Summary of Global Net Lease, Inc. Q1 2026 Earnings Call

1Key Financial Results and Metrics

Revenue:: $109.3 million

Net Loss:: $16 million attributable to common stockholders

Adjusted Funds from Operations (AFFO):: $43.9 million, or $0.21 per share

General & Administrative (G&A) Expenses:: Reduced by 25% year-over-year to $49 million

Capital Expenditures:: Declined to $1.6 million from $9.8 million in 2025

Debt:: Gross outstanding debt decreased to $2.6 billion, down $1.3 billion from the end of 2025

Liquidity:: Approximately $911 million available, with $1.5 billion capacity on the revolving credit facility

Occupancy Rate:: 97%, up from 95% in 2025; office occupancy increased to 99%

Weighted Average Lease Term:: 5.9 years, expected to extend to 6.7 years post-Motive acquisition

2Strategic Updates and Business Highlights

Motive Industrial Acquisition:: Announced a strategic acquisition of Motive Industrial, expected to close in Q3 2026, projected to be immediately accretive with a 4% increase to AFFO per share. The acquisition will enhance the quality and durability of earnings by adding a portfolio of high-quality industrial assets.

Capital Recycling Strategy:: Actively pursuing selective asset sales to reduce office exposure while reinvesting in industrial and retail properties. Notable transactions include selling a GSA-leased office building for $13 million and acquiring a single-tenant industrial asset for $14 million.

Portfolio Management:: Strong leasing activity with 141,000 square feet leased and a 5.1% renewal spread achieved. Enhanced data and technology capabilities are being leveraged to improve tenant engagement and decision-making.

3Forward Guidance and Outlook

AFFO Guidance:: Reaffirmed full-year AFFO per share guidance of $0.80 to $0.84.

Net Debt to Adjusted EBITDA Guidance:: Maintained guidance range of 6.5x to 6.9x for 2026, excluding the Motive transaction benefits.

Strategic Focus:: Emphasis on disciplined capital deployment, reducing office exposure, and enhancing portfolio quality.

4Bad News, Challenges, or Points of Concern

Net Loss:: The company reported a net loss for the quarter, which raises concerns about profitability despite strong revenue figures.

Increased Net Debt to Adjusted EBITDA Ratio:: The ratio increased to 7.2x from 6.7x at the end of 2025, although management remains confident in staying within guidance.

Market Conditions:: The ongoing volatility in the real estate market, particularly in Europe, poses potential risks for future asset dispositions and acquisitions.

5Notable Q&A Insights

Motive Portfolio Dispositions:: Management indicated plans to sell certain high-quality non-industrial assets from the Motive portfolio post-acquisition.

Office Asset Sales:: The company is strategically reducing office exposure, with a focus on achieving fair value for assets, and is exploring opportunities for further dispositions.

Future Acquisition Strategy:: The focus remains on high-quality industrial and retail assets, with management expressing optimism about potential acquisitions while maintaining a disciplined approach to leverage.

Tenant Relationships:: The acquisition of Motive is expected to enhance relationships with existing and new tenants, potentially leading to future growth opportunities. Overall, Global Net Lease, Inc. is positioned for growth through strategic acquisitions and a disciplined approach to capital management, despite facing challenges related to profitability and market conditions.