Sun Communities Q4 2024 Earnings Call Transcript

Quartr
Provided by Quartr
February 27, 2025

There are 9 speakers on the call.

Operator

Good afternoon, ladies and gentlemen, and thank you for standing by. Welcome to the Sun Communities Fourth Quarter and Year End twenty twenty four Earnings Conference Call. At this time, management would like me to inform you that certain statements made during this call, which are not historical facts, may be deemed forward looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Although the company believes the expectations reflected in any forward looking statements are based on reasonable assumptions, the company can provide no assurance that its expectations will be achieved. Factors and risks that could cause actual results to differ materially from expectations are detailed in today's press release and from time to time in the company's periodic filings with the SEC.

Operator

The company undertakes no obligation to advise or update any forward looking statements to reflect events or circumstances after the date of this release. Having said that, I would like to introduce management with us today. Gary Shiffman, Chairman and Chief Executive Officer John McLaren, President Fernando Castro Carattini, Chief Financial Officer and Aaron Weiss, Executive Vice President of Corporate Strategy and Business Development. After the remarks, there will be an opportunity to ask questions. As a reminder, this call is being recorded.

Operator

I'll now turn the call over to Gary Shifman, Chairman and Chief Executive Officer. Mr. Shifman, you may begin.

Speaker 1

Good afternoon, and thank you for joining us as we discuss the fourth quarter and full year results for 2024 and our guidance for 2025 and our recently announced Safe Harbor transaction. We had a very productive 2024 as we advanced our strategic priorities with a primary goal of simplifying our operations, focusing on core assets and improving our balance sheet, while positioning Sun for steady earnings growth. Throughout the year, we successfully disposed of non strategic assets, reduced our debt and further enhanced our governance through board refreshment. Operationally, we continue to increase contribution from real property and annual income streams, while diligently implementing a broad repositioning strategy to maximize revenues and align expenses more efficiently, driving sustainable earnings growth. In total, in 2024 and through the date of this call, we disposed of approximately $570,000,000 of non strategic assets.

Speaker 1

We also remained highly selective with development projects and acquisitions and allocated our capital towards paying down debt. As of year end 2024, we had improved our net debt to EBITDA ratio to six times. Over the last twelve months, we have added two new members to our Board of Directors and have announced additional planned refreshment. Additionally, the Board's search committee is continuing the comprehensive search process to identify and hire a new CEO. We're excited to have meaningfully accelerated our strategic repositioning with the announcement earlier this week to sell Safe Harbor Marina's Granal cash price of $5,650,000,000 to Blackstone Infrastructure.

Speaker 1

Safe Harbor was an excellent investment for Sun and the sale at this time allows us to achieve several of our strategic objectives, most notably refocusing on our core MH and RV segments and meaningfully improving our leverage profile, while realizing a very attractive return. The sale price represents an approximately 21 times multiple on Safe Harbor's twenty twenty four FFO and a $1,300,000,000 gain, which is a strong return for shareholders. We are pleased with how this transaction allows us to simplify our business and is expected to improve our margins, earnings predictability and revenue to free cash flow conversion. Pro form a for this transaction, our core North American manufactured housing and RV NOI will increase from approximately two thirds to above 90% of total company NOI, while also reducing our SRD and E exposure. In terms of our financial outlook, the sale is expected to generate proceeds that we intend to use to meaningfully delever with an initial post sale net debt to EBITDA ratio expected to be approximately between 2.5 times and three times at closing.

Speaker 1

The management team and the Board are continuing to evaluate priority uses of the capital, which may also be used to support a combination of distributions to shareholders and reinvestment in our core businesses. I want to thank the entire Safe Harbor team for their partnership over the past four years and look forward to continuing to follow your growth and success under Blackstone's ownership. This transaction returns Son to being a pure play owner and operator of high quality manufactured housing and RV communities supported by a strong balance sheet. We remain very confident in this business with favorable dynamics and predictable earnings and we are particularly encouraged with our outlook as we implement the initiatives that John will discuss. Now turning to our operations, we have maintained our focus on our best in class manufactured housing and RV portfolio to position Sun for sustained earnings growth.

Speaker 1

As we discussed on last quarter's call, John McLaren returned to the company on a full time basis as President to oversee our accelerated repositioning and the execution of our operating initiatives. These measures are focused on maximizing revenue for top line growth and driving bottom line operational results, including diligent expense management and more effective asset management to drive efficiency. I'm pleased that we are already starting to see positive momentum. Turning to our results for the year, core FFO per share came in at $6.81 Total North American same property NOI growth was 4.1% for the year. These results reflect the increased contribution from our annual income streams, strong rental rate increases, continued high occupancy levels and the initial impact from our expense savings initiatives.

Speaker 1

We delivered strong results in our Manufactured Housing segment, demonstrating the ongoing demand for attainable housing. While on the IRV side, we have remained focused on better aligning our cost structure with revenue, which was in line for our expectations in the fourth quarter. We also made further progress to increase the contribution from our real property and annual income streams. For the full year, approximately 70% of our revenue producing site gains came from RV transient to annual conversions. And in The UK, positive momentum continued with strong unit sales, which in turn drive real property income.

Speaker 1

As we look at 2025, we are encouraged by a progress and positive momentum. Our goal remains the same, to position Sun to deliver steady earnings growth. We have a clear strategic direction focused on realizing the potential earnings of our best in class portfolio and platform. I want to thank the entire team for their unwavering efforts and for continuing the hard work. I will now turn the call over to John and Fernando to discuss our strategy, results and guidance in more detail.

Speaker 1

John?

Speaker 2

Thank you, Gary. I'm excited to be back in a full time role at SUN and very encouraged by the progress we've already made in just the past several months. Returning to the team that I helped establish has been invigorating as we build upon and refine the processes and systems that have driven our success. Everything we are implementing is based on accountability through transparent performance ranking with a focus on top line execution and disciplined expense management in order to drive efficiency and ensure a results oriented approach. In MH and RB, our priority is solid leadership, service excellence, transparent communication and leveraging technology and data to drive efficiencies.

Speaker 2

We have already implemented expanded performance reporting and ranking, improved communication across teams, realized expense savings and have sharpened our focus on long term growth. Specific to our performance relative to the 15,000,000 to $20,000,000 restructuring plan we have implemented, we have already captured approximately $11,000,000 in G and A savings within the plan, realized approximately $4,000,000 in operating expense savings in the fourth quarter and expect to expand these savings by a further 3,000,000 to $5,000,000 relative to typical year over year increases in OpEx spend in 2025. We will continue to seek additional growth opportunities continuing our work towards finding additional G and A and operating expense efficiencies, while at the same time being laser focused on top line revenue growth opportunities, which we expect will materialize over the course of this year. We are not just setting ambitious goals, we are executing on them and positioning Sun for long term success in 2025 and beyond. Turning to our performance in the fourth quarter, North American same property NOI increased by 5.7% compared to the same period in 2023.

Speaker 2

This was driven by a 5.8% increase in revenues, reflecting a 5.5% increase in weighted average monthly rent and a 160 basis point occupancy gain. Our manufactured housing same property NOI increased by 7.1% and RV same property NOI grew by 0.4%. For the full year, North American same property NOI increased by 4.1% over 2023. The NOI increase was mainly due to a 4.6% increase in revenues, offset by a 5.7% increase in expenses. Same property MH revenues increased by 6.8% with contributions from rate increases and occupancy gains with MH occupancy of 97.6% as of December 31.

Speaker 2

Same property RV continues to be supported by transient annual conversion. This is the third year in a row with over 2,000 conversions for the full year. Transient RV performance in the fourth quarter was slightly ahead of our expectations with improved margins as we have enhanced our cost management strategies to better align expenses with revenue. Our holidays delivered solid performance in the fourth quarter demonstrating resilience even amid a challenging macroeconomic backdrop. Same property NOI increased by 12.9% in the quarter and 9% for the year.

Speaker 2

We also surpassed our total unit sales guidance reaching approximately 2,950 units sold for the year. The underlying fundamentals of the business remain stable and we remain encouraged by the continued strength of the business. The Park Holliday's team has done an exceptional job executing our strategy and driving strong results. Their expertise in operations, customer engagement and asset management has been instrumental in maintaining performance across our high quality portfolio. Fernando will now discuss our financial results and balance sheet in more detail as we provide our 2025 guidance.

Speaker 2

Fernando?

Speaker 3

Thank you, John.

Speaker 2

For the fourth quarter, Sun reported core FFO per share of $1.41 a 5.2% increase from the prior year. For the twelve months ended 12/31/2024, core FFO per share was $6.81 As Gary mentioned, a key priority for Sun has been focusing on our core portfolio through the selective disposition of non strategic assets and reduction of CapEx spend. For the year and through the date of this call, we completed total dispositions of approximately $570,000,000 including $180,000,000 for the fourth quarter and year to date 2025. We also reduced non referring capital expenditures, which decreased approximately $315,000,000 or nearly 50% from 2023 to 2024. As of December 31, SUNS' debt balance stood at $7,350,000,000 with a weighted average interest rate of 4.1% and a weighted average maturity of six point two years.

Speaker 2

Our net debt to trailing twelve month recurring EBITDA ratio was six times. In 2024, total debt decreased by $424,000,000 compared to the year end 2023. We ended the year with a floating rate debt percentage of 8.6%. Turning to guidance. The company is establishing first quarter and full year 2025 guidance for diluted EPS and core FFO per share.

Speaker 2

As outlined in yesterday's supplemental disclosures, this guidance reflects the company's consolidated portfolio excluding the Marina segment. Given the uncertainties surrounding the financial impact of the Marina portfolio during the pendency of the transaction, including its operations prior to closing, the timing of the closing and potential subsequent closing, the company is not providing guidance with respect to the Marina segment at this time. The company expects to provide updated guidance following the closing of the Safe Harbor sale. For illustrative purposes, we have provided historical earnings and core FFO contributions from the Marina portfolio for 2024. MH and RV same property NOI growth is expected to be 5% at the midpoint, driven by 4.2% revenue growth and 3% expense growth.

Speaker 2

The expense growth reflects budgeted reductions in supplies and repairs and other operating costs discussed earlier. Full year manufactured housing same property NOI is expected to grow by 6.4% at the midpoint, while RV same property NOI is expected to increase by 1.5%, which assumes a 6% decline in transient RV due to the conversion of transient sites to annual leases and anticipated revenue per available site growth of 4.7. In our UK portfolio, same property NOI is expected to grow by 1.9% at the midpoint with 4.9% revenue growth offset by 8.1% expense growth, primarily due to increases in UK national minimum wage and payroll taxes effective in 2025. For our consolidated portfolio excluding Marina's, G and A expense net of non recurring items is expected to remain flat at the midpoint compared to 2024, including approximately $11,000,000 in expense savings discussed by John earlier. As a reminder, our guidance includes acquisitions, dispositions and capital markets activity completed through 02/26/2025, but does not factor in prospective transactions or capital markets activities, including the Safe Harbor sale that may be included in Research Channel assessment.

Speaker 2

For additional details regarding our financial performance, please refer to our supplemental disclosures. With that, I will turn the call back to Gary for closing remarks before we take questions.

Speaker 1

Before opening the line for questions, I wanted to reiterate the positive inflection points for Sun. We announced our intention to simplify our business, reposition it to our core businesses, focus on durable income streams and enhance our balance sheet. A successful sale of Safe Harbor would allow us to do that while realizing an attractive return on our investment. Furthermore, we remain very encouraged by the sustained strength of our core business, which is being further bolstered by our operating initiatives. We look forward to working with Blackstone Infrastructure toward the successful closing of this transaction and thank the entire team for their ongoing hard work and all of our stakeholders for their support.

Speaker 1

This concludes our prepared remarks. We will now open the call for questions. Operator?

Operator

Thank you. And we'll now open the call for questions. Our first question comes from Wes Golladay with Baird. Please state your question.

Speaker 4

Hi, everyone. Just a quick question on capital allocation.

Operator

Will you

Speaker 4

be looking more at acquisitions? Could you tender for some debt? And I just want to have an assumption that you may keep your UK debt, leave that alone. Could you clarify?

Speaker 1

Hi, Wes, it's Gary. I'll start out and thank you for those questions. Starting out, I just want to say that we're incredibly excited about what this means for our business, particularly from a simplification perspective as well as the broader strategic benefits it brings. And I do really want to acknowledge and thank the Safe Harbor team for their four year partnership and support and especially on a personal level want to recognize Baxter's role in accomplishing our goals. The past four point five years of our ownership and partnership with the Safe Harbor team have been truly fantastic.

Speaker 1

We do deeply appreciate and recognize that collaboration. And I on a personal level and many of us look forward to really following their continued success as they enter this next stage with Blackstone Infrastructure. With regard to use of proceeds, the Board and the Board's Capital Allocation Committee are continuing to evaluate priority uses of the capital. And as you indicate, they could include a substantial debt reduction, a combination of distributions to shareholders, as well as reinvestment in our core manufactured housing and RV businesses. So we remain really excited about the transaction, but very, very focused on the opportunity ahead of us and how we think about investing the proceeds from this transaction when it closes.

Speaker 1

Right now, we're certainly focused on the closing of the transaction.

Speaker 2

And then, Wes, just to make a comment on your last question regarding the GBP denominated debt. While we expect to pay down the total balance of our line of credit, of which about two thirds of that is denominated in GBP, We are looking at optimal structures to put on a synthetic hedge with one of our remaining tranches of debt after the pay down activity in order to maintain that natural hedge that we've established through borrowing in local currency.

Speaker 4

Okay, fantastic. And then when we look at the balance sheet, I mean, are you done with dispositions at this point? You're going to have leverage quite low and have you changed your leverage goals at all?

Speaker 1

Yes. I think that as we stated at the beginning 2024, our focus has been to really get back to our core business of MH and RV and our disposition program within North America really was targeted on non strategic assets. We were able to exit two to three states completely from operating in and another one to two where we've really reduced exposure there. So we're very, very pleased at what we accomplished and we'll continue to assess the portfolio and all its businesses and the properties. Even in The UK, we had two dispositions this last year.

Speaker 1

So while there are no specific plans at this time to share, we'll just continue to review opportunities.

Operator

Thank you. And our next question comes from Yana Galan with Bank of America. Please state your question.

Speaker 5

Thank you. And congratulations on the Safe Harbor transaction. Gary, I was hoping, can you provide some details on the background of how the Board came to this kind of strategic shift? And why now given the business had such strong momentum and why not wait for the CEO search to conclude?

Speaker 1

Yes, absolutely. And the CEO search is ongoing. But directed to your question, I would share with you that as this process progress and as we continue to work with the Board of Directors, We've appreciated the input from both all of the Directors and the Capital Allocation Committee. And so as an entire Board, we work together to effectuate this transaction. It was an opportunistic deal and the Board in thinking through that opportunity really recognized how it positions the company incredibly well for the future.

Speaker 1

Very active engagement by the Board throughout the process. So we did evaluate all various alternatives and the transaction itself and we're really, really pleased ultimately on how the sale allows Sun to monetize a highly successful investment and sharpen the company's focus on its core MH and RV segments, where we see as I've indicated strong durable income streams and continued opportunities for growth. So it really was that focus that helped the Board and management arrive at conclusion and move forward.

Speaker 5

Thank you.

Operator

Your next question comes from Brad Heffern with RBC Capital Markets. Please state your question.

Speaker 6

Hey, how's it going everybody? Fernando, do you think it's likely that the sale will require a special dividend just to comply with the REIT rules?

Speaker 2

Brad, thank you for the question. I mean, again, as we stated in yesterday's supplemental and through the call earlier, we are evaluating all alternatives as it relates to what the ultimate use of proceeds will be and we will update the market once we are much closer to the closing date.

Operator

Okay, got

Speaker 6

it. And then a lot of the debt that you have outstanding is or at least easily payable debt that's outstanding is around 4%. That's about what the yield on cash is these days. So I'm curious, does it make sense to actually take that out? Obviously, it's nice to have lower leverage, but presumably there are a lot of assets that

Speaker 2

you can buy at a

Speaker 6

yield like that to over time.

Speaker 2

Brad, again, we're evaluating all opportunities in front of us as it relates to that use of proceeds that might include reinvesting some cash in the short term, evaluating all of the potential for debt pay down, as well as distributions to shareholders from a tax maximization strategy.

Operator

Thank you. And your next question comes from Eric Wolf with Citibank. Please state your question.

Speaker 7

Thanks. It's Nick here with Eric. Just going back to the transaction, when did you start the discussions of Blackstone? Did they come to you or did you go to them? And curious if you reached out to other parties as well and if they either Blackstone or other parties took a look at other parts of your portfolio besides the marinas?

Speaker 1

That's a really good question. We proactively really assess the market, as I indicated earlier and took advantage of a strategic opportunity. We worked with an advisor. We ran a structured and competitive sales process and ultimately received a premium valuation that the Board was comfortable proceeding with. So it really was a thorough disciplined process that ensured we maximize value for our shareholders.

Speaker 7

Thanks. Was it just Marine

Speaker 8

and so

Speaker 7

or did other parties take looks at different parts of the business?

Speaker 1

This was the Safe Harbor Marinas platform that strategically was involved in this process.

Operator

Thank you. Our next question comes from Jamie Feldman with Wells Fargo. Please state your question.

Speaker 8

Great. Thanks for taking the question. I'd like to shift the conversation more to the cost cutting side. I know you guys have guided to between $15,000,000 and $20,000,000 of operating expense G and A savings. Your guidance is pretty much flat year over year when you back out the marinas.

Speaker 8

So how should we think about potential for additional G and A savings? How much of that $15,000,000 to $20,000,000 just came from Safe Harbor and moving that off the platform? And then also I guess for John, if you kind of I assume you're kind of working your way through the business, can you give us an update on kind of what you've been through and what you haven't been through yet in terms of where we may still see some meaningful cost savings and where you had the most successes?

Speaker 2

Sure. Appreciate the question, Jamie. What I'll say in terms of I think I said in my prepared remarks that we've already realized close to $11,000,000 in savings primarily resulting from the staff reduction associated costs to G and A, as well as $4,000,000 in savings in Q4 with respect to operations expense. Like to expand that further 3% to 5% in 2025 percent. I think your question was, how do we look to expand that, which is something that we've talked about the whole way through.

Speaker 2

We'll continue to seek additional savings over the course of 2025, but I I think it's important to introduce that we'll also be very laser focused on enhancing revenue growth opportunities, Jamie. For example, we are realizing solid execution on our sales and leasing funnel, which measures leads to applications to approvals to closing. This is a great example of one of the most pleasing things I've seen materialize thus far, as we are improving performance metrics within the funnel, while at the same time spending less to bring traffic to the funnel. Okay. So it's really it's almost like it hits both sides of it.

Speaker 2

In addition to that, when you think in terms of expansion beyond what we originally said in the restructuring plan, we're already realizing expansion of and the higher adoption of our centralized procurement platform, which has generated additional savings through more standardization and economies of scale in areas like landscaping, utilities and others that we're realizing. So things are moving along. Again, really pleased with the progress to what we've seen in Q4. Again, not just on the expense side, but as well as like great top line up execution we've had with NOI growth or guest growth, more conversions to from transient to annual and all those things that are contributing to growth overall.

Speaker 8

Okay. Thank you for that. And just quickly, what's assumed in the guidance for a new CEO comp plan or any sort of management changes?

Speaker 1

Yes, I think that as we prepare our budget, we use best efforts to think through cost changes that might reflect the new CEO compensation. But like everything, that will be determined when that CEO is found and we know exactly what the budget will be.

Operator

Thank you. And your next question comes from David Seagal with Green Street. Please state your question.

Speaker 3

Thank you. Can you help put an upper or lower limit on the amount of debt that would be paid off and any money limits on the potential sizing of the special dividend as well?

Speaker 2

David, as stated earlier, we will update the market as to more detailed use of proceeds once we are closer to closing.

Speaker 3

Great. And do you intend to keep a significant amount of cash on the balance sheet for an extended period of time?

Speaker 2

As stated earlier, once we're closer to closing and once we're working through again the use of proceeds as a team and alongside the capital allocation committee, we will update the market as to the detailed plan for that use of proceeds.

Operator

Thank you. Your next question comes from Anthony Howe with Truist Securities. Please state your question.

Speaker 3

Hey guys, thanks for taking my question. Fernando, there's like $484,000,000 Can you provide a breakdown on these nodes and when do they mature and what are they for? Given that there was fair value adjustment loss in this quarter, is there additional risk that these nodes will be written down in the future?

Speaker 2

Anthony, I'm sorry, the call the question cut out there for a little bit. Can you repeat the question? I apologize.

Speaker 3

No, it's my phone, probably. So there's like $484,000,000 note receivable on the balance sheet today. Can you just provide a breakdown on what these notes are for and when do they mature? And given that there was a fair value adjustment loss this quarter, do you think there are additional risks that these notes will be written down in the future?

Speaker 2

Understood. Thank you, Anthony, for the question. And as it relates to the notes receivables for real estate, this transaction that closed in early twenty twenty five, We will only have about $42,000,000 of developer notes with one long standing partner that's developing a manufactured housing asset in Florida. We provided seller financing of about $42,000,000 as well with the Canadian disposition, Canadian RV portfolio disposition that closed in December that has a two year term with some extension options attached to it. So as it relates to developer notes that would be that is the remaining balance.

Speaker 2

We do have just short of about $100,000,000 of notes that are collateralized by homes sold in our communities, where we realized interest income from those. Those are evaluated for fair value on a continuous basis. But this again depending on transaction, we evaluate we ultimately get to the evaluation of fair value over on an ongoing basis. But no, right, nothing to do at this time as it relates to the balance of those developer notes and that note receivable related or those notes related to the financing of manufactured homes.

Speaker 3

Got you. And just one last question for me. Can you guys talk about why expenses is growing at 8% in The UK business? Is it due to

Speaker 2

the energy hedges that hold off? Sure, Anthony. The primary driver of the increased expenses in UK same property are payroll related and they emerge from the new budget set by the new government. And that is primarily with the increases to minimum wage as well as increased payroll taxes that the employer pays in the country. So that is the largest driver as it relates to that increase of overall property and operating expense.

Operator

Thank you. Your next question comes from John Kim with BMO Capital Markets. Please state your question.

Speaker 3

Thank you. Congrats on the sale. Can you provide an estimate on the taxable gain that you expect? I know the book gain you mentioned was $1,300,000,000 dollars And how much of that gain you think you'll be able to defer or offset via ten thirty one or NOLs or other measures?

Speaker 2

Hi, John. As stated previously, we will update the market with a detailed use of proceeds as we get closer to the closing of the transaction as we're evaluating all strategies to maximize our position in that regard.

Speaker 3

But besides volume of acquisitions, is there anything that was restricting you from using ten thirty one?

Speaker 1

No. The language is available in our agreement and there's nothing that would restrict us.

Operator

Thank you. And your next question comes from Michael Goldsmith with UBS. Please state your question.

Speaker 8

Good afternoon. Thanks a lot for taking my question. Wanted to talk a little bit about The UK home sales environment. It looks like your guidance for FFO contributions kind of straddles what you did last year. So just trying to get a sense of what the outlook is there, any signs of improvement and just kind of what went through the thought process between the guidance range?

Speaker 8

Thanks.

Speaker 2

Yes, Michael, this is John. Thanks for the question. Appreciate it. First thing I want to start with is, let me start by saying that we have the highest quality well located assets in the country coupled with very best operators in the country. And I think we know that despite the challenging macro we face, we're doing exactly what I mean to the question you're asking, we're doing exactly what we said we'd do reshaping the revenue pie chart with more income moving from home sale margin to real property income.

Speaker 2

So what you're seeing is a direct effect of that and trying to have more movement in terms of the number of home sales that we do to drive more rental income is really the biggest part of that.

Operator

Thank you. We have reached the end of the question and answer session. And I will now turn the call over to Gary Shifman for closing remarks.

Speaker 1

Thank you, operator. I think again, I would just conclude with what I opened with. Just a big congratulations and thank you to the Safe Harbor Management team and to Baxter over there. Couldn't be more excited about the opportunity that they have in front of us and look forward to closing with Blackstone Infrastructure. And as all of us shared throughout the call

Speaker 8

and

Speaker 1

I know everyone will be looking forward to it. We will continue to communicate throughout the quarter and really focus on many of the agenda items that we've discussed so that we've been most thoughtful in how we move forward. Thanks, everybody.

Operator

Thank you for participation in today's conference. This does conclude the company's remarks. You may now disconnect your line.

Powered by Quartr
Earnings Conference Call
Sun Communities Q4 2024
00:00 / 00:00