Welcome to Retail Opportunity Investments Q2 2024 conference call. Participants are currently in listen-only mode. Following the company's prepared remarks, the call will be open for questions. I would now like to introduce Lauren Silveira, the company's Chief Officer. Thank you. Before we begin, please note that certain matters which we will discuss on today's call are forward-looking statements within the meaning of federal securities laws. These forward-looking statements involve risks and other factors, which can cause actual results to differ significantly from future results that are expressed or implied by such forward-looking statements. Participants should refer to the company's filings with the SEC, including our most recent annual report on Form 10-K, to learn more about these risks and other factors. In addition, we will be discussing certain non-GAAP financial results on today's call. Reconciliation of these non-GAAP financial results to GAAP results can be found in the company's quarterly supplemental, which is posted on our website. Now, I'll turn the call over to Stuart Tanz, the company's Chief Executive Officer. Stuart? Thank you, Lauren, and good day, everyone. Here with Lauren and me today is Michael Haines, our Chief Financial Officer, and Rich Schoebel, our Chief Operating Officer. Demand for space across our portfolio continues to be strong, and we continue to work hard at making the most of it, leasing space at a near record pace. In fact, year to date, we've already leased over 776,000 sq ft. Additionally, we continue to achieve re-leasing rent growth, posting a 12% increase on new leases for the Q2, representing our 50th consecutive quarter, extending to over 12+ years, dating back to when we first commenced reporting property statistics in 2012, when we owned just 35 shopping centers. As we've grown our portfolio nearly threefold since, we have consistently achieved re-leasing rent growth every year and every quarter. With respect to acquisitions, as we reported on our last call, early in the Q2, through a long-standing off-market relationship, we acquired for $70 million an excellent core grocery anchor shopping center. The property serves as the primary shopping center, anchoring a master planned community known as Bressi Ranch, that is situated in one of the most sought after affluent submarkets in San Diego. Truly irreplaceable real estate. The center features not just one, but two strong supermarkets, Trader Joe's and Stater Bros., both of which are long-standing tenants of ours. Looking ahead, there are a number of opportunities for us to enhance the underlying value and grow the center's cash flow through enhancing the in-line tenant mix, as well as re-leasing below market space, which we are already working on. With respect to dispositions, we recently sold a property for approximately $57 million. It's a center that we acquired back in the early days of ROIC. Over the years, we've substantially remerchandised and repositioned the center, significantly increasing the cash flow along the way, surpassing our initial goals and projections. Notwithstanding the center being a stable property today, looking ahead, we felt the growth prospects were limited and now was an appropriate time to sell this particular property. From our perspective, selling this property, while essentially at the same time that we were acquiring an irreplaceable asset like Bressi, no doubt enhances the long-term strength and appeal of our overall portfolio, as well as our ability to continue growing cash flow going forward. Now, I'll turn the call over to Michael Haines to take you through our financial results for the Q2 and the first six months. Mike? Thanks, Stuart. For the three months ended June 30, 2024, the company had $83 million in total revenues and $28 million in operating income. For the first six months of 2024, the company had $169 million in total revenues and $58 million in operating income. On a same-center cash basis, net operating income for the Q2 of 2024 increased by 1.7% and increased by 3.7% for the first six months. The 3.7% increase for the first half of the year is above our same-center NOI guidance range for the full year of 1%-2%. However, as we discussed on our last call, given the ongoing anchor space re-leasing activity, there will be some downtime between leases, which is reflected in our guidance. GAAP net income attributable to common shareholders totaled $7.4 million for the Q2 of 2024, equating to $0.06 per diluted share. For the first six months of 2024, GAAP net income was $18.4 million or $0.14 per diluted share. Funds from operations for the Q2 of 2024 totaled $34.1 million, equating to $0.25 per diluted share, and for the first six months of 2024, FFO totaled $72.1 million or $0.54 per diluted share. Turning to our balance sheet, during the Q2, we retired in full a $26 million mortgage. As a result, we currently only have one mortgage loan remaining for $34 million, meaning that 94 of our 95 shopping centers are unencumbered, equating to about 99% of our total portfolio GLA, and the last remaining mortgage matures in 15 months from now. With respect to the $250 million of senior notes to mature in December, our objective is to refinance the bonds through long-term public bond offering, preferably a 10-year deal. Depending on how interest rates in the bond market evolves during the second half of the year, we may also look to refinance, possibly at the same time, our $200 million term loan. assuming we do, then looking ahead, other than the $34 million mortgage, we would have no debt maturing for the next 2+ years. Now I'll turn the call over to Rich Schoebel, our COO, to discuss property operations. Rich? Thanks, Mike. As Stuart highlighted, demand for space across our portfolio is strong, coming from both existing and prospective tenants. In terms of prospective tenants, there's no shortage of demand coming from a broad range of destination tenants, especially new children enrichment concepts, most notably academic, robotics, and exercise-themed concepts. Additionally, mainstay destination tenants in the fitness, self-care, and wellness sectors continue to expand, along with restaurants, including traditional restaurants as well as new digital kitchen-only concepts. There are two common themes amongst these diverse tenants. First, they are strategically seeking to expand only in select, very specific markets on the West Coast, markets where we have a strong, established presence. And second, they are seeking to lease space in necessity-centric shopping centers that are well-situated and highly protected, mature communities, which again, is exactly what our portfolio offers. From our perspective, these diverse destination tenants serve as a natural value-add complement to the grocery-anchored, daily necessity focus of our portfolio and business. As Stuart commented, we continue to make the most of the demand. During the Q2, we leased 393,000 sq ft, which is the second-most active Q2 on record for the company. Breaking the 393,000 sq ft down, we signed 40 new leases totaling 117,000 sq ft, achieving a 12% increase in same-space base rent, as Stuart highlighted. Additionally, we renewed 276,000 sq ft of valued tenants, achieving a 6% increase in base rent, notwithstanding the bulk of the renewals being tenants that exercised long-standing fixed renewal options, many of which did so early. In step with our Q2 strong leasing activity, our portfolio lease rate increased to 97% as of June 30th. Breaking that down between shop and anchor space, our shop space was 96% leased, and our anchor space was 98% leased. In terms of getting new tenants open, we had another successful active quarter. Specifically, tenants representing upwards of $2 million of incremental annual base rent on a cash basis, opened their businesses and commenced paying rent during the Q2. Additionally, in step with our strong leasing activity, new leases signed during the Q2 added over $2.5 million of incremental annual base rent, bringing our total incremental rent from new leases that haven't commenced yet to approximately $7.3 million as of June 30th. Lastly, at June 30th, we had 17 anchor leases scheduled to mature next year in 2025. Two of the 17 have already renewed here just recently. As to the other 15, based on tenant discussions to date, we currently expect that at least 13 of the 15 anchors will renew, and possibly all 15 could, which again, speaks to the strength of our portfolio and the strength of our anchor tenant base. Now, I'll turn the call back over to Stuart. Thanks, Rich. Based on our solid portfolio performance during the first half of the year, together with what we see on the horizon with our core portfolio in the second half of the year, we have raised the lower end of our initial FFO guidance. In terms of the higher end of our initial guidance, which was largely based on growing our portfolio back at the start of the year, there was increasing activity in the acquisition market, driven in part by the market's expectation that interest rates would be cut soon. Based on the momentum that was building, we expected that 2024 would potentially prove to be another productive year on the acquisition front, and we set our initial guidance accordingly. However, as the year has progressed, debt financing costs have not come down, and seller expectations in terms of pricing and cap rates have not moved. As a result, the market has been largely idle. Additionally, the uncertain economy continues to weigh on the acquisition market, making it unclear as we sit here today, when the market could pick back up again and become more favorable. In light of these factors, we are now assuming no additional acquisition activity in terms of our guidance for the second half of the year. Accordingly, we have lowered the high end of our initial FFO guidance. With respect to dispositions, we do have a couple of properties that we may move forward with selling during the second half of the year, but only totaling around $25 million, assuming both properties were to be sold. While the acquisition market remains muted, we continue to focus on growth opportunities within our core portfolio. Expanding on Rich's remarks regarding upcoming anchor maturities, going forward, over the next several years, a growing number of our maturing, long-standing anchor tenants do not have any remaining renewal options to exercise. Given that many of these anchor leases were originated a long time ago, some by as much as 20-30 years ago, these anchor leases are significantly below market today. Safe to say, we intend to make the most of these re-leasing opportunities over time, capitalizing on the long-term strength and appeal of our grocery-anchored, necessity-based portfolio and our sought-after, highly protected markets. Now, we will open up the call for your questions. Operator? Thank you. If you would like to ask a question, please press star one one on your telephone. You will then hear an automated message advising your hand has been raised. If you would like, at that time, wait for your name and your company to be announced before proceeding with your question. One moment for the first question. Today, our first question will be coming from Dori Kesten of Wells Fargo Securities. Your line is open. Good morning, Dori. Hi, Dori. Hey, good morning. The deceleration in same-store NOI growth that's implied for the second half of the year, is that evenly spread among Q3 or 4? Is there anything you'd want to point out as maybe differentiated by quarter? Well, the same store, 1.7% for the Q2, is- No, sorry, the second half of the year. The second half of the year. Yeah, we're keeping the same store guides of 1%-2% because the back half, we're expecting it to be not as strong as first half, obviously, because of this, just, just the way the numbers work, comparing this year to last year's results. Okay. And then I think on the updated list of dispositions out of Albertsons and Kroger, you guys have a number of stores potentially to be operated by CNS. Can you give us an updated view of the situation from your perspective, and does the new team there, or I guess potentially there, ease your operating concerns? Yeah, I mean, from a lease perspective, we have 32 leases in total that have with Kroger and Albertsons. Only eight are being sold right now to CNS, six of which are in Oregon and two are in Washington. None of the 18 leases that we have with Kroger and Albertsons in California are being sold to CNS. And in terms of the transaction, you know, we continue to communicate with both Kroger and Albertsons and conduct business as usual, including renewing one of their leases in the Q2. However, because they're still waiting to see if the merger goes through, you know, they're not in a position to discuss the merger, and we haven't spoken to CNS. Okay, thank you. Yep. Thank you. One moment for the next question. Our next question will be coming from Todd Thomas of KeyBanc Capital Markets. Your line is open. Good morning, Todd. Hi, thanks. Good morning. A couple questions, I guess. First, Stuart, you know, your comments about lower level of net investment activity going forward. We're now talking about rate cuts again later in the year and into 2025. So is it more about timing, just given the uncertainty around rate cuts and what was sort of previously anticipated and that investment activity is delayed, or are sellers just unwilling to transact at current prices? And can you talk a little bit about, you know, sort of where that bid-ask spread is today? Sure. Well, I mean, yes, it's timing as it relates to interest rates. And I think as I said in my comments, you know, sellers are still reluctant to, you know, given the interest rate environment and the fact that the market is somewhat idle, sellers are still reluctant to bring their properties to market. Going forward and looking into 2025, assuming that interest rates, we do see some movement in interest rates, we do anticipate, hopefully, that the acquisition market will pick up a bit more. But, you know, as we said in the comments at the start of the year, we anticipated more activity and, when, you know, when interest rates didn't come down, that came, you know, that, that certainly came to a halt very quickly. Sellers are still on the sidelines right now, and we'll see how things move on the second half of the year. Okay. Mike, can you discuss the impact to guidance from the lower levels of net investment activity and the capital raising, you know, the equity issuance, which you're now not assuming, you know, relative to your prior expectations? You know, what did that amount to, you know, with the updated guidance? Yeah, I think, in our last call, we talked about how for every $100 million, the net of investment activity, it added about a penny of FFO, which is why, since we're removing all acquisition activity going forward for the balance of the year, that's why we pulled down the high end of the guidance. Okay, and then just shifting over to the operational side. So, you know, I'm just curious, there, there's been a little bit of an increase in some tenant credit concerns. You took down your bad debt expense slightly at the midpoint. You know, can you talk a little bit about the health of the tenant base today, you know, versus three months ago? And, you know, are some of these, you know, bankruptcies or announced store closure announcements, are there, you know, any changes to the, you know, sort of, outlook, the forward outlook, just based on some of these announcements that we've seen more recently? The tenant base continues to perform well, Todd. You know, receivables are consistent with historic averages. You know, I think we've been very fortunate. A lot of the names, tenant names you've heard in the news, we have very little exposure to. And where we've had exposure, you know, either leases have been accepted or purchased through the bankruptcy process or, you know, the tenants have come out of bankruptcy and kept the leases. So there's been a very little impact from the tenants in the news. Okay, got it. Any update on the Kohl's backfill at Fallbrook? I think there was potential for, you know, rent to commence either very late this year or early 2025, to the extent that you were able to get a lease signed. Is there any update around the progress there? Sure. Yeah, you know, I think, at this point, during the Q2, you know, we signed leases totaling about 45,000 sq ft of the 179,000 sq ft of available anchor space. You know, that leaves a pending 134,000 sq ft remaining. We currently have a signed LOI in the largest space, the Kohl's space you're referring to, which is a 115,000 sq ft. We continue to work to finalize the lease with the prospective tenant, who's a long-term national tenant of ours. And the remaining 19,000 sq ft, we're contemplating right now, splitting the space into two, and we're in discussions with two prospective tenants on that space. All right. Thank you. Yep. Thank you. One moment for our next question. Our next question is coming from Craig Mailman of Citi. Your line is open. Good morning, Craig. Good morning. Hey, how are you guys? Just want to follow up on- We're great. Thank you. Thank you. Just want to follow up on the anchor, anchor leasing opportunity, Stuart. I know you've been excited to finally start to get, you know, bigger chunks of these back without, extension options here. Can you just give us a sense, at least in your early talks or analysis here... I I know it's hard to give exactly where you think rent spreads could be, but, you know, some type of viewpoint to maybe where OCRs on some of these are, and what that could indicate, at least in terms of what you think rents could go on some of these renewals? Sure. And you want that broken down anchor versus non-anchor, or just around the anchor? Just, just around the anchor, because that, I mean, both, too. I mean, I'm just trying to get a sense. You guys are, are impacted a little bit this year on the same store side by, you know, some timing issues around, you know, commencements on signed leases. As we're looking into next year, it feels like you have an opportunity to maybe get some premium spreads on, on what's leasing, and then you get the benefit of the commencement of some of these leases. So just trying to get a sense, as we look into 2025 for, for all the strips where, you know, growth could reaccelerate a little bit without trying to get guidance out of you, but just sort of the, the pieces to maybe build up to, to what kind of same store could look like, next year. Sure. Well, currently, in terms of what we have left in with the anchor vacancies, the mark-to-market on the leases that we currently are working on, are quite large, because the starting rents on these leases, were in the mid-single digits. So assuming that these leases do get executed, which we are anticipating in over the next 30 days, the mark-to-market is extremely strong. Going forward on anchor spaces, as you look at what Rich articulated over the next year, looking into 2025, again, a number of these leases are well below market, but on a blended basis, I would tell you that trend is probably gonna be higher as we move into 90 into 2025 on the anchor side. Inline space, it will vary depending on, you know, what it-- what is expiring and where, but in general, I'm anticipating that trend to also move higher as we get through the balance of this year and into 2025. As Rich articulated, the strength, the underlying strength and demand, that we're seeing on the ground on the West Coast continues to be extremely strong. So, as we look to the balance of the year and into 2025, we're expecting, pretty strong growth on both sides of that equation. So I mean, if you guys did, you know, blended spreads of about 7% so far this year, could that blend up into, you know, the low teens next year on, you know, maybe 10% of your total GLA? Is that sort of a decent way to think about it than as the drag burns off this year, which, Mike, I don't know if you want to give a sense of, you know, what the 1%-2% same store would have been, or what the drag on that is by the, you know, the commencement timing? I mean, are we talking about same store potentially above 4% next year, assuming everything hits, or are there other kind of puts and takes that we should think about as we're looking into 2025? Yeah, again, we're anticipating that those spreads will continue to move higher. In terms of same store, that will... The benefit of what we're now leasing or have leased this year really comes into focus, Mike, I'd say mid 2025. So you'll get some benefit next year from what we're doing now from a same store perspective. The real punch, though, will come in 2026, obviously, because you're gonna get a full year of a run rate in terms of the NOI. But same store in 2025 should be stronger than 2024, given the fact that... You know, given the fact that these spaces that we're finally leasing that did come pretty quickly after these anchors vacated, that real benefit hits late next year and certainly into 2026 at this point. We're anticipating same store moving back up to the 3%-4% range next year, maybe a bit higher, depending on how fast we can get these tenants open. And then one last one for Mike. On the debt refinances, kind of where do you think spreads are today, on a term loan and unsecured debt? And then also, as we think about the swaps that mature in August, should we just assume kind of back half of the year, about 150, you revert back to, kind of the mid-sixes where the term loan is, just from a modeling perspective? Well, first of all, on the swap side, our goal is to refinance the term loan, possibly at the same time we re-refinance the December bonds, so we're not intending to replace the swaps. So when those revert to floating rate on the term loan, you're gonna be in the lows, like, say, 6.3, 6.4. But looking at where the 10-year is today, and with the credit spreads for us, we probably price a deal around 6, so you're gonna get some pickup there. So we're just kind of keeping an eye on the overall market to refinance, obviously, the 2024 bonds and the term loan potentially at the same time and bring that down to about high 5s to 6% range. If we do finance that, if I'm correct, Mike, we then have nothing due on our balance sheet for several years after. Correct. Just that one mortgage next year, which is, you know, not meaningful. Yeah. Great. Thank you. Yeah, sure. Thank you. One moment for the next question, please. And our next question will be coming from Juan Sanabria of BMO Capital Markets. Your line is open. Good morning, Juan. Hey, Juan. Good morning. Just following up on the line of questioning from earlier, any color you can give on one of the Big Lots stores, I think, in Lacey, that was on the closure list? Any potential term fees that you'd expect or any insights onto when that may close and, and potential backfills? Sure. Yeah, you know, as you know, we only have one Big Lots in the portfolio, and, you know, as of now, we've not heard officially from Big Lots directly, but we do understand that the location we have up in Lacey, Washington, is a potential closure. You know, that center has been 100% leased for the past seven years, and we already have offers on the space, you know, and the rent is substantially below market. So, you know, between any termination fee and the uptick in the rent, you know, we don't see this as a big risk. How much term is left on that, just to get a sense of the quantum of the potential term fee? There's about... They just exercised an option, I think, about a year ago, so I think there's about four years remaining. You know, the store has just been renovated. It's in good shape. We expect we can turn this over, with limited TI dollars and very little downtime. Okay, great. And then just on the restaurants, just in general, with the increase in minimum wage in California, I guess, what are you seeing, broadly with regards to demand or health of the tenants? I mean, there was some news about a potential bankruptcy on MOD Pizza that subsequently was bought after that kind of news broke. So just curious on what you're hearing from tenants and particularly just the health with higher costs running through their income statements. Sure. I mean, you know, clearly it's something that, the tenant base brings up, but, you know, they'll, they'll use any, any angle to negotiate on, right? So it definitely comes up. Obviously, MOD Pizza, you know, highlighted that. You know, we only have six MOD Pizzas in, our portfolio that, account for less than 0.3% of our total base rent. They're all very modern spaces. As you said, it looks like that one's going to get resolved. But you know, from our perspective, the, the, the prices have to go up in order to cover this, but, they... It's really not having a huge impact on the rent because, you know, our properties are highly leased and in very dense markets that, you know, people buying for restaurant spaces, you know, we normally would have, you know, multiple LOIs on anything that came available. Thank you very much. Thank you. Thanks. One moment for the next question. Our next question will be coming from Jeffrey Spector of Bank of America Securities. Your line is open. Good morning, Jeff. Morning, Jeff. Hey, guys. You got Andrew Reale on for Jeff this morning. Thanks for taking our questions. Just, just one. Last quarter, I believe you had $68 million of dispositions under agreement. In July, you sold the one property for $57 million. Is that $11 million dollar delta still under agreement to be disposed or something changed there? Yes, we still have a couple of assets under contract. We do expect potentially one to close in August, the month we're in, as of yesterday. But the answer is yes. We do still have a couple of dispositions on tap, and we expect at least one, maybe both, to close certainly by year-end, about another $25 million of proceeds, which we'll use just to pay down debt on the balance sheet with. Okay, thanks. And was that July disposition still at a low six Cap Rate? The one that we just sold? Yeah. Low sixes. Yeah, low sixes, Jeff. All right. Thank you. Thank you. One moment, please, for the next question. And the next question is coming from Wes Golladay of Baird. Your line is open. Good morning. Good morning. Hey, good morning, everyone. I just want to open that last question. Can you tell us what asset was sold? The asset was that was sold? The center that we sold was located here in the San Diego market. And again, the exit cap rate was in the low sixes. Okay, um- It was in Oceanside. Okay, okay. That, that helps. Going back to the eight potential CNS properties, do you have any rights as a landlord? Maybe, maybe like a termination fee or- Yes. Okay. Yeah. Can you elaborate on that? Sure. Yes, we do have a number of leases that we do have the right to to terminate if this transaction were to go through. We're currently, you know, in discussions with Kroger and Albertsons in terms of what we may want to do with these leases. Currently, those discussions continue to take place, and we are making some headway in terms of in terms of where what we might do with these leases long term. The good news is, a number of these leases are in the best properties that we own, very high quality assets, and the rents are quite low, but the situation is still very fluid. So, we'll continue to monitor things and sort of go from there in terms of where all this might end up. Okay. And then, you know, hopefully the multifamily industry, you know, continues to bottom out here and hopefully goes upward. I'm just curious if you can give us an update, if you've seen any more interest in your potential out parcel sales. And then more specifically, is there an update at the Crossroads? I believe they were contemplating an expansion, but not sure where that went. Yeah, I mean, at the Crossroads, we continue to, you know, in terms of the Crossroads, we've completed all the work in terms of pulling the construction permits. However, we're waiting to do so until the market conditions get a bit more favorable. In light of our discussions, the city, who's a big supporter of the project, granted us a two-year window for pulling the permits. In addition, the city has been proactively engaged about increasing the development density at the Crossroads, by a lot, specifically for additional multifamily in the future. And, you know, they're keenly interested in the Crossroads, given the center's prime location within the city of Bellevue. But, what's really happened, at the Crossroads in terms of densification over the last couple of months, as we look forward for, and, you know, in the next 5 to 10 years, is going to really create a lot of value long term as it relates to the fact that the property is gonna be designated subject to city council approval, a high density now, for the whole property. So we're very excited about that in terms of what's happened there over the last several months. Got it. And then you did make the point about the anchor leases having no renewals and big mark to markets there. Just curious if you're gonna also get better terms on reimbursements. Yeah, I mean, we look at the entire lease when we have the opportunity to, you know, plug any leakage as it relates to the triple nets, to address any restrictions or co-tenancies that may be in those leases. We look at the lease wholesale when we have the opportunity. Absolutely. Great. Thanks, everyone. Thank you. Thank you. One moment for the next question. Our next question will be coming from Hongliang Zhang of JP Morgan. Your line is open. Good morning. Hey, guys. Hey, I guess I have a question on the digital kitchens that you mentioned on the call. Do you have any studies or any data around the possibility of those customers cross-shopping in your, in the other stores in your shopping center? No specific data about cross-shopping that I can give you on this call. You know, but these digital kitchens are not just commissary kitchens. These, you know, really are just mostly to-go type kitchens, where people are ordering on the app and coming to pick them up. Obviously, they also do, you know, DoorDash and all the other delivery services, but it is bringing customers to the shopping centers when they're picking up their orders. And, you know, we expect that, you know, someone will pick up their groceries at the same time that they're picking up their dinner. Got it. That makes sense. Thank you. Yep. Thank you. As a reminder, if you would like to ask a question, one one on your telephone. Our next question will be coming from Linda Tsai of Jefferies. Good morning, Linda. Good morning. Just to follow up to some of the other questions. So for the signed LOI for Kohl's, the 115,000 sq ft, and then I know you're working on the remaining space, which you would split. What's the earliest rent could commence based on the info you have today? Right now, it's an extensive TI, a pretty extensive TI package, which is why it's taking a touch longer to get to the executed lease. But we wanna make sure we cross all the I's and T's, as it relates to the construction. We're anticipating, if the lease gets executed in the next 30 days, that we're about, I would tell you, late next year, Q4 of 2026, is it looks like when rent would commence. Sorry, of 2025, not 2026. Got it. And then for the Big Lots in Lacey, what would be a good potential backfill? And then, is a lease term fee incorporated in your current guidance? I didn't get it. I'm sorry. Can you repeat the first part of the question? Oh, sure. Just like a good potential backfill for that Big Lots, and then do you have a lease term fee in your guidance? No, we don't have the termination fee in our guidance, no, no. No. No termination fee, and again, as Rich said, we haven't had a formal rejection of the lease either, so... But, yeah, the minute it hit the news, our leasing team went to work. So, you know, when they were excited to hear that it's a potential to get it back, 'cause they've already received good interest on the space, long ahead of anyone talking about us getting the space back. Right. And I think our bet that guidance range through would cover that kind of downtime anyway. Yeah. Got it. And then, you know, Rite Aid announced more closures last month. Could you just give us an update on anything that might be impacting your portfolio? Sure, yeah. No impact in terms of the closings. Our Rite Aids continue to operate. Sales continue to gain some traction coming out of bankruptcy. And, we're hopeful that we should hear any day that things are done. But, right now, no update in terms of our Rite Aids as it relates to where we were last quarter. The only other thing to talk about is Kroger has-- we're getting close to signing the very small Rite Aid we got back, and Kroger's the one who's taking that space. And we're very excited about the fact that, Kroger has stepped up to, again, continue to build on this location. More importantly, the downtime in rent, no TIs and the downtime in rent will be very short, given the fact that Kroger is just expanding next to their current store. Thanks. And then just one last one on Walgreens announcing, potential store closures. Any news or impact to your portfolio? Yeah, I mean, we have very little exposure to Walgreens. In fact, the center we just sold had one of our Walgreens in it, so that's come out of our portfolio over the last quarter. But Rich? Yeah, we have four Walgreens in the portfolio. As Stuart... At the end of the quarter, as Stuart touched on, we sold one of those locations. Another one of those locations had been previously sublet by Walgreens to Dollar Tree. We're anticipating doing a direct lease with Dollar Tree on that location, which will leave us with two Walgreens up in the Pacific Northwest. Thank you. Thank you. One moment for the next question. Our next question is coming from Paulina Rojas Schmidt of Green Street. Your line is open. Hi, Paulina. Good morning. Good morning. Good early morning for you, by the way. Yes, same as for you, so we're all in the same boat here. My question is, I'm looking at your disclosure, new leases for anchor space. I know you only signed a few leases. It's not representative really of your portfolio, but I'm still intrigued by the low ABR per sq ft, around $10. So, can you provide some color on the space, markets, location, or type of tenant, to better understand the lower, certainly lower than in-place average in-place rent, here? Paulina, are you referring to the anchor renewals during the quarter? Both, really, because... Let me see if I have them in front of me. If I remember well, both. Yeah, the one new lease anchor space has an initial rent of $10 per sq ft, and for renewal, it's also around $10-$11 per sq ft. So what type of tenants are paying such low rent today? Well, as it relates to the anchor renewals, in many cases, the anchor tenants are exercising options, and in some cases, those options are flat. And, you know, in some cases, those leases were initially structured as ground leases, where the anchor tenant actually built the space, which gave them the very low rent. And, you know, that's the rent we underwrote when we bought the property. And, you know, so there is some drag on the renewals as it relates to options that may already be in place that are, you know, below market for what we could get for the space if we could actually get it back. And then in terms of new leasing, I mean, it really just depends on, you know, the whole package of what the deal was structured, whether, you know, how much TI we're putting into it, how much you know the tenant is able to pay. But on average, you know, we're getting more than what we were previously for the spaces. You know, the anchor spaces, if you were to look at them in total throughout the portfolio, are below market on average. Okay, and then big picture, how would you, would you compare demand or the market rent that you have observed in, market rent growth, that you have observed in the last few years, for anchor and shop space? Is it fair to say that the strength of market rent growth has been more, strongest for shop space? Well, yeah, typically, shop space is going to be, you know, where you're gonna capture a lot of that higher rent, just because a lot more leases. And if you have more leases that are expiring without any options, then you can capture that space quite quick, that rent increase quite, quite quickly. I don't know if you wanna add anything to that, Rich. No, I don't think so. A follow-up about the rights that you mentioned or consent, right, for the divestiture of some leases, some anchor leases, and how does that work? So how does it apply for example, subleases? You also have, in those cases, the rights to reject Kroger subleasing the space? Yeah, I mean, I think as I articulated, a number of these leases are very old leases, so when an anchor tenant goes into a transaction, depending on the lease, of course, it gives the landlord the ability to recapture the space if the net worth of that tenant doesn't meet a certain threshold, or we have the right to recapture the space, if a merger is done, if there's a big transaction done. There's different variables, but, correct me if I'm wrong, I don't think any of the eight identified are actually sublet. They're actually being operated by Albertsons and Kroger, right? Correct. Currently. None of them are, have been sublet? No, no, no. Nothing's been sublet. They're either operated by Kroger, 3 are Kroger, and the balance are Albertsons, so- Direct leases. Right. So every circumstance and every lease is gonna be different. And we're in the midst now of having a conversation around, you know, around the ability to either amend the lease or maybe do more than just that. So again, the situation is still very fluid, so this could be a moot conversation if the transaction on August 26th gets voted down by the appellate court. So I think we'll have more clarity next quarter as it relates to what's going on on these leases. But the good news is, not a lot of leases from our perspective when you look at the total amount of exposure. Thank you. And then a last one. So California in general used to command like lower cap rates, a premium market. Do you think that's still the case today? Yes. When I look at capital and where capital wants to be in terms of the product that we own and operate, again, you know, dominant grocery, drug anchored assets in very affluent, dense markets, demand from that capital is as strong in California or the whole West Coast as it is anywhere else in the country. And in some cases, even stronger, depending on the circumstances of the real estate, and the attributes of the real estate. So, yes, California is still on a lot of people's radar screen. If you compare your markets with perhaps Austin or some Florida markets that are very hot today, how do you think the cap rate compares there for similar products? Well, I'm not as familiar with Austin or Florida as I am with the West Coast. I certainly track those markets, but I would tell you that cap rates historically have been lower on the West Coast, and I believe as we continue to see some transactions in the market, we're certainly, you know, seeing as much demand and cap rates that are as low on the West Coast as they are anywhere else. Okay. Thank you very much. Yeah. Thank you. This does conclude today's Q&A session, and I would now like to turn the call back over to Stuart for closing remarks. Please go ahead. In closing, thanks to all of you for joining us today. As always, we appreciate your interest in ROIC. If you have any additional questions, please contact Lauren, Mike, Rich, or me directly. Also, you can find additional information in the company's quarterly supplemental package, which is posted on our website, as well as our 10-Q. Thanks again, and have a great day, everyone. Thank you, everyone, for joining. You may now disconnect.