0001104659-23-058452.txt : 20230510 0001104659-23-058452.hdr.sgml : 20230510 20230510161908 ACCESSION NUMBER: 0001104659-23-058452 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 14 CONFORMED PERIOD OF REPORT: 20230510 ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20230510 DATE AS OF CHANGE: 20230510 FILER: COMPANY DATA: COMPANY CONFORMED NAME: Global Net Lease, Inc. CENTRAL INDEX KEY: 0001526113 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 452771978 FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-37390 FILM NUMBER: 23906684 BUSINESS ADDRESS: STREET 1: 650 FIFTH AVE STREET 2: 30TH FLOOR CITY: NEW YORK STATE: NY ZIP: 10019 BUSINESS PHONE: 212-415-6500 MAIL ADDRESS: STREET 1: 650 FIFTH AVE STREET 2: 30TH FLOOR CITY: NEW YORK STATE: NY ZIP: 10019 FORMER COMPANY: FORMER CONFORMED NAME: American Realty Capital Global Trust, Inc. DATE OF NAME CHANGE: 20120810 FORMER COMPANY: FORMER CONFORMED NAME: American Realty Capital Global Daily Net Asset Value Trust, Inc. DATE OF NAME CHANGE: 20111014 FORMER COMPANY: FORMER CONFORMED NAME: American Realty Capital Global Trust, Inc. DATE OF NAME CHANGE: 20110719 8-K 1 tm2315035d1_8k.htm FORM 8-K
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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

 

FORM 8-K

 

CURRENT REPORT

PURSUANT TO SECTION 13 OR 15(d) OF THE

SECURITIES EXCHANGE ACT OF 1934

 

Date of Report (Date of earliest event reported):  May 10, 2023

 

Global Net Lease, Inc.

(Exact Name of Registrant as Specified in Charter)

 

Maryland   001-37390   45-2771978

(State or other jurisdiction

of incorporation)

   (Commission File Number)  

(I.R.S. Employer

Identification No.)

 

650 Fifth Avenue, 30th Floor

New York, New York 10019

(Address, including zip code, of Principal Executive Offices)

 

Registrant’s telephone number, including area code: (212) 415-6500

 

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
Symbols		   Name of each exchange on
which registered
Common Stock, $0.01 par value per share   GNL   New York Stock Exchange
7.25% Series A Cumulative Redeemable Preferred Stock, $0.01 par value share   GNL PR A   New York Stock Exchange
6.875% Series B Cumulative Redeemable Perpetual Preferred Stock, $0.01 par value per share   GNL PR B   New York Stock Exchange
Preferred Stock Purchase Rights       New York Stock Exchange

 

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 7.01. Regulation FD Disclosure.

 

Earnings Call Script

 

On May 10, 2023, Global Net Lease, Inc. (the “Company”) hosted a conference call to discuss its financial and operating results for the quarter ended March 31, 2023. A transcript of the pre-recorded portion of the conference call is furnished as Exhibit 99.1 to this Current Report on Form 8-K. As previously disclosed, a replay of the entire conference call is available through August 10, 2023 by telephone as follows:

 

Domestic Dial-In (Toll Free): 1-844-512-2921

International Dial-In: 1-412-317-6671

Conference Number: 10176718

 

The information set forth in Item 7.01 of this Current Report on Form 8-K and in the attached Exhibit 99.1 is deemed to be “furnished” and shall not be deemed to be “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 set forth in Item 7.01 of this Current Report on Form 8-K, including Exhibit 99.1, shall not be deemed incorporated by reference into any filing under the Exchange Act or the Securities Act of 1933, as amended, regardless of any general incorporation language in such filing.

 

The statements in this Current Report on Form 8-K that are not historical facts may be forward-looking statements. These forward-looking statements involve risks and uncertainties that could cause actual results or events to be materially different. The words “may,” “will,” “seeks,” “anticipates,” “believes,” “expects,” “estimates,” “projects,” “plans,” “intends,” “should” and similar expressions are intended to identify forward-looking statements, although not all forward-looking statements contain these identifying words. These forward-looking statements are subject to a number of risks, uncertainties and other factors, many of which are outside of the Company’s control, which could cause actual results to differ materially from the results contemplated by the forward-looking statements. These risks and uncertainties include the potential adverse effects of (i) the global COVID-19 pandemic, including actions taken to contain or treat COVID-19, (ii) the geopolitical instability due to the ongoing military conflict between Russia and Ukraine, including related sanctions and other penalties imposed by the U.S. and European Union, and the related impact on the Company, the Company's tenants and the global economy and financial markets, and (iii) inflationary conditions and higher interest rate environments, as well as those set forth in the Risk Factors section of the Company’s most recent Annual Report on Form 10-K for the year ended December 31, 2022 filed on February 23, 2023, and all other filings with the Securities and Exchange Commission after that date, as such risks, uncertainties and other important factors may be updated from time to time in the Company’s subsequent reports. Further, forward-looking statements speak only as of the date they are made, and the Company undertakes no obligation to update or revise any forward-looking statement to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time, unless required to do so by law.

 

 

 

 

Item 9.01. Financial Statements and Exhibits.

 

  (d) Exhibits

 

Exhibit No   Description
99.1   Transcript
104   Cover Page Interactive Data File - the cover page XBRL tags are 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.

 

  GLOBAL NET LEASE, INC.
     
Date: May 10, 2023 By: /s/ James L. Nelson
  Name: James L. Nelson
  Title: Chief Executive Officer and President

 

 

 

 EX-99.1 2 tm2315035d1_ex99-1.htm EXHIBIT 99.1

 

Exhibit 99.1

 

Operator

 

Good afternoon and welcome to the Global Net Lease First Quarter 2023 Earnings Call. [Operator Instructions]. I would now like to turn the conference over to Curtis Parker, Senior Vice President. Please go ahead.

 

Curtis Parker

 

Thank you. Good afternoon everyone and thank you for joining us for GNL's first quarter 2023 Earnings Call. This call is being webcast in the Investor Relations section of GNL's website at www.globalnetlease.com. Joining me today on the call to discuss this quarter’s results are Jim Nelson, GNL’s Chief Executive Officer and Chris Masterson, GNL’s Chief Financial Officer.

The following information contains forward-looking statements, which are subject to risks and uncertainties. Should one or more of these risks or uncertainties materialize, actual results may differ materially from those expressed or implied by the forward-looking statements. We refer all of you to our SEC filings including the Form 10-K for the year ended December 31, 2022 filed on February 23, 2023 and all other filings with the SEC after that date for a more detailed discussion of the risk factors that could cause these differences.

 

Any forward-looking statements provided during this conference call are only made as of the date of this call. As stated in our SEC filings, GNL disclaims any intent or obligation to update or revise these forward-looking statements except as required by law. Also, during today's call, we will discuss non-GAAP financial measures, which we believe can be useful in evaluating the company's financial performance. These measures should not be considered in isolation or as a substitute for our financial results prepared in accordance with GAAP. A reconciliation of these measures to the most directly comparable GAAP measure is available in our earnings release and supplement which are posted to our website. Please also refer to our earnings release for more information about what we consider to be implied investment grade tenants, a term we will use throughout today's call.

I'll now turn the call over to our CEO, Jim Nelson. Jim?

 

 

 

 

James Nelson

 

Thanks, Curtis, and thank you to everyone for joining us on today’s call. We had a strong start to the year, completing a large, accretive acquisition and demonstrating continued strong renewal and expansion leasing activity as we continue to advance our differentiated international and domestic strategy. We've maintained occupancy of 98% across the portfolio and nearly 60% of our long-term leases are with Investment Grade Tenants based on annualized straight line rent. Since the beginning of 2020, approximately 80% of GNL’s acquisitions have been industrial or distribution assets which comprised 55% of our portfolio at the end of the first quarter. We believe our best-in-class portfolio is well positioned for meaningful capital appreciation and that our dividend provides shareholders a very compelling current yield.

 

In this rising interest rate environment, GNL continues to benefit from predominately fixed rate debt, which minimizes the impact of rate increases, and a sophisticated hedging program designed to minimize negative impact to our cash flow from foreign exchange instability and a stronger US dollar. In the first quarter, our AFFO was $39.8 million or $0.38 per share, a decrease from the first quarter of 2022 but on a constant currency basis, when we applied the average monthly currency rates from the first quarter 2022, first quarter revenues would have been up by $3.2 million to $97.5 million. Our AFFO was negatively impacted by the strengthening of the U.S. dollar relative to the Euro and Pound compared to the prior year. We think our unique global capabilities, strong balance sheet and best-in-class real estate assets continue to support GNL's positive performance.

 

In the first quarter we leased over 675,000 square feet through seven lease extensions at a positive 4.2% spread over the previous leases. These new leases, which were set to expire soon, now have a weighted-average remaining lease term of 7.0 years. The year-to-date renewal and expansion leasing adds $39.6 million of net new straight-line rent over the new lease terms. As these leases were signed during the quarter, our first quarter results do not include the full impact of these renewals. Rather, we believe that the renewed leases, for properties the Company owns in the US, UK, and Germany and that are leased to investment-grade tenants such as the US Government and Capgemini, will have a positive long-term impact on our portfolio. Thanks to our leasing efforts, our portfolio only has 2% of leases expiring during the balance of this year with 73% of our leases not expiring until 2028 or later.

 

 

 

 

In January, we completed an over $75 million accretive acquisition of eight properties leased to Boots UK Limited, a subsidiary of Walgreens. As we have discussed, although we are not focusing on retail assets, we were able to acquire these properties, which total over 323,000 square feet and have 11.5 years of lease term remaining, at an extremely attractive 10.6% going-in cap rate. Walgreens is rated "BBB" and "Baa2" from S&P and Moody's, respectively, and we are happy to have their credit in our portfolio at such a favorable cap rate. As always, we will continue to evaluate the acquisitions and dispositions that we believe maximize the value of our portfolio.

 

At quarter end, our $4.6 billion, 317 property portfolio had a weighted average remaining lease term of 7.8 years. Geographically, 236 of our properties are located in the U.S. and Canada, representing 61% of annualized straight-line rent revenue. We own 81 properties in the U.K. and Western Europe, which generate 39% of annualized straight-line rent. Our portfolio is well-diversified with 140 tenants in 52 industries, with no single industry representing more than 12% of the whole portfolio and no tenant exceeding 5% of the portfolio, based on annual straight-line rent. Approximately 95% of our leases feature annual rental increases which increase the cash rent that is due over time from these leases.

 

Based on straight-line rent, approximately 60.5% of our leases feature fixed-rate escalations, 27.1% have escalations that are based on the Consumer Price Index, and 7.0% have escalations based on other measures. At the end of the first quarter, our assets were composed of 55% industrial and distribution, 40% office, and 5% retail with 60% of annual straight-line rent coming from Investment Grade or implied Investment Grade tenants.

 

Our differentiated investment strategy continues to deliver value and we remain focused on growing our portfolio by acquiring highly dependable single-tenant industrial and distribution properties in North America and Europe. Our successful lease renewals speak to the mission-critical nature of the properties that we own, where the weighted-average remaining lease term is nearly eight years. We are well-positioned for the future and I look forward to building on our progress through the rest of the year.

 

With that, I'll turn the call over to Chris to walk through the financial results in more detail before I follow up with some closing remarks. Chris?

 

 

 

 

Chris Masterson

 

Thanks, Jim.

 

For the first quarter 2023 we recorded revenue of $94.3 million, with a net loss attributable to common stockholders of $6.0 million. FFO and AFFO for the first quarter were $31.0 million and $39.8 million, respectively, or $0.30 and $0.38 per share. On a constant currency basis, (applying the average monthly currency rates from the first quarter 2022), revenues in the first quarter of 2023 would have been up by $3.2 million year-over-year to $97.5 million. Our AFFO was negatively impacted by the strengthening of the U.S. dollar relative to the Euro and Pound compared to the prior year, however our comprehensive hedging program helped mitigate the negative impact of a strong dollar on our revenue. As always, a reconciliation of GAAP net income to the non-GAAP measures can be found in our earnings release.

 

On the balance sheet, we ended the quarter with net debt of $2.4 billion at a weighted-average interest rate of 4.4% and $119.2 million of cash and cash equivalents. Our net debt to trailing twelve month adjusted EBITDA ratio was 8.3x at the end of the quarter. The weighted-average debt maturity at the end of the first quarter 2023 was 3.7 years. The components of our debt include $500.0 million in senior notes, $767.9 million on the multi-currency revolving credit facility and $1.3 billion of outstanding gross mortgage debt. This debt was approximately 67% fixed rate, which is inclusive of floating rate debt with in-place interest rate swaps. The company has a well-cushioned interest coverage ratio of 2.9x. As of March 31, 2023, liquidity was approximately $184.4 million. The Company distributed $41.7 million in dividends to common shareholders in the quarter, or $0.40 per share.

 

Our net debt to enterprise value was 60.3% with an enterprise value of $4.0 billion based on the March 31, 2023, closing share price of $12.86 for common shares, $20.65 for Series A preferred shares and $20.92 for Series B preferred shares. With that, I'll turn the call back to Jim for some closing remarks.

 

 

 

 

James Nelson

 

Thanks, Chris.

 

The acquisitions and leasing we completed during the first quarter are great examples of how our team continues to execute on our acquisitions and asset management strategies, which we believe create value for our shareholders. Our best in class portfolio features long-term leases with investment grade and other high quality tenants, balanced asset classes, and strong geographic and industry diversity. With primarily fixed-rate debt and comprehensive hedging strategies, we believe we are positioned to minimize the impact of ongoing interest rate and foreign exchange turbulence, allowing us to focus on creating value for shareholders. We look forward to continuing to create value in our portfolio through strategic acquisitions and dispositions through the rest of this year and working with our tenants to renew and expand their leases to meet our mutual goals.

 

With that, Operator, we can open the line for questions.

Question-and-Answer Session

 

Operator

 

[Operator Instructions]

 

 

 

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