UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, DC 20549
FORM
CURRENT REPORT
Pursuant to Section 13 or 15(d)
of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported):
(Exact name of registrant as specified in its charter)
Commission File Number | ||
(State or other jurisdiction of incorporation or organization) | (I.R.S. Employer Identification No.) |
(Address of principal executive offices) | (Zip Code) |
Registrant’s Telephone Number, including area code
(
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 |
|---|---|---|
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 21, 2021, 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, 2021. 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 21, 2021, the Company issued an earnings press release and an investor presentation relating to the Company’s financial results for the quarter ended September 30, 2021. 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 21, 2021
99.2 Investor Presentation dated October 21, 2021
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 21, 2021
Alpine Income Property Trust, Inc.
By: /s/ Matthew M. Partridge
Senior Vice President, Chief Financial Officer and Treasurer
(Principal Financial Officer)
EXHIBIT 99.1
Press Release
Contact:Matthew M. Partridge
Senior Vice President, Chief Financial Officer & Treasurer
(386) 944-5643
mpartridge@alpinereit.com
FOR IMMEDIATE RELEASE | ALPINE INCOME PROPERTY TRUST REPORTS |
DAYTONA BEACH, FL – October 21, 2021 – Alpine Income Property Trust, Inc. (NYSE: PINE) (the “Company” or “PINE”) today announced its operating results and earnings for the quarter ended September 30, 2021.
Select Quarterly Highlights
| ◾ | Reported Net Income per diluted share attributable to the Company of $0.07 for the quarter ended September 30, 2021. |
| ◾ | Reported FFO per diluted share of $0.37 for the quarter ended September 30, 2021, an increase of 5.7% from the comparable prior year period. |
| ◾ | Reported AFFO per diluted share of $0.37 for the quarter ended September 30, 2021, an increase of 8.8% from the comparable prior year period. |
| ◾ | Acquired 19 net lease properties for a total acquisition volume of $55.4 million, reflecting a weighted-average going-in cash cap rate of 6.8%. |
| ◾ | Sold one casual dining net lease property for a sales price of $3.8 million, reflecting an exit cap rate of 5.5%. |
| ◾ | Signed a new store development lease with an established grocer to develop a new location on an undeveloped outparcel at one of our existing properties in Jacksonville, Florida. |
| ◾ | Entered into a new 5-year, $80.0 million unsecured term loan agreement with an initial fixed interest rate of 1.83% and a maturity date of January 2027. |
| ◾ | Issued 54,689 operating partnership units (“OP Units”) at an $18.85 per OP Unit value for a total value of $1.0 million. |
| ◾ | Paid a cash dividend for the third quarter of 2021 of $0.255 per share, an increase of 27.5% from the comparable prior year period and an annualized yield of 5.4% based on the closing price of the Company’s common stock on October 20, 2021. |
Page 1
Quarterly Operating Results Highlights
The table below provides a summary of the Company’s operating results for the quarter ended September 30, 2021 (in thousands, except per share data):
| Three Months Ended September 30, 2021 |
| Three Months Ended September 30, 2020 | Variance to Comparable Period in the Prior Year | |||||
Total Revenues |
| $ | 8,171 |
| $ | 5,101 |
| $ 3,070 | 60.2% |
| | | | | | | | | |
Net Income |
| $ | 1,056 |
| $ | 636 |
| $ 420 | 66.0% |
Net Income Attributable to PINE |
| $ | 918 |
| $ | 546 |
| $ 372 | 68.1% |
Net Income per Diluted Share Attributable to PINE | $ | 0.07 |
| $ | 0.06 |
| $ 0.01 | 16.7% | |
| | | | | | | | | |
FFO (1) |
| $ | 4,820 |
| $ | 3,043 |
| $ 1,777 | 58.4% |
FFO per Diluted Share (1) |
| $ | 0.37 |
| $ | 0.35 |
| $ 0.02 | 5.7% |
AFFO (1) |
| $ | 4,797 |
| $ | 2,907 |
| $ 1,890 | 65.0% |
AFFO per Diluted Share (1) |
| $ | 0.37 |
| $ | 0.34 |
| $ 0.03 | 8.8% |
| | | | | | | | | |
Dividends Declared and Paid, per Share |
| $ | 0.255 |
| $ | 0.20 |
| $ 0.055 | 27.5% |
(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, 2021 (in thousands, except per share data):
|
| Nine Months Ended September 30, 2021 |
| Nine Months Ended September 30, 2020 | Variance to Comparable Period in the Prior Year | ||||
Total Revenues |
| $ | 20,658 |
| $ | 13,863 |
| $ 6,795 | 49.0% |
| | | | | | | | | |
Net Income |
| $ | 1,913 |
| $ | 930 |
| $ 983 | 105.7% |
Net Income Attributable to PINE |
| $ | 1,662 |
| $ | 799 |
| $ 863 | 108.0% |
Net Income per Diluted Share Attributable to PINE | $ | 0.16 |
| $ | 0.09 |
| $ 0.07 | 77.8% | |
. | | | | | | | | | |
FFO (1) |
| $ | 12,283 |
| $ | 7,646 |
| $ 4,637 | 60.6% |
FFO per Diluted Share (1) |
| $ | 1.15 |
| $ | 0.86 |
| $ 0.29 | 33.7% |
AFFO (1) |
| $ | 12,539 |
| $ | 6,083 |
| $ 6,456 | 106.1% |
AFFO per Diluted Share (1) |
| $ | 1.18 |
| $ | 0.69 |
| $ 0.49 | 71.0% |
| | | | | | | | | |
Dividends Declared and Paid, per Share |
| $ | 0.745 |
| $ | 0.60 |
| $ 0.145 | 24.2% |
(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
CEO Comments
“This was another solid quarter of consistent execution from our team as we continue to find differentiated opportunities in the market to further strengthen and diversify our 100% occupied portfolio. During the third quarter, we acquired more than $55 million of high-quality net leased properties leased to 14 different tenants operating in numerous well-performing sectors in 12 different states,” said John P. Albright, President and Chief Executive Officer of Alpine Income Property Trust. “Our strong performance to-date has allowed us to raise our dividend in each of the past four quarters to a very attractive 5.4% current annualized yield with an implied 2021 AFFO payout ratio below 70%. Looking forward to the fourth quarter, we continue to work through the sales process for our office properties where we currently have one under contract and the other going through a marketed process. As a result of our growing pipeline, improved cost of debt from our new term loan, and the progress related to the sale of our office properties, we are raising our 2021 AFFO guidance by 5% at the midpoint to a range of $1.48 - $1.51 per share.”
Acquisitions
During the three months ended September 30, 2021, the Company acquired 19 high-quality net lease properties for total acquisition volume of $55.4 million, reflecting a weighted-average going-in cash cap rate of 6.8%. As of the acquisition date, the properties had a weighted-average remaining lease term of 8.2 years, were leased to tenants operating in the home improvement, grocery, convenience store, auto parts, dollar store, specialty retail, consumer electronics, farm & rural supply, general merchandise, home furnishing, office supply, and quick service restaurant sectors, and were located in twelve different states. Approximately 43% of annualized 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, 2021, the Company acquired 42 net lease properties for total acquisition volume of $158.7 million, reflecting a weighted-average going-in cash cap rate of 7.2%. As of the acquisition date, the properties had a weighted-average remaining lease term of 8.1 years and were located in 22 different states. Approximately 39% of annualized 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, 2021, the Company sold its Outback Steakhouse in Huntersville, North Carolina for a sale price of $3.8 million, reflecting an exit cap rate of 5.5%.
Development
The Company signed a new store development lease with an established grocer to develop a new location on an undeveloped outparcel at one of the Company’s existing properties in Jacksonville, Florida (the “Development Opportunity”). The Development Opportunity is anticipated to begin construction in 2022 and is subject to customary due diligence and approvals.
Page 3
Income Property Portfolio
The Company’s portfolio consisted of the following as of September 30, 2021:
Number of Properties | 89 |
Square Feet | 2.7 million |
Weighted-Average Remaining Lease Term | 7.8 years |
States where Properties are Located | 28 |
Occupancy | 100% |
| |
% of Annualized Base Rent attributable to Retail Tenants (1) | 83% |
% of Annualized Base Rent attributable to Office Tenants (1) | 17% |
% of Annualized Base Rent subject to Rent Escalations (1) | 47% |
% of Annualized Base Rent attributable to Investment Grade Rated Tenants (1)(2) | 44% |
% of Annualized Base Rent attributable to Credit Rated Tenants (1)(3) | 80% |
Any differences a result of rounding.
(1) | Annualized Base Rent (“ABR”) represents the annualized in-place 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 Associated of Insurance Commissioners of Baa3, BBB-, 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. |
The Company’s portfolio included the following top tenants as of September 30, 2021:
Tenant | Credit Rating (1) |
| % of Annualized Base Rent |
Wells Fargo | A+ | | 10% |
Hilton Grand Vacations | B+ | | 8% |
At Home | B | | 7% |
Hobby Lobby | N/A | | 7% |
Dollar General | BBB | | 6% |
Walmart | AA | | 5% |
Walgreens | BBB | | 5% |
LA Fitness | CCC+ | | 3% |
Lowe’s | BBB+ | | 3% |
7-Eleven | A | | 3% |
Total | | | 57% |
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, 2021. |
Page 4
The Company’s portfolio consisted of the following industries as of September 30, 2021:
Industry |
|
| % of Annualized Base Rent |
General Merchandise | | | 13% |
Home Furnishings | | | 11% |
Financial Services (Office) | | | 10% |
Hospitality (Office) | | | 8% |
Dollar Stores | | | 8% |
Grocery | | | 7% |
Pharmacy | | | 7% |
Entertainment | | | 5% |
Sporting Goods | | | 5% |
Convenience Store | | | 5% |
Consumer Electronics | | | 3% |
Home Improvement | | | 3% |
Health & Fitness | | | 3% |
Automotive Parts | | | 3% |
Off-Price Retail | | | 3% |
Specialty Retail | | | 2% |
Quick Service Restaurant | | | 2% |
Other (1) | | | 2% |
Total | 25 Industries |
| 100% |
Any differences a result of rounding.
(1) | Includes eight industries collectively representing 2% of the Company’s ABR as of September 30, 2021. |
Page 5
The Company’s portfolio included properties in the following states as of September 30, 2021:
State |
|
| % of Annualized Base Rent |
Florida | | | 14% |
Texas | | | 12% |
Oregon | | | 10% |
North Carolina | | | 9% |
Arizona | | | 6% |
Michigan | | | 5% |
Georgia | | | 5% |
Oklahoma | | | 4% |
Massachusetts | | | 4% |
Ohio | | | 4% |
New Jersey | | | 3% |
New Mexico | | | 3% |
Minnesota | | | 3% |
Washington | | | 3% |
New York | | | 2% |
Nevada | | | 2% |
Wisconsin | | | 2% |
South Carolina | | | 2% |
Alabama | | | 2% |
Maryland | | | 1% |
Kentucky | | | 1% |
Maine | | | <1% |
South Dakota | | | <1% |
Kansas | | | <1% |
Indiana | | | <1% |
Mississippi | | | <1% |
California | | | <1% |
Pennsylvania | | | <1% |
Total | 28 States |
| 100% |
Any differences a result of rounding.
Capital Markets and Balance Sheet
During the three months ended September 30, 2021, the Company completed the following notable capital markets transactions:
| ◾ | On July 12, 2021, the Company issued 54,689 OP Units at an $18.85 per OP Unit value for a total value of $1.0 million. |
| ◾ | On September 30, 2021, the Company executed a 5-year, $80.0 million unsecured term loan (the “2027 Term Loan”). The 2027 Term Loan will mature in January 2027 and includes an accordion option that allows the Company to request additional lender commitments up to a total of $200.0 million. |
Page 6
| ◾ | During the third quarter of 2021, the Company did not issue any shares under its ATM offering program. Year to date, the Company has issued 610,229 common shares under its ATM offering program at a weighted-average gross price of $18.19 per share, for total net proceeds of $10.9 million. |
The following table provides a summary of the Company’s long-term debt as of September 30, 2021:
Component of Long-Term Debt | Principal | Interest Rate | Maturity Date | |||||
Revolving Credit Facility |
| $ | 21.5 million |
| 30-Day LIBOR + [1.35% - 1.95%] |
| November 2023 | |
2026 Term Loan (1) |
| $ | 60.0 million |
| 30-Day LIBOR + [1.35% - 1.95%] |
| May 2026 | |
2027 Term Loan (2) |
| $ | 80.0 million |
| 30-Day LIBOR + [1.25% - 1.90%] |
| January 2027 | |
Mortgage Note Payable – CMBS Portfolio |
| $ | 30.0 million |
| 4.33% |
| October 2034 | |
Total Debt/Weighted-Average Rate |
| $ | 191.5 million |
| 2.30% |
|
|
|
(1) | Effective May 21, 2021, the Company utilized interest rate swaps to fix LIBOR and achieve a weighted average fixed interest rate of 0.81% plus the applicable spread on the $60.0 million 2026 term loan balance. |
(2) | Effective September 30, 2021, the Company utilized interest rate swaps, inclusive of its redesignation of the existing $50.0 million interest rate swap entered into as of April 30, 2020, to fix LIBOR and achieve a weighted average fixed interest rate of 0.53% plus the applicable spread on the $80.0 million 2027 term loan balance. |
As of September 30, 2021, the Company held an 86.9% interest in Alpine Income Property OP, LP, the Company’s operating partnership (the “Operating Partnership” or “OP”). As of September 30, 2021, there were 1,703,494 OP Units held by third parties outstanding and 11,299,548 shares of the Company’s common stock outstanding, for total outstanding common stock and OP Units held by third parties of 13,003,042.
As of September 30, 2021, the Company’s net debt to Pro Forma EBITDA was 6.9 times, and as defined in the Company’s credit agreement, the Company’s fixed charge coverage ratio was 7.0 times. As of September 30, 2021, the Company’s net debt to total enterprise value was 44%. The Company calculates total enterprise value as the 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 23, 2021, the Company announced a cash dividend for the third quarter of 2021 of $0.255 per share, payable on September 30, 2021 to stockholders of record as of the close of business on September 9, 2021. The 2021 third quarter cash dividend represented a 2.0% increase over the Company’s previous quarterly dividend and a payout ratio of 68.9% of the Company’s 2021 third quarter FFO per diluted share and AFFO per diluted share, respectively.
Page 7
2021 Guidance
The Company is increasing its outlook for 2021 to take into account the Company’s third quarter performance and the anticipated impact of the Company’s fourth quarter investment activities and capital markets transactions, including the timing related to the sale of the office properties leased to Hilton Grand Vacations and Wells Fargo.
The Company’s outlook for 2021 is as follows:
|
| Guidance for FY 2021 |
FFO per Diluted Share |
| $1.47 - $1.50 |
AFFO per Diluted Share |
| $1.48 - $1.51 |
Third Quarter 2021 Earnings Conference Call & Webcast
The Company will host a conference call to present its operating results for the quarter ended September 30, 2021 tomorrow, Friday, October 22, 2021, at 9:00 AM ET. Stockholders and interested parties may access the earnings call via teleconference or webcast:
Teleconference:
USA (Toll Free):1-888-317-6003
International: 1-412-317-6061
Canada (Toll Free): 1-855-669-9657
Please dial in at least fifteen minutes prior to the scheduled start time and use the code 2035692 when prompted.
A webcast of the call can be accessed at: https://services.choruscall.com/links/pine211022.html. To access the webcast, log on to the web address noted above or go to http://www.alpinereit.com and log in at the investor relations section of the website.
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 income 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
Page 8
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 the COVID-19 Pandemic on the Company’s business and the business of its tenants and the impact 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, 2020 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.
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 straight-line rental revenue, amortization of deferred financing costs, amortization of capitalized lease incentives and above- and below-market lease related intangibles, and non-cash compensation. 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, amortization of capitalized lease incentives and above- and below-market lease related intangibles, and non-cash compensation. 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
Page 9
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 10
Alpine Income Property Trust, Inc.
Consolidated Balance Sheets
(In thousands, except share and per share data)
| As of | ||||
| (Unaudited) September 30, 2021 |
| December 31, 2020 | ||
ASSETS |
|
|
| ||
Real Estate: |
|
|
|
|
|
Land, at cost | $ | 133,329 |
| $ | 83,210 |
Building and Improvements, at cost |
| 231,328 |
|
| 142,679 |
Total Real Estate, at cost |
| 364,657 |
|
| 225,889 |
Less, Accumulated Depreciation |
| (13,249) |
|
| (6,550) |
Real Estate—Net |
| 351,408 |
|
| 219,339 |
Cash and Cash Equivalents |
| 6,706 |
|
| 1,894 |
Restricted Cash | | 600 | | | — |
Intangible Lease Assets—Net |
| 52,685 |
|
| 36,881 |
Straight-Line Rent Adjustment |
| 2,013 |
|
| 2,045 |
Other Assets |
| 2,909 |
|
| 2,081 |
Total Assets | $ | 416,321 |
| $ | 262,240 |
LIABILITIES AND EQUITY |
| |
|
|
|
Liabilities: |
| |
|
|
|
Accounts Payable, Accrued Expenses, and Other Liabilities | $ | 2,393 |
| $ | 1,984 |
Prepaid Rent and Deferred Revenue |
| 1,334 |
|
| 1,055 |
Intangible Lease Liabilities—Net |
| 4,998 |
|
| 3,299 |
Long-Term Debt |
| 190,195 |
|
| 106,809 |
Total Liabilities |
| 198,920 |
|
| 113,147 |
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, 2021 and December 31, 2020 |
| — |
|
| — |
Common Stock, $0.01 par value per share, 500 million shares authorized, 11,299,548 shares issued and outstanding as of September 30, 2021 and 7,458,755 shares issued and outstanding as of December 31, 2020 |
| 113 |
|
| 75 |
Additional Paid-in Capital |
| 198,019 |
|
| 132,878 |
Dividends in Excess of Net Income |
| (11,652) |
|
| (5,713) |
Accumulated Other Comprehensive Income (Loss) |
| 328 |
|
| (481) |
Stockholders' Equity |
| 186,808 |
|
| 126,759 |
Noncontrolling Interest |
| 30,593 |
|
| 22,334 |
Total Equity |
| 217,401 |
|
| 149,093 |
Total Liabilities and Equity | $ | 416,321 |
| $ | 262,240 |
Page 11
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, 2021 | September 30, 2020 | September 30, 2021 | September 30, 2020 | ||||||||
Revenues: | |||||||||||
Lease Income | $ | 8,171 | $ | 5,101 | $ | 20,658 | $ | 13,863 | |||
Total Revenues |
| 8,171 |
| 5,101 |
| 20,658 |
| 13,863 | |||
Operating Expenses: | | | | | |||||||
Real Estate Expenses | 914 | 555 | 2,389 | 1,705 | |||||||
General and Administrative Expenses | 1,371 | 1,119 | 3,687 | 3,535 | |||||||
Depreciation and Amortization |
| 4,308 |
| 2,694 |
| 10,914 | |
| 7,003 | ||
Total Operating Expenses |
| 6,593 |
| 4,368 |
| 16,990 |
| 12,243 | |||
Gain on Disposition of Assets | | 544 | | | 287 | | | 544 | | | 287 |
Net Income from Operations |
| 2,122 |
| 1,020 | 4,212 | 1,907 | |||||
Interest Expense | 1,066 | 384 | 2,299 | 977 | |||||||
Net Income |
| 1,056 |
| 636 |
| 1,913 |
| 930 | |||
Less: Net Income Attributable to Noncontrolling Interest | (138) | (90) | (251) | (131) | |||||||
Net Income Attributable to Alpine Income Property Trust, Inc. | $ | 918 | $ | 546 | $ | 1,662 | $ | 799 | |||
| | | | ||||||||
Per Common Share Data: | | | | | |||||||
Net Income Attributable to Alpine Income Property Trust, Inc. | | | | | |||||||
Basic | $ | 0.08 | $ | 0.07 | $ | 0.18 | $ | 0.10 | |||
Diluted | $ | 0.07 | $ | 0.06 | $ | 0.16 | $ | 0.09 | |||
Weighted Average Number of Common Shares: | | | | | |||||||
Basic | 11,299,548 | 7,455,281 | | 9,253,090 | | 7,632,660 | |||||
Diluted (1) | 12,996,503 | | 8,679,135 | | 10,637,934 | | 8,856,514 | ||||
| | | | ||||||||
Dividends Declared and Paid | $ | 0.255 | $ | 0.20 | $ | 0.745 | $ | 0.60 | |||
Page 12
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, 2021 |
| September 30, 2020 |
| September 30, 2021 |
| September 30, 2020 | ||||
Net Income | $ | 1,056 |
| $ | 636 |
| $ | 1,913 |
| $ | 930 |
Depreciation and Amortization |
| 4,308 |
|
| 2,694 |
|
| 10,914 |
|
| 7,003 |
Gain on Disposition of Assets | | (544) | | | (287) | | | (544) | | | (287) |
Funds from Operations | $ | 4,820 |
| $ | 3,043 |
| $ | 12,283 |
| $ | 7,646 |
Adjustments: |
| |
|
| |
|
| |
|
| |
Straight-Line Rent Adjustment | (129) |
| (300) |
| (393) |
| (1,237) | ||||
COVID-19 Rent Repayments (Deferrals), Net |
| 23 |
|
| 87 |
|
| 408 |
|
| (538) |
Non-Cash Compensation |
| 79 |
|
| 66 |
|
| 231 |
|
| 201 |
Amortization of Deferred Financing Costs to Interest Expense | 87 |
|
| 45 |
|
| 236 |
|
| 133 | |
Amortization of Intangible Assets and Liabilities to Lease Income |
| (77) |
|
| (30) |
|
| (168) |
|
| (78) |
Accretion of Tenant Contribution |
| (6) |
|
| (3) |
|
| (17) |
|
| (10) |
Recurring Capital Expenditures |
| — |
|
| (1) |
|
| (41) |
|
| (34) |
Adjusted Funds from Operations | $ | 4,797 |
| $ | 2,907 |
| $ | 12,539 |
| $ | 6,083 |
|
| |
|
| |
|
| |
|
| |
FFO per Diluted Share | $ | 0.37 |
| $ | 0.35 |
| $ | 1.15 |
| $ | 0.86 |
AFFO per Diluted Share | $ | 0.37 |
| $ | 0.34 |
| $ | 1.18 |
| $ | 0.69 |
Page 13
Alpine Income Property Trust, Inc.
Non-GAAP Financial Measures
Reconciliation of Net Debt to Pro Forma EBITDA
(Unaudited)
(Dollars in thousands)
| Three Months Ended | |
| September 30, 2021 | |
Net Income | $ | 1,056 |
Adjustments: | | |
Depreciation and Amortization | | 4,308 |
Gain on Disposition of Assets | | (544) |
Straight-Line Rent Adjustment | | (129) |
Non-Cash Compensation | | 79 |
Amortization of Deferred Financing Costs to Interest Expense | | 87 |
Amortization of Intangible Assets and Liabilities to Lease Income | | (77) |
Accretion of Tenant Contribution | | (6) |
Interest Expense, net of Deferred Financing Costs Amortization | | 979 |
EBITDA | $ | 5,753 |
| | |
Annualized EBITDA | $ | 23,012 |
Pro Forma Annualized Impact of Current Quarter Acquisitions and Dispositions, net (1) | | 3,619 |
Pro Forma EBITDA | $ | 26,631 |
| | |
Total Long-Term Debt | | 190,195 |
Financing Costs, net of accumulated amortization | | 1,305 |
Cash and Cash Equivalents | | (6,706) |
Restricted Cash | | (600) |
Net Debt | $ | 184,194 |
| | |
Net Debt to Pro Forma EBITDA | 6.9x | |
(1) | Reflects the pro forma annualized impact on Annualized EBITDA of the Company’s acquisition and disposition activity during the three months ended September 30, 2021. |
Page 14
Exhibit 99.2
| October 2021 INVESTOR PRESENTION |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com COMPANY PROFILE 2 Ticker Symbol (NYSE) PINE Equity Market Capitalization1 $243M Total Enterprise Value (TEV)1 $428M Net Debt to TEV1,2 43% Annualized Dividend Yield1 5.5% % of Covering Analysts with a Buy or Outperform Rating1 100% Common Shares & OP Units Outstanding4 13.0M Number of Net Lease Properties 89 Number of States with a Property 28 Total Portfolio Square Feet 2.7M Current Occupancy 100% Annualized Base Rent (ABR) $32.7M % of ABR from Credit Rated Tenants3 80% % of ABR from MSAs Over One Million People5 69% Well-Positioned for Growth High-Quality, Resilient Net Lease Portfolio As of 9/30/2021, unless otherwise noted. 1. As of 10/15/2021. 2. Net debt to Total Enterprise Value is the Company’s outstanding debt, minus the Company’s cash, cash equivalents and restricted cash, as a percentage of the Company’s enterprise value. 3. A credit rated, or investment grade rated tenant (rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). 4. As of 9/30/2021, there were 1,703,494 OP Units held by third parties outstanding in Alpine Income Property OP, LP, the Company’s operating partnership (the “Operating Partnership” or “OP”). 5. MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communities that are linked by social and economic factors, as established by the U.S. Office of Management and Budget. |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com Payout Ratio % INVESTMENT HIGHLIGHTS 3 Meaningful Valuation Upside with In-Place Yield and Long-Term Growth As of 9/30/2021. $ in millions. 1. All dividend yields, payout ratios and 2022E FFO multiples are based on the closing stock price on October 15, 2021, using annualized dividends and 2022E FFO per share estimates from the Stifel Triple-Net REITs Comp Sheets 10/17/2021 report. Significant Discount to Peer Group PINE trades at nearly half the 2022E FFO multiple as compared to the top peer, implying significant valuation upside. Stable & Attractive Dividend PINE has grown its quarterly dividend by 27.5% since the beginning of 2020 and now provides the highest dividend yield with one of the lowest implied payout ratios of its net lease peer group. Small Asset Base Provides Opportunity for Outsized Growth PINE has thoughtfully grown its portfolio by more than 180% since inception, focusing on high-quality real estate and well-performing tenants. Closing the Valuation Gap PINE is employing a number of strategic initiatives to narrow the peer group valuation gap by addressing identified opportunities for improvement, including portfolio refinement, strategic infusions of capital and eventual internalization of management. 70% 5.5% FCPT O STOR SRC NNN NTST PINE ADC EPRT 2022E FFO Payout Ratio Dividend Yield 21.3x 19.1x 18.5x 17.9x 17.8x 16.4x 15.5x 13.7x 12.9x NTST EPRT O ADC FCPT STOR NNN SRC PINE $47 $75 $99 $117 $139 $220 $275 Q1 2020 Q2 2020 Q3 2020 Q4 2020 Q1 2021 Q2 2021 Q3 2021 2021 IPO Q4 2019 Cumulative Investment Activity Since IPO 2022E FFO Multiple 1 Avg Avg Sell office assets to position the portfolio and investment strategy as 100% retail Thoughtfully increase the organization’s size and liquidity through strategic capital deployment Internalize management once the company reaches or exceeds critical mass 1 1 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com YTD Q3 2021 HIGHLIGHTS 4 YTD Q3 FFO Per Share1 $1.15 Year-Over-Year YTD FFO Growth 34% YTD Q3 AFFO Per Share1 $1.18 Year-Over-Year YTD AFFO Growth 71% Q3 Quarterly Dividend Per Share $0.255 Q2 Quarterly Dividend Per Share $0.250 Q1 Quarterly Dividend Per Share $0.240 YTD Dividend Per Share Growth 16% Sector-Leading Earnings Growth Consistent Dividend Growth As of 9/30/2021. $ in millions, except per share data. 1. See the “Non-GAAP Financial Information” section and tables at the end of this presentation for a discussion and reconciliation of Net Income to non-GAAP financial measures. Contractual Base Rent Collections Portfolio Occupancy Q3 2021 100% Q3 2021 100% Q2 2021 100% Q2 2021 100% Q1 2021 100% Q1 2021 100% Q4 2020 100% Q4 2020 100% Scaling Investment Platform Reliable & Defensive Portfolio Acquisitions Cash Cap Rate Q3 2021 $55.4 6.8% Q2 2021 $81.3 7.3% Q1 2021 $21.9 8.2% Evaluating the disposition of all of PINE’s office properties to position the portfolio as 100% retail |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com 21.3x 19.1x 18.5x 17.9x 17.8x 16.4x 15.5x 13.7x 12.9x NTST EPRT O ADC FCPT STOR NNN SRC PINE SIGNIFICANT IMPLIED VALUATION UPSIDE 5 As of 10/15/2021. 1. All 2022E FFO multiples are based on the closing stock price on October 15, 2021, using annualized dividends and 2022E FFO per share estimates from the Stifel Triple-Net REITs Comp Sheets 10/17/2021 report. 2022E FFO Multiple 1 Peer Average 17.5x PINE trades at a 4.7x valuation discount to the peer group average, implying significant upside |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com 70% 4.4% 4.1% 4.5% 5.3% 4.6% 3.3% 5.5% 3.9% 3.4% FCPT O STOR SRC NNN NTST PINE ADC EPRT 2022E FFO Payout Ratio Dividend Yield RELATIVE OUTSIZED IN-PLACE DIVIDEND YIELD 6 As of 10/15/2021. 1. All dividend yields and payout ratios are based on the closing stock price on October 15, 2021, using annualized dividends and 2022E FFO per share estimates from the Stifel Triple-Net REITs Comp Sheets 10/17/2021 report. 2022E FFO Dividend Payout Ratio % Peer Average 4.2% PINE’s dividend is strongly supported by a conservative payout ratio and a portfolio built with an intense focus on real estate fundamentals and long-term stability. 1 1 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com DISCIPLINED INVESTMENT STRATEGY 7 Emphasizing Attractive Supply/Demand Market Dynamics National focus, with an emphasis on major metropolitan statistical areas that exhibit attractive population trends, business-friendly policies and strong underlying supply/demand fundamentals Real Estate Fundamentals and Analytics Driven Underwriting Real estate oriented underwriting utilizing consumer location data analytics, competition indexing, market rent benchmarking and comprehensive risk assessments Industry-Leading Tenants and Well-Performing Operating Sectors Focused on aligning with tenants operating in essential business sectors, displaying stable and resilient operating trends and/or a forward-thinking, omni-channel strategy Relative Asset Value Investing Through Long-Term Relationships Concentrated on relative value-investing through deep broker, developer and tenant relationships and management’s ability to identify high-quality risk-adjusted opportunities in a highly fragmented transaction market |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com ACCELERATING INVESTMENT EXECUTION 8 $ in millions. 1. Portfolio Growth represents the aggregate gross purchase price of the assets in the portfolio as of September 30, 2021, compared to the aggregate gross purchase price of the assets in the portfolio as of December 31, 2019. $47 $75 $99 $117 $139 $220 $275 Q1 2020 Q2 2020 Q3 2020 Q4 2020 Q1 2021 Q2 2021 Q3 2021 2021 IPO Q4 2019 Cumulative Investment Activity Since IPO More than 180% Accretive Portfolio Growth1 Since Inception (21 months) PINE has consistently invested in high-quality net leased properties, with a focus on industry-leading tenants and essential business sectors, driving outsized risk-adjusted returns and positioning its portfolio for long-term value creation. |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com IMPROVING PORTFOLIO SIZE & DIVERSITY 9 2019 (IPO) As of 9/30/2021. 1. The remaining ABR within the Company’s portfolio as of the end of the referenced period comes from tenants occupying office properties. 2. A credit rated, or investment grade rated tenant (rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). Number of Net Lease Properties 20 48 89 Number of States with a Property 12 18 28 Total Portfolio Square Feet 0.9M 1.6M 2.7M Occupancy 100% 100% 100% Annualized Base Rent (ABR) $13.3M $21.1M $32.7M Retail Assets as a % of ABR1 62% 73% 83% Top Tenant as a % of ABR 21% Wells Fargo (S&P: A+) 15% Wells Fargo (S&P: A+) 10% Wells Fargo (S&P: A+) Top Sector as a % of ABR 21% Financial Services 15% General Merchandise 13% General Merchandise Top State as a % of ABR 26% Florida 21% Florida 14% Florida % of ABR from Credit Rated Tenants2 89% 83% 80% 2020 Q3 2021 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com MAJOR MARKET NET LEASE PORTFOLIO 10 As of 9/30/2021. 1. MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communities that are linked by social and economic factors, as established by the U.S. Office of Management and Budget. The names of the MSA have been shortened for ease of reference. 2. As ranked by Urban Land Institute & PWC in the ‘2021 Emerging Trends in Real Estate’ publication. > 10% 5% - 10% 2% - 5% < 2% ▪ Southeast and West weighted portfolio, benefitting from population shifts and attractive supply/demand dynamics ▪ 69% of ABR comes from metropolitan statistical areas1 with more than one million people ▪ 46% of ABR comes from the high-growth states of Florida, Texas, North Carolina, Arizona and Georgia ▪ 43% of ABR comes from Urban Land Institutes Top 30 Markets2 % of Annualized Base Rent By State Portland, OR 10% Orlando, FL 9% Phoenix, AZ 6% Detroit, MI 4% Houston, TX 4% Dallas, TX 4% Atlanta, GA 4% Boston, MA 3% Philadelphia, PA 3% Canton, OH 3% Albuquerque, NM 3% Tampa, FL 3% Jacksonville, FL 3% Tulsa, OK 3% Seattle, WA 2% Duluth, MN 2% Charlotte, NC 2% Raleigh, NC 2% Reno, NV 2% Austin, TX 2% Whitewater, WI 2% Florence, SC 2% Winston-Salem, NC 2% Asheville, NC 2% Cincinnati, OH 1% Denotes a MSA with over one million people; Bold denotes a Top 30 ULI Market2 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com General Merchandise 13% Home Furnishings 11% Financial Services (Office) 10% Hospitality (Office) 8% Dollar Stores 8% Grocery 7% Pharmacy 7% Entertainment 5% Sporting Goods 5% Convenience Stores 5% Other 21% 100% EXCELLENT TENANT CREDIT TRANSPARENCY 11 As of 9/30/2021. 1. A credit rated, or investment grade rated tenant (rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). ▪ 80% of ABR comes from tenants or the parent of a tenant that are credit rated1 ▪ 80% of ABR comes from tenants or the parent of a tenant that are publicly traded ▪ Nearly half of ABR comes from leases with contractual rent increases in the lease ▪ 3% of ABR comes from ground lease assets where PINE owns the land, and the tenant has a meaningful investment in the improvements ABR % Investment Grade 44% Not Rated 20% Non-Investment Grade 36% |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com STRONG AND STABLE TOP TENANT BASE 12 Credit Rating1 As of 9/30/2021. 1. A credit rated, or investment grade rated tenant (rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). A+ 10% B+ 8% B 7% N/A 7% BBB 6% AA 5% BBB 5% CCC+ 3% BBB+ 3% A 3% 43% 100% ABR % OTHER 1% 5% 11% 12% 8% 3% 15% 13% 31% Lease Rollover Schedule % of ABR Expiring (Office) (Office) |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com HIGH-QUALITY TOP TENANT BASE 13 As of 9/30/2021, unless otherwise noted. Top six tenant information based on published investor presentations available through each company’s website as of October 16, 2021. Comparably high-quality top six tenant base at a discounted valuation EDUCATION GROUP |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com FINANCIAL STRENGTH 14 Equity Market Capitalization1 $243M Net Debt Outstanding2 $185M Total Enterprise Value (TEV) $428M Well-Capitalized Balance Sheet As of 9/30/2021, unless otherwise noted. $ in millions. 1. As of 10/15/2021. 2. Net Debt Outstanding is the Company’s outstanding debt, minus the Company’s cash, cash equivalents and restricted cash. 3. Net Debt to TEV (Total Enterprise Value) is the Company’s outstanding debt, minus the Company’s cash, cash equivalents and restricted cash, as a percentage of the Company’s enterprise value. 4. See the “Non-GAAP Financial Information” section and tables at the end of this presentation for a discussion and reconciliation of Net Income to non-GAAP financial measures. 5. Reflects $21.5 million outstanding under the Company’s $150 million senior unsecured revolving credit facility; the Company’s senior unsecured revolving credit facility matures in November 2023 and includes a one-year extension option, subject to satisfaction of certain conditions; the maturity date reflected assumes the Company exercises the one-year extension option. Q3 2021 44% Q3 2021 6.9x Q2 2021 35% Q2 2021 5.7x Q1 2021 43% Q1 2021 6.9x Q4 2020 45% Q4 2020 7.3x Limited Capital Needs for Growth Efficient Leverage Profile $22 $30 $60 $80 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Revolving Credit Facility Secured Unsecured Staggered Debt Maturity Schedule Net Debt to TEV3 Net Debt to Pro Forma EBITDA4 Debt Outstanding 5 PINE has demonstrated an improved and thoughtful approach to accessing capital and has an efficient cost of debt with a weighted average interest rate on its debt outstanding of 2.3%. ▪ Including extension options, PINE has no debt maturities until November 2024 ▪ $135+ million of liquidity via cash, restricted cash and revolving credit facility availability ▪ Minimal floating interest rate exposure |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com CONSISTENT DIVIDEND GROWTH 15 $0.060 $0.200 $0.200 $0.200 $0.220 $0.240 $0.250 $0.255 Q4 2019 Q1 2020 Q2 2020 Q3 2020 Q4 2020 Q1 2021 Q2 2021 Q3 2021 IPO Q4 2019 Dividend Per Share Paid 2020 2021 Growing, Well-Covered Dividend ▪ Current analyst estimates1 imply a 70% 2022E FFO per share dividend payout ratio ▪ Five dividend raises since the IPO, four increases in the past 12 months ▪ 27.5% increase in the quarterly cash dividend since the beginning of 2020 Annualized Per Share Cash Dividend $1.02 Annualized Per Share Cash Dividend Yield 5.5% As of 10/15/2021, unless otherwise noted. 1. 2022E FFO per share estimate from the Stifel Triple-Net REITs Comp Sheets 10/17/2021 report. |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com 2021 GUIDANCE 16 FFO and AFFO guidance was provided in the Company’s Second Quarter 2021 Operating Results press release filed on October 21, 2021. The Company’s increased outlook for 2021 takes into account the Company’s third quarter performance and the anticipated impact of the Company’s various investment activities and capital markets transactions, including the timing related to the sale of the office properties leased to Hilton Grand Vacations and Wells Fargo. Full- Year 2021 Low High FFO Per Diluted Share $1.47 - $1.50 AFFO Per Diluted Share $1.48 - $1.51 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com RESEARCH COVERAGE 17 Baird Wes Golladay Outperform $22.00 B. Riley Craig Kucera Buy $23.00 BTIG Mike Gorman Buy $23.00 Janney Rob Stevenson Buy $22.00 Raymond James RJ Milligan Outperform $23.00 Stifel Simon Yarmak Buy $21.00 Total / Average 100% $22.33 100% Buy or Outperform rated by Independent Analysts As of 10/15/2021. Institution Price Target Rating Covering Analyst |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com 18 Aligned Ownership CTO currently owns an approximate 16% interest in PINE, meaningfully aligning its interests with PINE shareholders Independent Board of Directors PINE has its own independent Board of Directors and realizes significant economies of scale from the 18-member CTO team without the corresponding G&A expense Shadow Pipeline for External Growth PINE has a potential shadow pipeline within the CTO portfolio as a result of its right of first refusal on all CTO single tenant net lease asset sales Internalization on the Horizon Internalization of management for PINE is anticipated in the future when the Company approaches or exceeds critical mass Opportunities for Collaboration PINE reviews transaction opportunities resulting from CTO’s acquisition efforts that it otherwise would not see in the market through normal single tenant acquisition efforts and relationships Alpine Income Property Trust is externally managed by CTO Realty Growth (NYSE: CTO) under an agreement that, combined with CTO’s ownership in PINE, provides economies of scale, significant shareholder alignment and a flexible/collapsible structure. Benefits and Alignment of External Management Notable Management Agreement Terms ▪ Five-year initial term, with one-year extension options thereafter ▪ Quarterly management fee of 0.375%, calculated on equity, net of share buybacks and issuance costs ▪ Terminable with payment of a one-time fee of 3x the average management fee for the preceding 24-months EXTERNAL MANAGEMENT ALIGNMENT |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com 19 As PINE’s external manager, CTO Realty Growth has significant shareholder alignment as the largest share and unit holder of Alpine Income Property Trust. EXTERNAL MANAGEMENT ALIGNMENT Share or Unit Holder Shares and/or Units Owned % Owned 1 CTO Realty Growth Inc.1 2,039,644 16% 2 DePrince Race & Zollo Inc. 843,899 6% 3 Frank Russell Company 688,753 5% 4 GP Invitation Fund 534,845 4% 5 Micromont Holdings2 479,640 4% 6 Pacific Ridge Capital Partners LLC 468,367 4% 7 Vanguard Group Inc. 410,467 3% 8 Kennedy Capital Management Inc. 405,946 3% 9 Keeley-Teton Advisors LLC 349,701 3% 10 Two Sigma Investments LP 342,202 3% 11 Ancora Advisors LLC 302,668 2% 12 Franklin Resources Inc. 292,242 2% 13 Uniplan Investment Counsel Inc. 262,431 2% 14 Putnam Investments LLC 223,366 2% 15 Foundry Partners LLC 173,035 1% 16 Deroy & Devereaux Private Investment Counsel Inc. 162,270 1% 17 Balyasny Asset Management LP 142,874 1% 18 Renaissance Technologies LLC 126,200 1% 19 Teachers Insurance & Annuity Association of America 108,257 1% 20 BlackRock Inc. 100,370 1% 21 Alyeska Investment Group LP 96,757 1% 22 Raymond James Financial Inc 96,713 1% 23 New Jersey Division of Investment 90,000 1% 24 Geode Capital Management 78,468 1% 25 Boston Partners Global Investors Inc. 75,684 1% Shareholder information is from Bloomberg as of 10/20/2021 and “% Owned” is based on 13,003,042 shares and units outstanding as of 9/30/2021. 1. CTO Realty Growth Inc. subsidiaries own a total of 1,223,854 Operating Partnership units and 815,790 common shares of Alpine Income Property Trust. 2. Micromont Holdings subsidiaries own a total of 479,640 Operating Partnership units. |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com EXPERIENCED MANAGEMENT TEAM 20 John P. Albright, President & Chief Executive Officer Former Co-Head and Managing Director of Archon Capital, a Goldman Sachs Company; Executive Director of Merchant Banking – Investment Management at Morgan Stanley; and Managing Director of Crescent Real Estate (NYSE: CEI). Matthew M. Partridge, Senior Vice President, Chief Financial Officer & Treasurer Former Chief Operating Officer and Chief Financial Officer of Hutton; Executive Vice President, Chief Financial Officer and Secretary of Agree Realty Corporation (NYSE: ADC); and Vice President of Finance for Pebblebrook Hotel Trust (NYSE: PEB). Steven R. Greathouse, Senior Vice President & Chief Investment Officer Former Director of Finance for N3 Real Estate; Senior Associate of Merchant Banking – Investment Management at Morgan Stanley; and Senior Associate at Crescent Real Estate (NYSE: CEI). Daniel E. Smith, Senior Vice President, General Counsel & Corporate Secretary Former Vice President and Associate General Counsel of Goldman Sachs & Co. and Senior Vice President and General Counsel of Crescent Real Estate (NYSE: CEI). Lisa M. Vorakoun, Vice President & Chief Accounting Officer Former Assistant Finance Director for the City of DeLand, Florida and Audit Manager for James Moore & Company, an Accounting and Consulting Firm. E. Scott Bullock, Vice President – Real Estate Former Managing Director of Corporate Development for International Speedway Corporation; Senior Development Manager of Crescent Resources LLC; Development Manager of Pritzker Realty Group, L.P.; and Project Engineer for Walt Disney Imagineering. Helal A. Ismail, Vice President – Investments Former Associate of Jefferies Real Estate Gaming and Lodging Investment Banking and Manager at B-MAT Homes, Inc. Alpine Income Property Trust is led by an experienced management team with meaningful shareholder alignment, deep industry relationships and a strong long-term track record. |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com 21 Committed Focus Committed to maintaining an environmentally conscious culture, the utilization of environmentally friendly & renewable products, and the promotion of sustainable business practices Tenant Alignment Alignment with environmentally aware tenants who have strong sustainability programs and initiatives embedded into their corporate culture and business practices Alpine Income Property Trust, through its external manager, is committed to sustainability, strong corporate governance, and meaningful corporate social responsibility programs. Social Responsibility Environmental Responsibility CORPORATE RESPONSIBILITY Corporate Governance ▪ Independent Chairman of the Board and 5 of 6 Directors classified as independent ▪ Annual election of all Directors ▪ Annual Board of Director evaluations ▪ Stock ownership requirements for all Directors ▪ Prohibition against hedging and pledging Alpine Income Property Trust stock ▪ Robust policies and procedures for approval of related party transactions ▪ Opted out of business combination and control share acquisition statutes in the Maryland General Corporation Law ▪ All team members adhere to a comprehensive Code of Business Conduct and Ethics policy Inclusive and Supportive Company Culture Dedicated to an inclusive and supportive office environment filled with diverse backgrounds and perspectives, with a demonstrated commitment to financial, mental and physical wellness Notable Community Outreach Numerous and diverse community outreach programs, supporting environmental, artistic, civil and social organizations in the community |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com KEY TAKEAWAYS 22 As of 10/15/2021, unless otherwise noted. 1. 2022E FFO per share estimate from the Stifel Triple-Net REITs Comp Sheets 10/17/2021 report. Significant Discount to Peer Group Meaningful potential upside in valuation as PINE has the lowest 2022E FFO multiple of its net lease peer group. Stable & Growing Dividend PINE has grown its quarterly dividend by 27.5% since the beginning of 2020 and currently has a 2022E FFO1 payout ratio of approximately 70%, one of the lowest implied payout ratios of the net lease peer group. Small Asset Base is an Opportunity for Outsized Growth Small asset denominator means management can drive outsized growth relative to its net lease peers. Disciplined Investment Strategy Real estate and credit-focused underwriting, targeting investments that exhibit strong demographic trends, leased to high-quality, industry-leading tenants. High-Quality, Stable and Growing Portfolio Portfolio rooted in publicly-traded, credit-rated tenants and larger markets means there is a high-quality, stable asset base and an opportunity to add a diverse array of new tenants, markets and sectors. Financial Strength Balance sheet with ample liquidity and no near-term debt maturities provides financial stability and flexibility. Aligned Sponsorship & Management Externally managed by CTO Realty Growth (NYSE: CTO), a publicly traded REIT that owns 16% of PINE and is committed to internalization of management once critical mass is attained. |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com ASSET LIST 23 As of 9/30/2021. 1. MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communities that are linked by social and economic factors, as established by the U.S. Office of Management and Budget. 2. A credit rated, or investment grade rated tenant (rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). 3. The Alpine Valley Music Theatre, leased to Live Nation Entertainment, Inc., consists of a 7,500-seat pavilion, outdoor amphitheater with a capacity for 37,000, and over 150 acres of green space Concept Sector MSA1 Credit Rating2 Square Feet ABR % Lease Term Remaining Wells Fargo Financial Services Portland-Vancouver-Hillsboro, OR-WA A+ 212,363 10% 4.3 Hilton Grand Vacations Hospitality Orlando-Kissimmee-Sanford, FL B+ 102,019 6% 5.2 Walmart Grocery Detroit-Warren-Dearborn, MI AA 214,172 4% 5.3 LA Fitness Health & Fitness Tampa-St. Petersburg-Clearwater, FL CCC+ 45,000 3% 10.6 Lowe's Home Improvement Houston-The Woodlands-Sugar Land, TX BBB+ 131,644 3% 10.8 Burlington Off-Price Retail Dallas-Fort Worth-Arlington, TX BB+ 70,891 3% 7.3 Kohl's General Merchandise Phoenix-Mesa-Scottsdale, AZ BBB- 87,875 3% 8.3 Hobby Lobby General Merchandise Tulsa, OK N/A 84,180 3% 9.3 At Home Home Furnishings Canton–Massillon, OH B 89,902 2% 7.8 Harris Teeter Grocery Charlotte-Concord-Gastonia, NC-SC BBB 45,089 2% 6.6 At Home Home Furnishings Raleigh, NC B 116,334 2% 11.0 Container Store Home Furnishings Phoenix-Mesa-Scottsdale, AZ B 23,329 2% 8.4 Camping World Specialty Retail Duluth, MN BB- 66,033 2% 12.3 Cinemark Entertainment Reno, NV B 52,474 2% 3.0 Hilton Grand Vacations Hospitality Orlando-Kissimmee-Sanford, FL B+ 31,895 2% 5.2 At Home Home Furnishings Philadelphia-Camden-Wilmington, PA-NJ-DE-MD B 89,460 2% 8.1 Live Nation Entertainment Whitewater-Elkhorn, WI B N/A3 2% 11.5 Academy Sports Sporting Goods Florence, SC B+ 58,410 2% 7.5 Sportsman's Warehouse Sporting Goods Albuquerque, NM N/A 48,974 2% 7.9 Hobby Lobby General Merchandise Winston-Salem, NC N/A 55,000 2% 8.5 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com ASSET LIST 24 As of 9/30/2021. 1. MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communities that are linked by social and economic factors, as established by the U.S. Office of Management and Budget. 2. A credit rated, or investment grade rated tenant (rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). Concept Sector MSA1 Credit Rating2 Square Feet ABR % Lease Term Remaining Rite Aid Pharmacy Seattle–Tacoma–Bellevue, WA B- 16,280 2% 4.8 Hobby Lobby General Merchandise Asheville, NC N/A 55,000 2% 9.9 AMC Entertainment Boston-Cambridge-Newton, MA-NH CCC+ 39,474 2% 11.5 Dicks Sporting Goods Sporting Goods Atlanta-Sandy Springs-Roswell, GA N/A 46,315 1% 2.3 JOANN Fabrics & Crafts General Merchandise Boston-Cambridge-Newton, MA-NH B 22,500 1% 7.3 Conn's Consumer Electronics Dallas-Fort Worth-Arlington, TX B 37,957 1% 9.9 Old Time Pottery Home Furnishings Jacksonville, FL N/A 84,180 1% 8.8 7-Eleven Convenience Store Austin-Round Rock, TX A 6,400 1% 13.5 Walgreens Pharmacy Birmingham-Hoover, AL BBB 14,516 1% 7.5 Walgreens Pharmacy Atlanta-Sandy Springs-Roswell, GA BBB 15,120 1% 4.1 Best Buy Consumer Electronics Atlanta-Sandy Springs-Roswell, GA BBB+ 30,038 1% 4.5 Big Lots General Merchandise Washington-Arlington-Alexandria, DC-VA-MD-WV N/A 25,589 1% 9.3 Cross America (BP) Convenience Store Cincinnati, OH-KY-IN N/A 2,578 1% 9.2 Big Lots General Merchandise Phoenix-Mesa-Scottsdale, AZ N/A 34,512 1% 9.3 Walgreens Pharmacy Orlando-Kissimmee-Sanford, FL BBB 13,650 1% 7.5 Verizon Consumer Electronics Philadelphia-Camden-Wilmington, PA-NJ-DE-MD BBB+ 6,027 1% 5.8 Office Depot Office Supplies Albuquerque, NM N/A 30,346 1% 2.3 7-Eleven Convenience Store Austin-Round Rock, TX A 7,726 1% 14.3 Walgreens Pharmacy Seattle–Tacoma–Bellevue, WA BBB 14,125 1% 8.8 Walgreens Pharmacy Albany, GA BBB 14,770 1% 11.3 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com ASSET LIST 25 As of 9/30/2021. 1. MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communities that are linked by social and economic factors, as established by the U.S. Office of Management and Budget. 2. A credit rated, or investment grade rated tenant (rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). 3. Green shading denotes a ground lease property where the Company owns the land, and the tenant owns the building and the improvements and leases the land from the Company. Concept Sector MSA1 Credit Rating2 Square Feet ABR % Lease Term Remaining Walmart Grocery Houston-The Woodlands-Sugar Land, TX AA 52,190 1% 5.3 Hobby Lobby General Merchandise Aberdeen, SD N/A 49,034 1% 3.4 7-Eleven Convenience Store Kansas City, MO-KS A 4,165 1% 5.7 Circle K Convenience Store Indianapolis-Carmel-Anderson, IN BBB 4,283 1% 3.2 Scrubbles (Goo-Goo) Automotive Service Jacksonville, FL N/A 4,512 1% 16.1 Cheddars Casual Dining Jacksonville, FL BBB- 8,146 1% 6.0 Family Dollar Dollar Stores Boston-Cambridge-Newton, MA-NH BBB 9,228 < 1% 2.5 Orscheln Farm and Home Farm & Rural Supply Durant, OK N/A 37,965 < 1% 1.4 Advance Auto Parts Automotive Parts Minneapolis-St. Paul-Bloomington, MN-WI BBB- 7,201 < 1% 7.1 Tractor Supply Company Farm & Rural Supply Washington Court House, OH BBB 39,984 < 1% 10.8 Advance Auto Parts Automotive Parts Baltimore-Columbia-Towson, MD BBB- 6,876 < 1% 13.4 Big Lots Home Furnishings Durant, OK N/A 36,794 < 1% 5.3 O’Reilly Auto Parts Automotive Parts Calaveras County, CA BBB 7,066 <1% 4.5 Dollar General Dollar Stores Kermit, TX BBB 10,920 < 1% 13.9 Burger King Quick Service Restaurant Washington County, NC N/A 3,142 < 1% 6.6 Harbor Freight Home Improvement Midland, MI BB- 14,624 < 1% 4.8 Dollar General Dollar Stores Plattsburgh, NY BBB 9,277 < 1% 10.0 Dollar General Dollar Stores Odessa, TX BBB 9,127 < 1% 13.8 Dollar General Dollar Stores Houston-The Woodlands-Sugar Land, TX BBB 9,138 < 1% 13.8 Dollar General Dollar Stores Ogdensburg-Massena, NY BBB 9,167 < 1% 9.9 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com ASSET LIST 26 As of 9/30/2021. 1. MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communities that are linked by social and economic factors, as established by the U.S. Office of Management and Budget. 2. A credit rated, or investment grade rated tenant (rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). 3. Green shading denotes a ground lease property where the Company owns the land, and the tenant owns the building and the improvements and leases the land from the Company. Concept Sector MSA1 Credit Rating2 Square Feet ABR % Lease Term Remaining Dollar Tree/Family Dollar Dollar Stores Burlington, NC BBB 11,394 < 1% 9.5 Dollar General Dollar Stores Houston-The Woodlands-Sugar Land, TX BBB 9,096 < 1% 14.1 Advance Auto Parts Automotive Parts Springfield, MA BBB- 6,889 < 1% 3.3 Pet Supplies Plus Pet Supplies Canton–Massillon, OH N/A 8,400 < 1% 6.1 Dollar General Dollar Stores Bangor, ME BBB 9,128 < 1% 12.1 Dollar Tree Dollar Stores Marengo County, AL BBB 10,159 < 1% 8.3 Dollar General Dollar Stores Buffalo-Cheektowaga-Niagara Falls, NY BBB 9,199 < 1% 11.9 Dollar Tree Dollar Stores Adair County, OK BBB 9,828 < 1% 10.5 Dollar General Dollar Stores Somerset County, ME BBB 9,345 < 1% 12.1 Dollar General Dollar Stores Lewis County, NY BBB 9,309 < 1% 12.3 Dollar General Dollar Stores Ogdensburg-Massena, NY BBB 9,342 < 1% 11.1 Firestone Automotive Parts Pittsburgh, PA A 10,629 < 1% 7.5 Dollar General Dollar Stores Binghamton, NY BBB 9,275 < 1% 12.2 Boston Market Quick Service Restaurant Philadelphia-Camden-Wilmington, PA-NJ-DE-MD N/A 2,627 < 1% 8.3 Dollar General Dollar Stores Aroostook County, ME BBB 9,167 < 1% 12.1 Dollar General Dollar Stores College Station-Bryan, TX BBB 9,252 < 1% 13.8 Dollar General Dollar Stores Ogdensburg-Massena, NY BBB 9,219 < 1% 11.3 Freddy's Frozen Custard Quick Service Restaurant Jacksonville, FL N/A 3,200 < 1% 5.2 Dollar General Dollar Stores Del Rio, TX BBB 9,219 < 1% 13.3 Grease Monkey Automotive Service Atlanta-Sandy Springs-Roswell, GA N/A 1,846 < 1% 12.0 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com ASSET LIST 27 As of 9/30/2021. 1. MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communities that are linked by social and economic factors, as established by the U.S. Office of Management and Budget. 2. A credit rated, or investment grade rated tenant (rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). 3. Green shading denotes a ground lease property where the Company owns the land, and the tenant owns the building and the improvements and leases the land from the Company. Concept Sector MSA1 Credit Rating2 Square Feet ABR % Lease Term Remaining Valero Convenience Store Jackson, MS N/A 1,920 < 1% 20.0 Schlotzsky's Quick Service Restaurant Sweetwater, TX N/A 2,431 < 1% 13.8 Dollar Tree Dollar Stores Albuquerque, NM BB 10,023 < 1% 9.4 Dollar General Dollar Stores Cincinnati, OH-KY-IN BBB 9,290 < 1% 8.7 Dollar General Dollar Stores San Antonio-New Braunfels, TX BBB 9,155 < 1% 13.4 Hardee's Quick Service Restaurant Albertville, AL N/A 3,542 < 1% 9.1 Advance Auto Parts Automotive Parts Athens-Clarke County, GA BBB- 6,871 < 1% 3.3 Valero Convenience Store Greenville, MS N/A 3,375 < 1% 20.0 O’Reilly Auto Parts Automotive Parts Duluth, MN BBB 11,182 < 1% 6.4 Salon Lofts Beauty & Cosmetics Canton–Massillon, OH N/A 4,000 < 1% 6.4 Advance Auto Parts Automotive Parts Detroit-Warren-Dearborn, MI BBB- 6,604 < 1% 10.3 Advance Auto Parts Automotive Parts Ludington, MI BBB- 6,784 < 1% 10.3 Long John Silvers Quick Service Restaurant Tulsa, OK N/A 3,000 < 1% Month-to-Month Rib Crib BBQ Quick Service Restaurant Durant, OK N/A N/A < 1% 4.0 |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com DISCLAIMER 28 This presentation 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 the COVID-19 Pandemic on the Company’s business and the business of its tenants and the impact 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, 2020 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 presentation 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. References in this presentation: 1. All information is as of September 30, 2021, unless otherwise noted. 2. Annualized straight-line Base Rent (“ABR” or “Rent”) and the statistics based on ABR are calculated based on our current portfolio as of September 30, 2021. 3. Dividends are set by the Board of Directors and declared on a quarterly basis and there can be no assurances as to the likelihood or amount of dividends in the future. 4. A credit rated, or investment grade rated tenant (a tenant carrying a rating of BBB-, Baa3 or NAIC-2 or higher) 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 Associated of Insurance Commissioners (NAIC). 5. Contractual Base Rent (“CBR”) represents the amount owed to the Company under the terms of its lease agreements at the time referenced. |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com NON-GAAP FINANCIAL INFORMATION 29 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. 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 straight-line rental revenue, amortization of deferred financing costs, amortization of capitalized lease incentives and above- and below-market lease related intangibles, and non-cash compensation. 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, amortization of capitalized lease incentives and above- and below-market lease related intangibles, and non-cash compensation. 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. |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com NON-GAAP FINANCIAL MEASURES RECONCILIATION 30 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, 2021 September 30, 2020 September 30, 2021 September 30, 2020 Revenues: Lease Income $ 8,171 $ 5,101 $ 20,658 $ 13,863 Total Revenues 8,171 5,101 20,658 13,863 Operating Expenses: Real Estate Expenses 914 555 2,389 1,705 General and Administrative Expenses 1,371 1,119 3,687 3,535 Depreciation and Amortization 4,308 2,694 10,914 7,003 Total Operating Expenses 6,593 4,368 16,990 12,243 Gain on Disposition of Assets 544 287 544 287 Net Income from Operations 2,122 1,020 4,212 1,907 Interest Expense 1,066 384 2,299 977 Net Income 1,056 636 1,913 930 Less: Net Income Attributable to Noncontrolling Interest (138) (90) (251) (131) Net Income Attributable to Alpine Income Property Trust, Inc. $ 918 $ 546 $ 1,662 $ 799 Per Common Share Data: Net Income Attributable to Alpine Income Property Trust, Inc. Basic $ 0.08 $ 0.07 $ 0.18 $ 0.10 Diluted $ 0.07 $ 0.06 $ 0.16 $ 0.09 Weighted Average Number of Common Shares: Basic 11,299,548 7,455,281 9,253,090 7,632,660 Diluted1 12,996,503 8,679,135 10,637,934 8,856,514 Dividends Declared and Paid $ 0.255 $ 0.200 $ 0.745 $ 0.600 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. in connection with our formation transactions and (ii) 479,640 shares underlying OP Units issued to an unrelated third party in connection with the acquisition of ten net lease properties during the second and third quarters of 2021. |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com NON-GAAP FINANCIAL MEASURES RECONCILIATION 31 Three Months Ended Nine Months Ended September 30, 2021 September 30, 2020 September 30, 2021 September 30, 2020 Net Income $ 1,056 $ 636 $ 1,913 $ 930 Depreciation and Amortization 4,308 2,694 10,914 7,003 Gain on Disposition of Assets (544) (287) (544) (287) Funds from Operations $ 4,820 $ 3,043 $ 12,283 $ 7,646 Adjustments: Straight-Line Rent Adjustment (129) (300) (393) (1,237) COVID-19 Rent Repayments (Deferrals), Net 23 87 408 (538) Non-Cash Compensation 79 66 231 201 Amortization of Deferred Financing Costs to Interest Expense 87 45 236 133 Amortization of Intangible Assets and Liabilities to Lease Income (77) (30) (168) (78) Accretion of Tenant Contribution (6) (3) (17) (10) Recurring Capital Expenditures –(1) (41) (34) Adjusted Funds from Operations $ 4,797 $ 2,907 $ 12,539 $ 6,083 FFO per diluted share $ 0.37 $ 0.35 $ 1.15 $ 0.86 AFFO per diluted share $ 0.37 $ 0.34 $ 1.18 $ 0.69 Alpine Income Property Trust, Inc. Non-GAAP Financial Measures Funds From Operations and Adjusted Funds From Operations (Unaudited) (In thousands, except per share data) |
| © 2021 Alpine Income Property Trust, Inc. | alpinereit.com NET DEBT TO PRO FORMA EBITDA RECONCILIATION 32 Alpine Income Property Trust, Inc. Non-GAAP Financial Measures Reconciliation of Net Debt to Pro Forma EBITDA (Unaudited) (In thousands) 1. Reflects the pro forma annualized impact on Annualized EBITDA of the Company’s acquisition and disposition activity during the three months ended September 30, 2021. Three Months Ended September 30, 2021 Net Income $ 1,056 Adjustments: Depreciation and Amortization 4,308 Gain on Disposition of Assets (544) Straight-Line Rent Adjustment (129) Non-Cash Compensation 79 Amortization of Deferred Financing Costs to Interest Expense 87 Amortization of Intangible Assets and Liabilities to Lease Income (77) Accretion of Tenant Contribution (6) Interest Expense, net of Deferred Financing Costs Amortization 979 EBITDA $ 5,753 Annualized EBITDA $ 23,012 Pro Forma Annualized Impact of Current Quarter Acquisitions and Dispositions, net1 3,619 Pro Forma EBITDA $ 26,631 Total Debt 190,195 Financing Costs, net of accumulated amortization 1,305 Cash (6,706) Restricted Cash (600) Net Debt $ 184,194 Net Debt to Pro Forma EBITDA 6.9x |
| INVESTOR PRESENTION Investor Inquiries: Matthew M. Partridge, Chief Financial Officer, (386) 944-5643, mpartridge@alpinereit.com |
