Alpine Income Property Trust Reports Second Quarter 2025 Operating and Financial Results
Alpine Income Property Trust (NYSE:PINE) reported its Q2 2025 financial results, highlighting continued execution of its accretive capital recycling strategy. The company invested $85.9 million at a 9.1% weighted average initial cash yield and sold $28.2 million of assets at an 8.4% weighted average cash yield during H1 2025.
Key metrics include total revenues of $14.9 million for Q2 2025, up from $12.5 million in Q2 2024. The company reported a net loss of $1.6 million, while FFO per diluted share increased to $0.44. PINE's portfolio now consists of 129 properties across 34 states, with a 98.2% occupancy rate and 51% of ABR from investment-grade tenants.
The company reaffirmed its 2025 outlook, projecting FFO and AFFO per diluted share of $1.74-$1.77, with planned investments of $100-130 million and dispositions of $50-70 million.
Alpine Income Property Trust (NYSE:PINE) ha comunicato i risultati finanziari del secondo trimestre 2025, evidenziando la continua attuazione della sua strategia di riciclo del capitale redditizia. La società ha investito 85,9 milioni di dollari con un rendimento iniziale medio ponderato del 9,1% e ha venduto 28,2 milioni di dollari di asset con un rendimento medio ponderato dell'8,4% durante il primo semestre del 2025.
I principali indicatori includono ricavi totali di 14,9 milioni di dollari per il secondo trimestre 2025, in aumento rispetto ai 12,5 milioni del secondo trimestre 2024. La società ha riportato una perdita netta di 1,6 milioni di dollari, mentre il FFO per azione diluita è salito a 0,44 dollari. Il portafoglio di PINE ora comprende 129 proprietà in 34 stati, con un tasso di occupazione del 98,2% e con il 51% del reddito lordo da affitti (ABR) proveniente da inquilini con rating investment-grade.
La società ha confermato le previsioni per il 2025, stimando un FFO e AFFO per azione diluita tra 1,74 e 1,77 dollari, con investimenti pianificati tra 100 e 130 milioni di dollari e dismissioni tra 50 e 70 milioni di dollari.
Alpine Income Property Trust (NYSE:PINE) informó sus resultados financieros del segundo trimestre de 2025, destacando la continua ejecución de su estrategia de reciclaje de capital generadora de valor. La compañía invirtió 85,9 millones de dólares con un rendimiento inicial en efectivo ponderado del 9,1% y vendió 28,2 millones de dólares en activos con un rendimiento en efectivo ponderado del 8,4% durante el primer semestre de 2025.
Las métricas clave incluyen ingresos totales de 14,9 millones de dólares para el segundo trimestre de 2025, un aumento respecto a los 12,5 millones del segundo trimestre de 2024. La empresa reportó una pérdida neta de 1,6 millones de dólares, mientras que el FFO por acción diluida aumentó a 0,44 dólares. La cartera de PINE ahora consta de 129 propiedades en 34 estados, con una tasa de ocupación del 98,2% y con el 51% del ABR proveniente de inquilinos con calificación investment-grade.
La compañía reafirmó sus perspectivas para 2025, proyectando un FFO y AFFO por acción diluida entre 1,74 y 1,77 dólares, con inversiones planificadas de 100 a 130 millones y desinversiones de 50 a 70 millones de dólares.
Alpine Income Property Trust (NYSE:PINE)는 2025년 2분기 재무 실적을 발표하며, 수익성 있는 자본 재활용 전략을 지속적으로 실행하고 있음을 강조했습니다. 회사는 2025년 상반기에 가중평균 초기 현금 수익률 9.1%로 8,590만 달러를 투자하고, 가중평균 현금 수익률 8.4%로 2,820만 달러의 자산을 매각했습니다.
주요 지표로는 2025년 2분기 총 수익 1,490만 달러로, 2024년 2분기 1,250만 달러에서 증가했습니다. 회사는 160만 달러의 순손실을 보고했으며, 희석 주당 FFO는 0.44달러로 증가했습니다. PINE의 포트폴리오는 현재 34개 주에 걸쳐 129개 부동산으로 구성되어 있으며, 점유율 98.2%와 투자등급 임차인으로부터의 ABR 비중 51%를 기록하고 있습니다.
회사는 2025년 전망을 재확인하며, 희석 주당 FFO 및 AFFO를 1.74~1.77달러로 예상하고, 1억~1억 3천만 달러의 투자와 5천만~7천만 달러의 자산 매각을 계획하고 있습니다.
Alpine Income Property Trust (NYSE:PINE) a publié ses résultats financiers du deuxième trimestre 2025, soulignant la poursuite de l'exécution de sa stratégie de recyclage de capital génératrice de valeur. La société a investi 85,9 millions de dollars avec un rendement initial moyen pondéré en espèces de 9,1% et a vendu 28,2 millions de dollars d'actifs avec un rendement moyen pondéré en espèces de 8,4% au cours du premier semestre 2025.
Les indicateurs clés incluent des revenus totaux de 14,9 millions de dollars pour le deuxième trimestre 2025, en hausse par rapport à 12,5 millions au deuxième trimestre 2024. La société a enregistré une perte nette de 1,6 million de dollars, tandis que le FFO par action diluée a augmenté à 0,44 dollar. Le portefeuille de PINE comprend désormais 129 propriétés dans 34 états, avec un taux d'occupation de 98,2% et 51% de l'ABR provenant de locataires de qualité investment-grade.
La société a confirmé ses perspectives pour 2025, prévoyant un FFO et AFFO par action diluée entre 1,74 et 1,77 dollar, avec des investissements prévus entre 100 et 130 millions de dollars et des cessions entre 50 et 70 millions de dollars.
Alpine Income Property Trust (NYSE:PINE) meldete seine Finanzergebnisse für das zweite Quartal 2025 und hob die fortgesetzte Umsetzung seiner ertragssteigernden Kapitalrecycling-Strategie hervor. Das Unternehmen investierte im ersten Halbjahr 2025 85,9 Millionen US-Dollar mit einer gewichteten durchschnittlichen anfänglichen Cash-Rendite von 9,1% und verkaufte 28,2 Millionen US-Dollar an Vermögenswerten mit einer gewichteten durchschnittlichen Cash-Rendite von 8,4%.
Wichtige Kennzahlen umfassen Gesamtumsätze von 14,9 Millionen US-Dollar für das zweite Quartal 2025, gegenüber 12,5 Millionen US-Dollar im zweiten Quartal 2024. Das Unternehmen meldete einen Nettogewinn von -1,6 Millionen US-Dollar, während der FFO je verwässerter Aktie auf 0,44 US-Dollar anstieg. Das Portfolio von PINE umfasst nun 129 Immobilien in 34 Bundesstaaten, mit einer Belegungsrate von 98,2% und 51% des ABR von bonitätsstarken Mietern.
Das Unternehmen bestätigte seine Prognose für 2025 und erwartet einen FFO und AFFO je verwässerter Aktie von 1,74 bis 1,77 US-Dollar, mit geplanten Investitionen von 100 bis 130 Millionen US-Dollar und Veräußerungen von 50 bis 70 Millionen US-Dollar.
- Revenue increased 19% YoY to $14.9 million in Q2 2025
- Portfolio occupancy remains strong at 98.2%
- Weighted average remaining lease term improved to 8.9 years from 6.6 years
- 51% of ABR comes from investment-grade rated tenants
- Successfully executed $85.9M in investments at 9.1% weighted average initial cash yield
- Net loss of $1.6 million in Q2 2025 compared to $204,000 profit in Q2 2024
- High leverage with Net Debt to Total Enterprise Value at 60.3%
- Elevated Net Debt to Pro Forma Adjusted EBITDA ratio of 8.1x
- Limited liquidity with only $57.3 million available
Insights
Alpine Income Property Trust reported mixed Q2 results with higher revenues but net losses; continues strategic portfolio repositioning despite higher leverage.
Alpine Income Property Trust (PINE) delivered $14.9 million in total revenue for Q2 2025, representing a solid
The company's portfolio transformation strategy is evident in their capital recycling activities. During H1 2025, PINE invested
A significant portfolio improvement is the extension of weighted average remaining lease term to 8.9 years from 6.6 years a year ago - a
The balance sheet shows some concerns. Net debt to EBITDA stands at 8.1x, which is relatively high for the REIT sector where 6.0x-7.0x is typically considered prudent. Fixed charge coverage of 3.3x provides adequate cushion for debt service, but the
Management has been opportunistically repurchasing shares, buying back 546,390 shares at an average price of
For the full year 2025, management has reaffirmed guidance for FFO and AFFO per diluted share of
WINTER PARK, Fla., July 24, 2025 (GLOBE NEWSWIRE) -- Alpine Income Property Trust, Inc. (NYSE: PINE) (the “Company” or “PINE”), an owner and operator of single tenant net leased commercial income properties, today announced its operating results and earnings for the three and six months ended June 30, 2025.
“We continued to effectively execute our strategy focused on accretive capital recycling and have supplemented it with opportunistic common stock repurchases during the first half of the year,” said John P. Albright, President and Chief Executive Officer of Alpine Income Property Trust. “During the first half of 2025, we invested
Second Quarter 2025 Highlights
Operating results for the three and six months ended June 30, 2025 and 2024 (dollars in thousands, except per share data):
| Three Months Ended | Six Months Ended | ||||||||||||||
| June 30, 2025 | June 30, 2024 | June 30, 2025 | June 30, 2024 | ||||||||||||
| Total Revenues | $ | 14,863 | $ | 12,490 | $ | 29,069 | $ | 24,956 | |||||||
| Net Income (Loss) Attributable to PINE | $ | (1,641 | ) | $ | 204 | $ | (2,820 | ) | $ | (56 | ) | ||||
| Net Income (Loss) per Diluted Share Attributable to PINE | $ | (0.12 | ) | $ | 0.01 | $ | (0.20 | ) | $ | - | |||||
| FFO (1) | $ | 6,788 | $ | 6,313 | $ | 13,697 | $ | 12,443 | |||||||
| FFO per Diluted Share (1) | $ | 0.44 | $ | 0.43 | $ | 0.88 | $ | 0.84 | |||||||
| AFFO (1) | $ | 6,742 | $ | 6,399 | $ | 13,781 | $ | 12,645 | |||||||
| AFFO per Diluted Share (1) | $ | 0.44 | $ | 0.43 | $ | 0.88 | $ | 0.85 | |||||||
(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 (Loss) to non-GAAP financial measures, including FFO, FFO per diluted share, AFFO, and AFFO per diluted share.
Investment Activity
Acquisitions for the three and six months ended June 30, 2025 (dollars in thousands):
| Three Months Ended June 30, 2025 | Six Months Ended June 30, 2025 | |||||||||||
| Number of Investments | Amount | Number of Investments | Amount | |||||||||
| Properties | — | $ | — | 3 | ||||||||
| Commercial Loans and Investments | 2 | 6,646 | 6 | 46,186 | ||||||||
| Totals | 2 | 9 | ||||||||||
| Properties - Weighted Average Initial Cash Cap Rate | —% | |||||||||||
| Commercial Loans and Investments - Weighted Average Initial Cash Yield | ||||||||||||
| Total Investments - Weighted Average Initial Cash Yield | ||||||||||||
| Properties - Weighted Average Remaining Lease Term at Time of Acquisition | — | 14.3 years | ||||||||||
Disposition Activity
Dispositions for the three and six months ended June 30, 2025 (dollars in thousands):
| Three Months Ended June 30, 2025 | Six Months Ended June 30, 2025 | |||||||||||
| Number of Investments | Amount | Number of Investments | Amount | |||||||||
| Properties | 5 | $ | 16,491 | 8 | $ | 28,186 | ||||||
| Commercial Loans and Investments | — | — | — | — | ||||||||
| Totals | 5 | $ | 16,491 | 8 | $ | 28,186 | ||||||
| Properties - Weighted Average Exit Cash Cap Rate | ||||||||||||
| Commercial Loans and Investments - Weighted Average Cash Yield | —% | —% | ||||||||||
| Total Investments - Weighted Average Cash Yield | ||||||||||||
Subsequent to June 30, 2025, on July 2, 2025, the Company was repaid the current face amount of
Property Portfolio (2)
The Company’s property portfolio consisted of the following as of June 30, 2025:
| Number of Properties | 129 | |
| Square Feet | 3.9 million | |
| Annualized Base Rent (ABR) (1) | ||
| Weighted Average Remaining Lease Term | 8.9 years | |
| States where Properties are Located | 34 | |
| Industries | 23 | |
| Occupancy | ||
| % of ABR Attributable to Investment Grade Rated Tenants | ||
| % of ABR Attributable to Credit Rated Tenants | ||
| % of ABR Attributable to Sale-Leaseback Tenants (2) |
(1) ABR represents annualized in-place straight-line base rent pursuant to GAAP. As of June 30, 2025, annualized in-place cash base rent totaled
(2) During the year ended December 31, 2024, the Company acquired three single-tenant income properties for
The Company’s property portfolio included the following top tenants that represent
| Tenant | Credit Rating | % of ABR | ||
| Dicks Sporting Goods | BBB / Baa2 | |||
| Lowe's | BBB+ / Baa1 | |||
| Beachside Hospitality Group | NR / NR | |||
| Dollar Tree/Family Dollar | BBB / Baa2 | |||
| Walgreens | BB- / Ba3 | |||
| Best Buy | BBB+ / A3 | |||
| Dollar General | BBB / Baa3 | |||
| GermFree Laboratories | NR / NR | |||
| Walmart | AA / Aa2 | |||
| At Home | D / NR | |||
| Bass Pro Shops | BB- / Ba3 | |||
| BJ's Wholesale Club | BB+ / Ba1 | |||
| Academy Sports | BB+ / Ba2 | |||
| Alamo Drafthouse | A / A2 | |||
| Home Depot | A / A2 | |||
| Other | ||||
| Total | 100% |
The Company’s property portfolio consisted of the following top industries that represent
| Industry | % of ABR | |
| Sporting Goods | ||
| Home Improvement | ||
| Dollar Stores | ||
| Casual Dining | ||
| Pharmacy | ||
| Home Furnishings | ||
| Consumer Electronics | ||
| Entertainment | ||
| Technology, Media & Life Sciences | ||
| Grocery | ||
| Off-Price Retail | ||
| Wholesale Club | ||
| General Merchandise | ||
| Other | ||
| Total | 100% |
The Company’s property portfolio included properties in the following top states that represent
| State | % of ABR | |
| Florida | ||
| New Jersey | ||
| New York | ||
| North Carolina | ||
| Michigan | ||
| Texas | ||
| Illinois | ||
| Georgia | ||
| Ohio | ||
| Minnesota | ||
| West Virginia | ||
| Tennessee | ||
| Colorado | ||
| Kansas | ||
| Other | ||
| Total | 100% |
Balance Sheet and Capital Markets (dollars in thousands, except per share data)
| As of June 30, 2025 | ||
| Leverage | ||
| Net Debt / Total Enterprise Value | ||
| Net Debt / Pro Forma Adjusted EBITDA | 8.1x | |
| Fixed Charge Coverage Ratio | 3.3x | |
| Liquidity | ||
| Available Capacity Under Revolving Credit Facility | $ | 47,957 |
| Cash, Cash Equivalents and Restricted Cash (1) | 9,302 | |
| Total Liquidity | $ | 57,259 |
(1) Includes all unrestricted cash and cash equivalents and restricted cash held in escrow accounts to be reinvested through the like-kind exchange structure.
The Revolving Credit Facility has commitments for up to
Below is a summary of repurchases of shares of common stock under the Company’s
| Repurchase Program | For the Three Months Ended June 30, 2025 | For the Six Months Ended June 30, 2025 | |||
| Shares Repurchased | 272,565 | 546,390 | |||
| Weighted Average Price per Share (Gross) | $ | 15.81 | $ | 16.07 | |
| Net Price | $ | 4,316 | $ | 8,798 | |
The Company’s long-term debt as of June 30, 2025:
| As of June 30, 2025 | |||||||||
| Face Value Debt | Stated Interest Rate | Wtd. Avg. Rate | Maturity Date | ||||||
| Revolving Credit Facility (1) | $ | 153,000 | SOFR + [ | January 2027 | |||||
| 2026 Term Loan (2) | 100,000 | SOFR + [ | May 2026 | ||||||
| 2027 Term Loan (3) | 100,000 | SOFR + [ | January 2027 | ||||||
| Total Debt/Weighted-Average Rate | $ | 353,000 | |||||||
(1) As of June 30, 2025, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted average fixed interest rate of
(2) As of June 30, 2025, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted average fixed interest rate of
(3) As of June 30, 2025, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted average fixed interest rate of
As of June 30, 2025, the Company held a
Dividends
The Company’s dividends for the three and six months ended June 30, 2025:
| For the Three Months Ended June 30, 2025 | For the Six Months Ended June 30, 2025 | ||||
| Dividends Declared and Paid per Share | $ | 0.285 | $ | 0.570 | |
| FFO Payout Ratio | |||||
| AFFO Payout Ratio | |||||
2025 Outlook
The Company has reaffirmed its FFO and AFFO outlook for 2025. The Company’s outlook for 2025 is based on current plans and assumptions and subject to risks and uncertainties more fully described in this press release and the Company's reports filed with the U.S. Securities and Exchange Commission.
The Company’s outlook for 2025 is as follows:
| Outlook Range for 2025 | ||||||
| (Unaudited) | Low | High | ||||
| Investments | to | |||||
| Dispositions | to | |||||
| FFO per Diluted Share | to | |||||
| AFFO per Diluted Share | to | |||||
| Weighted Average Diluted Shares Outstanding | 15.5 million | |||||
Reconciliation of the outlook range of the Company’s 2025 estimated Net Loss per Diluted Share to estimated FFO and AFFO per Diluted Share:
| Outlook Range for 2025 | ||||||||
| (Unaudited) | Low | High | ||||||
| Net Loss per Diluted Share | $ | (0.25 | ) | $ | (0.22 | ) | ||
| Depreciation and Amortization | 1.81 | 1.81 | ||||||
| Provision for Impairment (1) | 0.31 | 0.31 | ||||||
| Gain on Disposition of Assets (1) | (0.13 | ) | (0.13 | ) | ||||
| FFO per Diluted Share | $ | 1.74 | $ | 1.77 | ||||
| Adjustments: | ||||||||
| Amortization of Intangible Assets and Liabilities to Lease Income | (0.04 | ) | (0.04 | ) | ||||
| Straight-Line Rent Adjustment | (0.05 | ) | (0.05 | ) | ||||
| Non-Cash Compensation | 0.02 | 0.02 | ||||||
| Amortization of Deferred Financing Costs to Interest Expense | 0.05 | 0.05 | ||||||
| Other Non-Cash Adjustments | 0.02 | 0.02 | ||||||
| AFFO per Diluted Share | $ | 1.74 | $ | 1.77 | ||||
(1) Provision for Impairment and Gain on Disposition of Assets represents the actual adjustment for the six months ended June 30, 2025. The Company’s revised outlook excludes projections related to these measures.
Second Quarter 2025 Earnings Conference Call & Webcast
The Company will host a conference call to present its operating results for the three and six months ended June 30, 2025, on Friday, July 25, 2025 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/26tg3m9n | |
| Dial-In: | https://register-conf.media-server.com/register/BIfe278e5e26a345ffbee50f03436f6c9a | |
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.
About Alpine Income Property Trust, Inc.
Alpine Income Property Trust, Inc. (NYSE: PINE) is a publicly traded real estate investment trust that seeks to deliver attractive risk-adjusted returns and dependable cash dividends by investing in, owning and operating a portfolio of single tenant net leased commercial income properties that are predominately leased to high-quality publicly traded and credit-rated tenants.
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, tariffs and international trade policies, risks inherent in the real estate business, including tenant defaults, potential liability relating to environmental matters, credit risk associated with the Company investing in commercial loans and investments, illiquidity of real estate investments and potential damages from natural disasters, the impact of epidemics or pandemics 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, 2024 and in the Company’s Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2025 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 Adjusted 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 Adjusted 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 or loss 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 real estate related depreciation and amortization, as well as extraordinary items (as defined by GAAP) such as net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and impairments associated with the implementation of current expected credit losses on commercial loans and investments at the time of origination, including the pro rata share of such adjustments of unconsolidated subsidiaries.
To derive AFFO, we further 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 adjustments to income or expense. Such items may cause short-term fluctuations in net income or loss 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 Adjusted 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 impairments associated with the implementation of current expected credit losses on commercial loans and investments at the time of origination and/or payoff, 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, other non-cash income or expense, and other non-recurring items such as disposition management fees and commission fees. Cash interest expense is also excluded from Pro Forma Adjusted 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 Adjusted 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 Adjusted EBITDA may not be comparable to similarly titled measures employed by other companies.
Other Definitions
Annualized Base Rent (ABR) represents the annualized in-place straight-line base rent pursuant to GAAP.
Annualized In-Place Cash Base Rent represents the annualized in-place contractual minimum base rent on a cash basis.
Credit Rated Tenant is 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.
Investment Grade Rated Tenant is 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. If applicable, in the event of a split rating between S&P Global Ratings and Moody’s Investors Services, the Company utilizes the higher of the two ratings as its reference point as to whether a tenant is defined as an Investment Grade Rated Tenant. Credit ratings utilized in this press release are those available from S&P Global Ratings and/or Moody’s Investors Service, as applicable, as of June 30, 2025.
Weighted Average Remaining Lease Term is weighted by the ABR and does not assume the exercise of any tenant purchase options.
Alpine Income Property Trust, Inc.
Consolidated Balance Sheets
(In thousands, except share and per share data)
| As of | |||||||
| (Unaudited) June 30, 2025 | December 31, 2024 | ||||||
| ASSETS | |||||||
| Real Estate: | |||||||
| Land, at Cost | $ | 141,579 | $ | 147,912 | |||
| Building and Improvements, at Cost | 356,835 | 341,955 | |||||
| Total Real Estate, at Cost | 498,414 | 489,867 | |||||
| Less, Accumulated Depreciation | (50,791 | ) | (45,850 | ) | |||
| Real Estate—Net | 447,623 | 444,017 | |||||
| Assets Held for Sale | 1,110 | 2,254 | |||||
| Commercial Loans and Investments | 110,876 | 89,629 | |||||
| Cash and Cash Equivalents | 5,000 | 1,578 | |||||
| Restricted Cash | 7,127 | 6,373 | |||||
| Intangible Lease Assets—Net | 43,176 | 43,925 | |||||
| Straight-Line Rent Adjustment | 1,772 | 1,485 | |||||
| Other Assets | 11,762 | 15,734 | |||||
| Total Assets | $ | 628,446 | $ | 604,995 | |||
| LIABILITIES AND EQUITY | |||||||
| Liabilities: | |||||||
| Accounts Payable, Accrued Expenses, and Other Liabilities | $ | 14,337 | $ | 8,445 | |||
| Prepaid Rent and Deferred Revenue | 3,083 | 2,412 | |||||
| Intangible Lease Liabilities—Net | 4,097 | 4,774 | |||||
| Obligation Under Participation Agreement | 2,272 | 11,403 | |||||
| Long-Term Debt—Net | 352,570 | 301,466 | |||||
| Total Liabilities | 376,359 | 328,500 | |||||
| Commitments and Contingencies | |||||||
| Equity: | |||||||
| Preferred Stock, | — | — | |||||
| Common Stock, | 142 | 147 | |||||
| Additional Paid-in Capital | 253,067 | 261,831 | |||||
| Dividends in Excess of Net Income | (26,721 | ) | (15,722 | ) | |||
| Accumulated Other Comprehensive Income | 3,357 | 6,771 | |||||
| Stockholders' Equity | 229,845 | 253,027 | |||||
| Noncontrolling Interest | 22,242 | 23,468 | |||||
| Total Equity | 252,087 | 276,495 | |||||
| Total Liabilities and Equity | $ | 628,446 | $ | 604,995 | |||
Alpine Income Property Trust, Inc.
Consolidated Statements of Operations
(Unaudited)
(In thousands, except share, per share and dividend data)
| Three Months Ended | Six Months Ended | |||||||||||||||
| June 30, 2025 | June 30, 2024 | June 30, 2025 | June 30, 2024 | |||||||||||||
| Revenues: | ||||||||||||||||
| Lease Income | $ | 12,022 | $ | 11,330 | $ | 23,848 | $ | 22,794 | ||||||||
| Interest Income from Commercial Loans and Investments | 2,737 | 986 | 5,038 | 1,889 | ||||||||||||
| Other Revenue | 104 | 174 | 183 | 273 | ||||||||||||
| Total Revenues | 14,863 | 12,490 | 29,069 | 24,956 | ||||||||||||
| Operating Expenses: | ||||||||||||||||
| Real Estate Expenses | 2,105 | 1,800 | 4,139 | 3,728 | ||||||||||||
| General and Administrative Expenses | 1,697 | 1,602 | 3,413 | 3,144 | ||||||||||||
| Provision for Impairment | 2,803 | 657 | 4,834 | 688 | ||||||||||||
| Depreciation and Amortization | 6,705 | 6,352 | 14,012 | 12,734 | ||||||||||||
| Total Operating Expenses | 13,310 | 10,411 | 26,398 | 20,294 | ||||||||||||
| Gain on Disposition of Assets | 938 | 918 | 2,089 | 918 | ||||||||||||
| Net Income From Operations | 2,491 | 2,997 | 4,760 | 5,580 | ||||||||||||
| Investment and Other Income | 47 | 56 | 92 | 125 | ||||||||||||
| Interest Expense | (4,320 | ) | (2,831 | ) | (7,912 | ) | (5,766 | ) | ||||||||
| Net Income (Loss) | (1,782 | ) | 222 | (3,060 | ) | (61 | ) | |||||||||
| Less: Net Loss (Income) Attributable to Noncontrolling Interest | 141 | (18 | ) | 240 | 5 | |||||||||||
| Net Income (Loss) Attributable to Alpine Income Property Trust, Inc. | $ | (1,641 | ) | $ | 204 | $ | (2,820 | ) | $ | (56 | ) | |||||
| Per Common Share Data: | ||||||||||||||||
| Net Income (Loss) Attributable to Alpine Income Property Trust, Inc. | ||||||||||||||||
| Basic and Diluted | $ | (0.12 | ) | $ | 0.01 | $ | (0.20 | ) | $ | — | ||||||
| Weighted Average Number of Common Shares: | ||||||||||||||||
| Basic | 14,202,796 | 13,624,932 | 14,414,682 | 13,623,070 | ||||||||||||
| Diluted (1) | 15,426,650 | 14,848,786 | 15,638,536 | 14,846,924 | ||||||||||||
| Dividends Declared and Paid | $ | 0.285 | $ | 0.275 | $ | 0.570 | $ | 0.550 | ||||||||
(1) Includes 1,223,854 shares during the three and six months ended June 30, 2025 and 2024, underlying 1,223,854 OP Units issued to CTO Realty Growth, Inc.
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 | Six Months Ended | |||||||||||||||
| June 30, 2025 | June 30, 2024 | June 30, 2025 | June 30, 2024 | |||||||||||||
| Net Income (Loss) | $ | (1,782 | ) | $ | 222 | $ | (3,060 | ) | $ | (61 | ) | |||||
| Depreciation and Amortization | 6,705 | 6,352 | 14,012 | 12,734 | ||||||||||||
| Provision for Impairment | 2,803 | 657 | 4,834 | 688 | ||||||||||||
| Gain on Disposition of Assets | (938 | ) | (918 | ) | (2,089 | ) | (918 | ) | ||||||||
| Funds From Operations | $ | 6,788 | $ | 6,313 | $ | 13,697 | $ | 12,443 | ||||||||
| Adjustments: | ||||||||||||||||
| Amortization of Intangible Assets and Liabilities to Lease Income | (166 | ) | (115 | ) | (246 | ) | (225 | ) | ||||||||
| Straight-Line Rent Adjustment | (231 | ) | (89 | ) | (362 | ) | (154 | ) | ||||||||
| Non-Cash Compensation | 95 | 80 | 190 | 159 | ||||||||||||
| Amortization of Deferred Financing Costs to Interest Expense | 205 | 180 | 394 | 360 | ||||||||||||
| Other Non-Cash Adjustments | 51 | 30 | 108 | 59 | ||||||||||||
| Adjusted Funds From Operations | $ | 6,742 | $ | 6,399 | $ | 13,781 | $ | 12,642 | ||||||||
| FFO per Diluted Share | $ | 0.44 | $ | 0.43 | $ | 0.88 | $ | 0.84 | ||||||||
| AFFO per Diluted Share | $ | 0.44 | $ | 0.43 | $ | 0.88 | $ | 0.85 | ||||||||
Alpine Income Property Trust, Inc.
Non-GAAP Financial Measures
Reconciliation of Net Debt to Pro Forma Adjusted EBITDA
(Unaudited)
(In thousands)
| Three Months Ended June 30, 2025 | ||||
| Net Loss | $ | (1,782 | ) | |
| Adjustments: | ||||
| Depreciation and Amortization | 6,705 | |||
| Provision for Impairment | 2,803 | |||
| Gain on Disposition of Assets | (938 | ) | ||
| Amortization of Intangible Assets and Liabilities to Lease Income | (166 | ) | ||
| Straight-Line Rent Adjustment | (231 | ) | ||
| Non-Cash Compensation | 95 | |||
| Amortization of Deferred Financing Costs to Interest Expense | 205 | |||
| Other Non-Cash Adjustments | 51 | |||
| Other Non-Recurring Items | (40 | ) | ||
| Interest Expense, Net of Deferred Financing Costs Amortization and Interest on Obligation Under Participation Agreement | 3,965 | |||
| Adjusted EBITDA | $ | 10,667 | ||
| Annualized Adjusted EBITDA | $ | 42,668 | ||
| Pro Forma Annualized Impact of Current Quarter Investment Activity (1) | (349 | ) | ||
| Pro Forma Adjusted EBITDA | $ | 42,319 | ||
| Total Long-Term Debt | $ | 352,570 | ||
| Financing Costs, Net of Accumulated Amortization | 430 | |||
| Cash and Cash Equivalents | (5,000 | ) | ||
| Restricted Cash (2) | (4,302 | ) | ||
| Net Debt | $ | 343,698 | ||
| Net Debt to Pro Forma Adjusted EBITDA | 8.1x | |||
(1) Reflects the pro forma annualized impact on Annualized Adjusted EBITDA of the Company’s investment and disposition activity during the three months ended June 30, 2025.
(2) Includes only restricted cash held in escrow accounts to be reinvested through the like-kind exchange structure.
Contact: Investor Relations ir@alpinereit.com
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