratio of approximately 63%, one of the lowest implied payout ratios of the net lease peer group.<br>Small Asset Base is an Opportunity for Outsized Growth<br>Small asset denominator means management can drive outsized growth relative to its net lease peers.<br>Disciplined Investment Strategy<br>Real estate and credit<br>-<br>focused underwriting, targeting investments that exhibit strong demographic trends,<br>leased to high<br>-<br>quality, industry<br>-<br>leading tenants.<br>High<br>-<br>Quality, Transparent and Growing Portfolio<br>100% retail portfolio rooted in publicly<br>-<br>traded/credit<br>-<br>rated tenants, and larger markets means there is a high<br>-<br>quality, stable asset base and an opportunity to add a diverse array of new tenants, markets and sectors.<br>Financial Stability<br>Balance sheet with ample liquidity and no near<br>-<br>term debt maturities provides financial stability and flexibility.<br>Aligned Sponsorship & Management<br>Externally managed by CTO Realty Growth (NYSE: CTO), a publicly traded REIT that owns 16% of PINE and is<br>committed to internalization of management once critical mass is attained. |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>DISCLAIMER<br>25<br>This<br>presentation<br>may<br>contain<br>“forward<br>-<br>looking<br>statements<br>..<br>”<br>Forward<br>-<br>looking<br>statements<br>include<br>statements<br>that<br>may<br>be<br>identified<br>by<br>words<br>such<br>as<br>“could,”<br>“may,”<br>“might,”<br>“will,”<br>“likely,”<br>“anticipates,”<br>“intends,”<br>“plans,”<br>“seeks,”<br>“believes,”<br>“estimates,”<br>“expects,”<br>“continues,”<br>“projects”<br>and<br>similar<br>references<br>to<br>future<br>periods,<br>or<br>by<br>the<br>inclusion<br>of<br>forecasts<br>or<br>projections<br>..<br>Forward<br>-<br>looking<br>statements<br>are<br>based<br>on<br>the<br>Company’s<br>current<br>expectations<br>and<br>assumptions<br>regarding<br>capital<br>market<br>conditions,<br>the<br>Company’s<br>business,<br>the<br>economy<br>and<br>other<br>future<br>conditions<br>..<br>Because<br>forward<br>-<br>looking<br>statements<br>relate<br>to<br>the<br>future,<br>by<br>their<br>nature,<br>they<br>are<br>subject<br>to<br>inherent<br>uncertainties,<br>risks<br>and<br>changes<br>in<br>circumstances<br>that<br>are<br>difficult<br>to<br>predict<br>..<br>As<br>a<br>result,<br>the<br>Company’s<br>actual<br>results<br>may<br>differ<br>materially<br>from<br>those<br>contemplated<br>by<br>the<br>forward<br>-<br>looking<br>statements<br>..<br>Important<br>factors<br>that<br>could<br>cause<br>actual<br>results<br>to<br>differ<br>materially<br>from<br>those<br>in<br>the<br>forward<br>-<br>looking<br>statements<br>include<br>general<br>business<br>and<br>economic<br>conditions,<br>continued<br>volatility<br>and<br>uncertainty<br>in<br>the<br>credit<br>markets<br>and<br>broader<br>financial<br>markets,<br>risks<br>inherent<br>in<br>the<br>real<br>estate<br>business,<br>including<br>tenant<br>defaults,<br>potential<br>liability<br>relating<br>to<br>environmental<br>matters,<br>illiquidity<br>of<br>real<br>estate<br>investments<br>and<br>potential<br>damages<br>from<br>natural<br>disasters,<br>the<br>impact<br>of<br>the<br>COVID<br>-<br>19<br>Pandemic<br>and<br>its<br>variants<br>on<br>the<br>Company’s<br>business<br>and<br>the<br>business<br>of<br>its<br>tenants<br>and<br>the<br>impact<br>on<br>the<br>U<br>..<br>S<br>..<br>economy<br>and<br>market<br>conditions<br>generally,<br>other<br>factors<br>affecting<br>the<br>Company’s<br>business<br>or<br>the<br>business<br>of<br>its<br>tenants<br>that<br>are<br>beyond<br>the<br>control<br>of<br>the<br>Company<br>or<br>its<br>tenants,<br>and<br>the<br>factors<br>set<br>forth<br>under<br>“Risk<br>Factors”<br>in<br>the<br>Company’s<br>Annual<br>Report<br>on<br>Form<br>10<br>-<br>K<br>for<br>the<br>year<br>ended<br>December<br>31<br>,<br>2021<br>and<br>other<br>risks<br>and<br>uncertainties<br>discussed<br>from<br>time<br>to<br>time<br>in<br>the<br>Company’s<br>filings<br>with<br>the<br>U<br>..<br>S<br>..<br>Securities<br>and<br>Exchange<br>Commission<br>..<br>Any<br>forward<br>-<br>looking<br>statement<br>made<br>in<br>this<br>presentation<br>speaks<br>only<br>as<br>of<br>the<br>date<br>on<br>which<br>it<br>is<br>made<br>..<br>The<br>Company<br>undertakes<br>no<br>obligation<br>to<br>publicly<br>update<br>or<br>revise<br>any<br>forward<br>-<br>looking<br>statement,<br>whether<br>as<br>a<br>result<br>of<br>new<br>information,<br>future<br>developments<br>or<br>otherwise<br>..<br>References<br>in<br>this<br>presentation<br>:<br>1.<br>All<br>information<br>is<br>as<br>of<br>September<br>30<br>,<br>2022<br>,<br>unless<br>otherwise<br>noted<br>..<br>2.<br>Annualized<br>straight<br>-<br>line<br>Base<br>Rent<br>(“ABR”<br>or<br>“Rent”)<br>and<br>the<br>statistics<br>based<br>on<br>ABR<br>are<br>calculated<br>based<br>on<br>our<br>current<br>portfolio<br>as<br>of<br>September<br>30<br>,<br>2022<br>..<br>3.<br>Dividends<br>are<br>set<br>by<br>the<br>Board<br>of<br>Directors<br>and<br>declared<br>on<br>a<br>quarterly<br>basis<br>and<br>there<br>can<br>be<br>no<br>assurances<br>as<br>to<br>the<br>likelihood<br>or<br>amount<br>of<br>dividends<br>in<br>the<br>future<br>..<br>4.<br>A<br>credit<br>rated,<br>or<br>investment<br>grade<br>rated<br>tenant<br>(a<br>tenant<br>carrying<br>a<br>rating<br>of<br>BBB<br>-<br>,<br>Baa<br>3<br>or<br>NAIC<br>-<br>2<br>or<br>higher)<br>is<br>a<br>tenant<br>or<br>the<br>parent<br>of<br>a<br>tenant<br>with<br>a<br>credit<br>rating<br>from<br>S&P<br>Global<br>Ratings,<br>Moody’s<br>Investors<br>Service,<br>Fitch<br>Ratings<br>or<br>the<br>National<br>Association<br>of<br>Insurance<br>Commissioners<br>(NAIC)<br>..<br>5.<br>Contractual<br>Base<br>Rent<br>(“CBR”)<br>represents<br>the<br>amount<br>owed<br>to<br>the<br>Company<br>under<br>the<br>terms<br>of<br>its<br>lease<br>agreements<br>at<br>the<br>time<br>referenced<br>.. |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>NON<br>-<br>GAAP FINANCIAL INFORMATION<br>26<br>Our<br>reported<br>results<br>are<br>presented<br>in<br>accordance<br>with<br>accounting<br>principles<br>generally<br>accepted<br>in<br>the<br>United<br>States<br>of<br>America<br>(“GAAP”)<br>..<br>We<br>also<br>disclose<br>Funds<br>From<br>Operations<br>(“FFO”),<br>Adjusted<br>Funds<br>From<br>Operations<br>(“AFFO”)<br>and<br>Pro<br>Forma<br>Earnings<br>Before<br>Interest,<br>Taxes,<br>Depreciation<br>and<br>Amortization<br>(“Pro<br>Forma<br>EBITDA”),<br>all<br>of<br>which<br>are<br>non<br>-<br>GAAP<br>financial<br>measures<br>..<br>We<br>believe<br>these<br>non<br>-<br>GAAP<br>financial<br>measures<br>are<br>useful<br>to<br>investors<br>because<br>they<br>are<br>widely<br>accepted<br>industry<br>measures<br>used<br>by<br>analysts<br>and<br>investors<br>to<br>compare<br>the<br>operating<br>performance<br>of<br>REITs<br>..<br>FFO,<br>AFFO,<br>and<br>Pro<br>Forma<br>EBITDA<br>do<br>not<br>represent<br>cash<br>generated<br>from<br>operating<br>activities<br>and<br>are<br>not<br>necessarily<br>indicative<br>of<br>cash<br>available<br>to<br>fund<br>cash<br>requirements<br>;<br>accordingly,<br>they<br>should<br>not<br>be<br>considered<br>alternatives<br>to<br>net<br>income<br>as<br>a<br>performance<br>measure<br>or<br>cash<br>flows<br>from<br>operations<br>as<br>reported<br>on<br>our<br>statement<br>of<br>cash<br>flows<br>as<br>a<br>liquidity<br>measure<br>and<br>should<br>be<br>considered<br>in<br>addition<br>to,<br>and<br>not<br>in<br>lieu<br>of,<br>GAAP<br>financial<br>measures<br>..<br>We<br>compute<br>FFO<br>in<br>accordance<br>with<br>the<br>definition<br>adopted<br>by<br>the<br>Board<br>of<br>Governors<br>of<br>the<br>National<br>Association<br>of<br>Real<br>Estate<br>Investment<br>Trusts,<br>or<br>NAREIT<br>..<br>NAREIT<br>defines<br>FFO<br>as<br>GAAP<br>net<br>income<br>or<br>loss<br>adjusted<br>to<br>exclude<br>extraordinary<br>items<br>(as<br>defined<br>by<br>GAAP),<br>net<br>gain<br>or<br>loss<br>from<br>sales<br>of<br>depreciable<br>real<br>estate<br>assets,<br>impairment<br>write<br>-<br>downs<br>associated<br>with<br>depreciable<br>real<br>estate<br>assets<br>and<br>real<br>estate<br>related<br>depreciation<br>and<br>amortization,<br>including<br>the<br>pro<br>rata<br>share<br>of<br>such<br>adjustments<br>of<br>unconsolidated<br>subsidiaries<br>..<br>To<br>derive<br>AFFO,<br>we<br>modify<br>the<br>NAREIT<br>computation<br>of<br>FFO<br>to<br>include<br>other<br>adjustments<br>to<br>GAAP<br>net<br>income<br>related<br>to<br>non<br>-<br>cash<br>revenues<br>and<br>expenses<br>such<br>as<br>loss<br>on<br>extinguishment<br>of<br>debt,<br>amortization<br>of<br>above<br>-<br>and<br>below<br>-<br>market<br>lease<br>related<br>intangibles,<br>straight<br>-<br>line<br>rental<br>revenue,<br>amortization<br>of<br>deferred<br>financing<br>costs,<br>non<br>-<br>cash<br>compensation,<br>and<br>other<br>non<br>-<br>cash<br>income<br>or<br>expense<br>..<br>Such<br>items<br>may<br>cause<br>short<br>-<br>term<br>fluctuations<br>in<br>net<br>income<br>but<br>have<br>no<br>impact<br>on<br>operating<br>cash<br>flows<br>or<br>long<br>-<br>term<br>operating<br>performance<br>..<br>We<br>use<br>AFFO<br>as<br>one<br>measure<br>of<br>our<br>performance<br>when<br>we<br>formulate<br>corporate<br>goals<br>..<br>To<br>derive<br>Pro<br>Forma<br>EBITDA,<br>GAAP<br>net<br>income<br>or<br>loss<br>is<br>adjusted<br>to<br>exclude<br>extraordinary<br>items<br>(as<br>defined<br>by<br>GAAP),<br>net<br>gain<br>or<br>loss<br>from<br>sales<br>of<br>depreciable<br>real<br>estate<br>assets,<br>impairment<br>write<br>-<br>downs<br>associated<br>with<br>depreciable<br>real<br>estate<br>assets<br>and<br>real<br>estate<br>related<br>depreciation<br>and<br>amortization,<br>including<br>the<br>pro<br>rata<br>share<br>of<br>such<br>adjustments<br>of<br>unconsolidated<br>subsidiaries,<br>non<br>-<br>cash<br>revenues<br>and<br>expenses<br>such<br>as<br>straight<br>-<br>line<br>rental<br>revenue,<br>amortization<br>of<br>deferred<br>financing<br>costs,<br>loss<br>on<br>extinguishment<br>of<br>debt,<br>above<br>-<br>and<br>below<br>-<br>market<br>lease<br>related<br>intangibles,<br>non<br>-<br>cash<br>compensation,<br>and<br>other<br>non<br>-<br>cash<br>income<br>or<br>expense<br>..<br>Cash<br>interest<br>expense<br>is<br>also<br>excluded<br>from<br>Pro<br>Forma<br>EBITDA,<br>and<br>GAAP<br>net<br>income<br>or<br>loss<br>is<br>adjusted<br>for<br>the<br>annualized<br>impact<br>of<br>acquisitions,<br>dispositions<br>and<br>other<br>similar<br>activities<br>..<br>FFO<br>is<br>used<br>by<br>management,<br>investors<br>and<br>analysts<br>to<br>facilitate<br>meaningful<br>comparisons<br>of<br>operating<br>performance<br>between<br>periods<br>and<br>among<br>our<br>peers<br>primarily<br>because<br>it<br>excludes<br>the<br>effect<br>of<br>real<br>estate<br>depreciation<br>and<br>amortization<br>and<br>net<br>gains<br>or<br>losses<br>on<br>sales,<br>which<br>are<br>based<br>on<br>historical<br>costs<br>and<br>implicitly<br>assume<br>that<br>the<br>value<br>of<br>real<br>estate<br>diminishes<br>predictably<br>over<br>time,<br>rather<br>than<br>fluctuating<br>based<br>on<br>existing<br>market<br>conditions<br>..<br>We<br>believe<br>that<br>AFFO<br>is<br>an<br>additional<br>useful<br>supplemental<br>measure<br>for<br>investors<br>to<br>consider<br>because<br>it<br>will<br>help<br>them<br>to<br>better<br>assess<br>our<br>operating<br>performance<br>without<br>the<br>distortions<br>created<br>by<br>other<br>non<br>-<br>cash<br>revenues<br>or<br>expenses<br>..<br>We<br>also<br>believe<br>that<br>Pro<br>Forma<br>EBITDA<br>is<br>an<br>additional<br>useful<br>supplemental<br>measure<br>for<br>investors<br>to<br>consider<br>as<br>it<br>allows<br>for<br>a<br>better<br>assessment<br>of<br>our<br>operating<br>performance<br>without<br>the<br>distortions<br>created<br>by<br>other<br>non<br>-<br>cash<br>revenues,<br>expenses<br>or<br>certain<br>effects<br>of<br>the<br>Company’s<br>capital<br>structure<br>on<br>our<br>operating<br>performance<br>..<br>FFO,<br>AFFO,<br>and<br>Pro<br>Forma<br>EBITDA<br>may<br>not<br>be<br>comparable<br>to<br>similarly<br>titled<br>measures<br>employed<br>by<br>other<br>companies<br>.. |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>STATEMENTS OF OPERATIONS<br>27<br>Alpine Income Property Trust, Inc.<br>Consolidated Statements of Operations<br>(Unaudited)<br>(In thousands, except share, per share and dividend data)<br>Three Months Ended<br>Nine Months Ended<br>September 30,<br>2022<br>September 30,<br>2021<br>September 30,<br>2022<br>September 30,<br>2021<br>Revenues:<br>Lease Income<br>$<br>11,529<br>$<br>8,171<br>$<br>33,608<br>$<br>20,658<br>Total Revenues<br>11,529<br>8,171<br>33,608<br>20,658<br>Operating Expenses:<br>Real Estate Expenses<br>1,816<br>914<br>4,193<br>2,389<br>General and Administrative Expenses<br>1,460<br>1,371<br>4,370<br>3,687<br>Depreciation and Amortization<br>5,866<br>4,308<br>17,232<br>10,914<br>Total Operating Expenses<br>9,142<br>6,593<br>25,795<br>16,990<br>Gain of Disposition of Assets<br>11,611<br>544<br>27,248<br>544<br>Loss on Extinguishment of Debt<br>(284)<br>—<br>(284)<br>—<br>Net Income from Operations<br>13,714<br>2,122<br>34,777<br>4,212<br>Interest Expense<br>2,544<br>1,066<br>6,347<br>2,299<br>Net Income<br>11,170<br>1,056<br>28,430<br>1,913<br>Less: Net Income Attributable to Noncontrolling Interest<br>(1,400)<br>(138)<br>(3,572)<br>(251)<br>Net Income Attributable to Alpine Income Property Trust, Inc.<br>$<br>9,770<br>$<br>918<br>$<br>24,858<br>$<br>1,662<br>Per Common Share Data:<br>Net Income<br>Basic<br>$<br>0.82<br>$<br>0.08<br>$<br>2.11<br>$<br>0.18<br>Diluted<br>$<br>0.72<br>$<br>0.07<br>$<br>1.84<br>$<br>0.16<br>Weighted Average Number of Common Shares:<br>Basic<br>11,888,171<br>11,299,548<br>11,799,151<br>9,253,090<br>Diluted<br>1<br>13,591,665<br>12,996,503<br>13,502,645<br>10,637,934<br>Dividends Declared and Paid<br>$<br>0.275<br>$<br>0.255<br>$<br>0.815<br>$<br>0.745<br>1<br>..<br>Includes<br>the<br>weighted<br>average<br>impact<br>of<br>1<br>,<br>703<br>,<br>494<br>shares<br>underlying<br>OP<br>units<br>including<br>(<br>i<br>)<br>1<br>,<br>223<br>,<br>854<br>shares<br>underlying<br>OP<br>Units<br>issued<br>to<br>CTO<br>Realty<br>Growth,<br>Inc<br>..<br>and<br>(ii)<br>479<br>,<br>640<br>shares<br>underlying<br>OP<br>Units<br>issued<br>to<br>an<br>unrelated<br>third<br>party<br>.. |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>NON<br>-<br>GAAP FINANCIAL MEASURES RECONCILIATION<br>28<br>Three Months Ended<br>Nine Months Ended<br>September 30,<br>2022<br>September 30,<br>2021<br>September 30,<br>2022<br>September 30,<br>2021<br>Net Income<br>$<br>11,170<br>$<br>1,056<br>$<br>28,430<br>$<br>1,913<br>Depreciation and Amortization<br>5,866<br>4,308<br>17,232<br>10,914<br>Gains on Disposition of Assets<br>(11,611)<br>(544)<br>(27,248)<br>(544)<br>Funds from Operations<br>$<br>5,425<br>$<br>4,820<br>$<br>18,414<br>$<br>12,283<br>Adjustments:<br>Loss on Extinguishment of Debt<br>284<br>—<br>284<br>—<br>Straight<br>-<br>Line Rent Adjustment<br>(209)<br>(129)<br>(737)<br>(393)<br>COVID<br>-<br>19 Rent Repayments<br>—<br>23<br>45<br>408<br>Non<br>-<br>Cash Compensation<br>79<br>79<br>236<br>231<br>Amortization of Deferred Loan Costs to Interest Expense<br>150<br>87<br>407<br>236<br>Amort of Intangibles to Lease Income<br>(78)<br>(77)<br>(248)<br>(168)<br>Other Non<br>-<br>Cash (Income) Expense<br>25<br>(6)<br>72<br>(17)<br>Recurring Capital Expenditures<br>—<br>—<br>—<br>(41)<br>Adjusted Funds from Operations<br>$<br>5,676<br>$<br>4,797<br>$<br>18,473<br>$<br>12,539<br>FFO per Diluted Share<br>$<br>0.40<br>$<br>0.37<br>$<br>1.36<br>$<br>1.15<br>AFFO per Diluted Share<br>$<br>0.42<br>$<br>0.37<br>$<br>1.37<br>$<br>1.18<br>Alpine Income Property Trust, Inc.<br>Non<br>-<br>GAAP Financial Measures<br>Funds From Operations and Adjusted Funds From Operations<br>(Unaudited)<br>(In thousands, except per share data) |
| --- | |
| © 2022 Alpine Income Property Trust, Inc.<br> | <br>alpinereit.com<br>NET DEBT TO PRO FORMA EBITDA RECONCILIATION<br>29<br>Alpine Income Property Trust, Inc.<br>Non<br>-<br>GAAP Financial Measures<br>Reconciliation of Net Debt to Pro Forma EBITDA<br>(Unaudited)<br>(In thousands)<br>1.<br>Reflects the pro forma annualized impact on Annualized EBITDA of the Company’s acquisition and disposition activity during th<br>e t<br>hree months ended September 30, 2022.<br>Three Months Ended<br>September 30, 2022<br>Net Income<br>$<br>11,170<br>Adjustments:<br>Depreciation and Amortization<br>5,866<br>Gains on Disposition of Assets<br>(11,611)<br>Loss on Extinguishment of Debt<br>284<br>Straight<br>-<br>Line Rent Adjustment<br>(209)<br>Non<br>-<br>Cash Compensation<br>79<br>Amortization of Deferred Financing Costs to Interest Expense<br>150<br>Amortization of Intangible Assets and Liabilities to Lease Income<br>(78)<br>Other Non<br>-<br>Cash Expense<br>25<br>Interest Expense, net of Deferred Financing Costs Amortization<br>2,394<br>EBITDA<br>$<br>8,070<br>Annualized EBITDA<br>$<br>32,280<br>Pro Forma Annualized Impact of Current Quarter Acquisitions and Dispositions, Net<br>1<br>536<br>Pro Forma EBITDA<br>$<br>32,816<br>Total Long<br>-<br>Term Debt<br>286,506<br>Financing Costs, Net of Accumulated Amortization<br>1,583<br>Cash and Cash Equivalents<br>(3,834)<br>Restricted Cash<br>(12,319)<br>Net Debt<br>$<br>271,936<br>Net Debt to Pro Forma EBITDA<br>8.3x |
| --- | |
| INVESTOR PRESENTATION<br>Investor Inquiries: Matthew M. Partridge, Chief Financial Officer, (407) 904<br>-<br>3324, mpartridge@alpinereit.com | |
| --- |