Question · Q4 2025
John Hecht asked about the quantifiable value unlocked by applying their lease structure (10-year terms, escalators) to acquired properties, whether the company would consider purchasing USPS-leased warehouses again with improved cost of capital, and the real estate implications of logistics providers entering the USPS's last mile.
Answer
CEO Andrew Spodek noted that while the value of rent spreads and mark-to-markets is substantial, it hasn't been explicitly articulated, pointing to strong same-store numbers and guidance. EVP and CFO Steve Bakke provided a shortcut for unlevered IRR, combining the initial cash cap rate (7.5%) with average trailing same-store NOI growth (6%) for a 13-14% unlevered IRR. Andrew Spodek added that while industrial properties are not their core focus, an improved cost of capital could enhance opportunities in that segment. President Jeremy Garber clarified that the existing 22,000 USPS delivery units are already equipped to handle increased logistics activity.
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