Gladstone Land - Earnings Call - Q2 2025

Executive Summary

• Q2 2025 was intentionally back-weighted due to lease restructurings; operating revenue fell 42.3% YoY to $12.3M and diluted EPS was a loss of $0.384, both missing consensus; EBITDA was roughly in line to modestly ahead of estimates on S&P Global data.
• Management expects the “large majority” of 2025 revenue and earnings to be recognized in Q4 as participation rents replace fixed base rents on certain Western permanent crop farms.
• AFFO turned negative to $(3.45)M ($(0.095)/share) vs +$3.70M ($0.103/share) YoY, reflecting lower fixed base rents, vacancies, and higher property operating costs tied to water rights protection and direct-operated/non-accrual farms.
• Liquidity remains strong (> $150M immediately available capital) and debt is largely fixed-rate; monthly common dividend maintained at $0.0467 per share for Q3 2025—near-term stock catalysts center on nut crop pricing and Q4 participation rent realization.

What Went Well and What Went Wrong

What Went Well

• Participation rent strategy on eight Western permanent crop properties positions LAND to capture upside from strong pistachio demand and improving almond pricing; pistachio base price matched 2024 and almond prices rebounded 5–10% YoY into the season.
• Water security improved; purchased 1,530 acre-feet in CA post-quarter, and the team has built groundwater storage and recharge infrastructure to buffer SGMA impacts and future drought cycles.
• New leases added during Q2 are expected to increase annual NOI by ~$166K (+9.3% vs prior leases), and over 99% of borrowings are fixed-rate with a 3.39% weighted average rate locked ~3.3 years, reducing interest sensitivity.

What Went Wrong

• Operating revenue declined 42.3% YoY to $12.3M and diluted EPS loss widened to $(0.384) vs $(0.186) YoY; AFFO turned negative due to lower fixed base rents, vacancies, direct operations, and water-rights protection costs.
• Occupancy fell to 95.9% from 99.3% YoY; farms owned and acres declined due to portfolio pruning—fewer assets mean lower fixed rent contribution.
• Cash from operations decreased by ~$12.0M YoY, reflecting lower fixed cash rent collections and heightened expenses on vacant/direct-operated/non-accrual properties.

Transcript

Speaker 4

Greetings. Welcome to Gladstone Land Corporation's second quarter earnings call. At this time, all participants are in a listen-only mode. A question and answer session will follow the formal presentation. If anyone should require operator assistance, please press star zero on your telephone keypad. As a reminder, this conference is being recorded. It is now my pleasure to introduce Mr. David Gladstone, Chief Executive Officer and President. Thank you, sir. You may begin.

Speaker 1

All right. Thank you. That was a very nice introduction. This is David Gladstone. Welcome to the quarterly conference call for Gladstone Land. Thank you all for taking the time out of your day to listen to our presentation. Before I begin, we'll hear from Katherine Gurkas, our Director of Investor Relations. She handles the ESG stuff as well. Katherine, give us an introduction here.

Speaker 3

Thank you, David, and good morning. Today's call may include forward-looking statements, which are based on management estimates, assumptions, and projections. There are no guarantees of future performance, and actual results may differ materially from those expressed or implied in these statements due to various uncertainties, including the risk factors set forth in our SEC filings, which you can find on the investors' page of our website, gladstoneland.com. We assume no obligation to update any of these statements unless required by law. Please visit our website for a copy of our Form 10-Q and earnings press release, both issued yesterday, for more detailed information. You can also sign up for our email notification service and find information on how to contact our Investor Relations Department. We are also on X at gladstonecomps as well as Facebook and LinkedIn. Keyword for both is the Gladstone Company.

Today, we'll discuss FFO, which is funds from operations, a non-GAAP accounting term defined as net income including gains or losses from the sale of real estate and any impairment losses on property, plus depreciation and amortization of real estate assets. We may also discuss core FFO, which we generally define as FFO adjusted for certain non-recurring revenues and expenses, and adjusted FFO, which further adjusts core FFO for certain non-cash items, such as converting GAAP rents to normalized cash rent. We believe these metrics can be a better indication of our operating results and allow better comparability of our period-over-period performance. Now, I'll turn it back to David Gladstone.

Speaker 1

Thank you, Katherine. Let me just remind everybody of a brief overview of our farmland holdings. We have about 103,000 acres and 150 different farms. We have over 55,000 acre-feet of water now. An acre-foot doesn't mean much to you, but it transfers into about 18 billion gallons that we own. We have it stored in aquifers in different places. Our farms are in 15 different states, and our water assets are all in California. Our farms are leased to over 80 different tenant farmers who grow 60 different types of crops on our farms. Most of these are the kind of food that you can find in the produce section of your local grocery store, such as fruits and vegetables and also nuts.

We continue to be cautious and have made no new investments because interest rates and the expenses of running these farms are so different now than they were when we first started. The cost of capital remains so high, and the cap rates on most of the row crops are still high. If you buy one of these farms and then have to farm it, these are very difficult times for the farmers. We didn't complete any sales during the quarter, but we have one property. That one property is in Florida.

Speaker 0

Yes.

Speaker 1

We have it classified on our financials as held for sale. This property consists of two farms in Florida that are currently under a signed purchase agreement. We expect the sale to close soon. That would result in a nice gain for us. By the way, in Florida, a lot of the farms are being sold to be transferred into or reclassified into housing. We are not in the housing business, so we sell our farms when the housing folks show up and need more land. I want to touch on some modifications we've made in our lease structure on certain of our farms again. I know we've said this, but I want to make sure you understand it, as it has a significant impact on our earnings pattern. I think we mentioned it in the prior call.

Market conditions around many of these permanent crops in the West, particularly those growing nuts and grapes, have a lot of crop prices that are different. They weren't very high, but this year has a little bit of different flex on it. I'm hopeful. We have a lot of almonds, for example, and the government publishes every year their guess of how many almonds are going to be out. The last five estimates over the last five years were not conclusive, but the government and their projections in the first two of the five years were, well, they didn't guess exactly right, but we had more almonds than was estimated by the government. The third year out, they were right on target. The last two we just got, and if the government's right this year, we make a lot of money.

We've decided to adjust the lease structure on six properties. That's why these estimates, we hang on to them so much, minimize the fixed cost, but also allow us to participate in the upside. We have moved from being a leaser and more of an operator or a grower of sorts because we're taking some of our payment for the lease in part of the crop that is being grown. In essence, we're accepting a percentage of the gross crop sales instead of a fixed rent payment. We did that because it was a very difficult time in the last two years, last three years, really, for farmers. We also decided to operate two properties ourselves with the help of third-party operators. It doesn't mean you're going to see me or any of the people out there on the farm harvesting or doing whatever.

We really have, like many people who are in this business, hired third-party operators to run the farms. We'd like to transition all of these back to the more traditional structure, including fixed-based rents. Our ability to do so will depend on several external factors, such as crop production, pricing, and interest rates. Input costs have not gone down. They've gone anyplace in this world but up. Water availability, that's a key. On our farms, we've purchased enough water and stored it so that we're good for many, many years out. One of the reasons we felt confident in going this route is that particular farms that we have, and we have eight now that are in this country, these are farms that had really good crops in prior years. Because of crop insurance coverage we've gotten, you can buy crop guarantees on your historical yields.

That means secure high levels of crop insurance. We have crop insurance on all eight of these farms. Should a hurricane come through and blow all the things down, we're still going to get paid what we would have gotten paid. We think we would have gotten paid in our existing farms. We certainly hope that even though we're covered with crop insurance, we hope that the base rent is strong production from these farms. They've done so in the past so that we don't need to rely on crop insurance, in which our profit could be significant. Regarding leasing activity, we still have a lot of farms that are under leases, of course. We're a real estate investment trust, so our leasing is just in sync with that kind of structure.

Regarding leasing activity, we entered into four new standard lease agreements during the quarter and expect to result in an aggressive increase in our annual NOI of about $166,000 or about 9%. That part of the business is working still very well. We'll see when we harvest the crops that we will own part of, what it will look like in the future. Looking ahead, we have 14 leases scheduled to expire through the rest of the year due to some of these leases containing no fixed-based rent, including cash leases that we're working. These leases actually account for negative $2.8 million of leasing revenue during the first half of 2020. Remember, we can't put in our estimates even though we have insurance on it. Those are a negative drag until the crop comes in. We won't know that until the fourth quarter.

We'll know a little bit more next time we meet in the third quarter. That's largely because the participation rents resulting from these leases won't be recognized until we get to the fourth quarter. That's the accounting standards. I don't know why we can't recognize some of it, but that's the rules. Unless you have sold something and are trying to collect on it, you can't accrue any of it. We're in discussions with both the existing and prospective new tenants about the leasing on these farms, including reverting some of these back to leases on standard leases with fixed-based rent. If the price is right, we may also look to sell a couple of these farms. As I mentioned, we've got one that's going to get sold in Florida. That's because the housing boom down there is unbelievable. I'm going to stop here and call on Bill Reiman.

Bill is working all of the stuff in California. He's been hard at work because we've moved from just collecting rents to actually working with the people we hired to farm them. Bill, why don't you come on now and talk to us about that?

Speaker 0

Thank you, David. Yeah, sure. Good morning, everybody. Just to talk a little bit about the eight properties that are under modified lease agreements or being directly operated by third parties. Three of these properties are wine grape vineyards. With wine grape economics as they are, we hope to recover most of our costs on these. If we break even, that'll be a huge win. The remaining five properties consist of two pistachio orchards, two almond orchards, and a large property that has both. Based on planted acreage, about 60% of these eight properties are in pistachios, with about 35% of the acreage in almonds. Overwhelmingly, our focus is on these two nut crops. We're very pleased with the condition of the crops on all eight properties. We expect above-average crop yields, and crop quality looks excellent. As David mentioned, you know we're fully insured on all of these properties.

The nut properties have really strong historical production. They all look above, I would say, the crop looks excellent. We've been working with five different tenants or operators across the eight assets. All five growers are performing at a very high level for us, and you know they're achieving an acceptable standard to us. All positive stuff there. In addition to that, we had an average to wet winter this last winter, and the growing season has been, I would say, nearly perfect in the entire Western U.S. That is certainly a factor that we don't control, but we've been very, very fortunate. Going into crop markets, generally speaking, we've seen the markets for many of our crops and commodities trend lower in the last few months. Trade negotiations and tariff talks certainly play a major role in this.

Traditional supply-demand dynamics are really the main drivers, particularly behind crops such as almonds and wine grapes, which are really important to us. These industries have seen orchards and vineyards being removed at a historically large scale. Sometime in the near future, we expect those markets to turn. Over the past year, we've seen almond markets definitely turn a corner, trending upward. David referenced the USDA's almond objective forecast that was released in July. The number they put out was massive, higher than anybody expected. Nobody really believes it, but it caused about a 20% drop in almond prices about a month ago. It wiped out all of the pricing gains of the last year and got back down to what prices were a year ago. In the last couple of weeks, we've seen pricing really come back. It's up 5% to 8%. That was as of a week ago.

This past week, just this week ending, we're up another $0.03 or $0.04 a pound. We definitely have good almond market momentum, and we expect that to continue. Harvest just started. We're shaking trees in all of our almond orchards as of right now. Over the next several weeks, we'll start to see how the industry actuals compare to the objective. All eyes are on that because that will support more price gains if we are at a slower rate than the USDA projected. Coffee shop talk as of today is crop is coming in light. That's actually probably good news for us because it will strengthen the market. The wine grape market is still mired in their low points, and it's been slow this summer to get contracts.

In the last 10 days, we've had a number of inquiries on some of our crops for contracts, and the pricing is significantly higher than a year ago. There are a couple of positive signals there. Pistachio is really probably the best market out there right now. The same thing with tariffs and trade discussions has really created some uncertainty, but we see very strong demand, increasing demand. In fact, a little bit of that was unexpected, and it caused the 2024 crop to be sold out early. As we sit here today, a month away from harvest of the 2025 crop, there's very little movement because there's very little product. We have very low inventories going into 2025. The 2025 season is going to have probably the largest U.S. pistachio crop on record, but we have good, strong demand and good, stable pricing.

In fact, our guaranteed base price came out a few weeks ago, and it is the same as last year's. That's exactly what we budgeted for. One of the unknowns is now known, so we know what our base pricing is for our pistachio crops. That's good. We're happy about that. While profitability is not nearly as strong as the boom time from 5 or 10 years ago in pistachios, the market fundamentals are very strong. Generally, we see this increase in bearing acreage, which every year the pistachio crop grows, coupled with some trade uncertainty, particularly with China. We see those two negatives being balanced out by a reduction in new plantings, not a lot of new trees going in the ground.

Water pumping restrictions due to the SGMA in California are going to hurt some orchards that have been planted in the last 10 or 15 years in areas with weak water rights. We're seeing very strong increased consumption in the EU, particularly due to the Dubai chocolate phenomenon. There are a lot of positives to balance out the negatives. I'll end it on some talk about water. We've always been reporting in the past how the Western U.S. has been in a normal to wet cycle the last few years, including this month. This has created quite a few water buying opportunities at prices that really fit into our crop budgets. We've been very aggressive and focused on improving our delivery and storage infrastructure across the portfolio. Coupled with the availability of inexpensive water, we've really done a good job of improving the water security of the farms.

We continue to add to that 55,000-acre feet of water, and we have certain areas where our farms have enough water that if it didn't rain for 10 years, we could still irrigate them for about a decade. We're spending a lot of time trying to figure out how to synergize our properties, coordinate them with each other where they can share water, and just improve the overall security of the portfolio. We'll continue to do that, looking at long-term and short-term water purchases, continuing to improve infrastructure, and just working towards really having a secure portfolio in that regard. That's it for me. I'll turn it over to our CFO, Lewis Parrish.

Speaker 2

All right. Thank you, Bill, and good morning, everyone. I'll start with a quick update on our recent financing activity. During the quarter, we refinanced a $10 million maturing loan with MetLife. After quarter end, we repaid a $10 million maturing bond in anticipation of selling the underlying property later this month. We did not issue any new equity during the quarter. Turning to our operating results, in the second quarter, we recorded a net loss of about $7.9 million and a net loss to common shareholders of $13.9 million or $0.38 per share. Adjusted FFO was negative $3.4 million or $0.10 per share compared to a positive $3.7 million or $0.10 per share in the same quarter last year. The dividends declared per common share were $0.14 in both quarters.

The year-over-year decline in FFO was driven by recent changes to lease structures on certain farms and ongoing tenancy issues that resulted in farm vacancies, leading to reduced revenues and higher costs, along with lost revenue from farms sold over the past year. Fixed-based cash rents were down by about $6.8 million from the prior year prior quarter due to the reasons just mentioned, mainly the vacancies we continue to work through and the structural changes made to certain leases where we reduced or eliminated fixed-based cash rents or, in some cases, provided cash lease incentives to certain tenants in exchange for significantly increasing the crop share components. The results from these crop share components won't be known until the harvest is complete and the crops are sold. Year-over-year participation rents were also down, which was largely due to the accelerated recognition of certain revenue in 2024.

Last year, some information became available to us earlier than usual, which allowed us to record certain revenue amounts in the first half of the year. This year's participation rents have mostly come from cash collections on wine grape sales. We continue to expect higher participation rent levels in the second half of 2025 as a result of the lease modifications we made on certain permanent crop farms. We have discussed this on prior calls, but these lease changes are expected to reduce fixed-based rents by about $17 million for fiscal year 2025 compared to 2024. This figure includes both the base rents recognized last year under prior leases plus the cash allowances provided to certain tenants for the 2025 crop year.

There is a reduction in fixed-based rents at a rate of roughly $4 million to $5 million per quarter in 2025, which is in line with the first half of the year. In turn, the majority of the resulting crop share proceeds from these leases is expected to be recognized as participation rent in the fourth quarter of 2025, with most of the remaining smaller portion being recognized in the second half of 2026. In essence, we're shifting this revenue from fixed-based rents to participation rents over the next couple of years. As a result, earnings this year will be more heavily weighted towards the fourth quarter with lighter earnings during the first half of the year. On the expense side, excluding reimbursable items and certain non-recurring or non-cash charges, our core operating expenses decreased by about $200,000 this quarter.

The capital gains fee that was triggered in Q1 by property sales was reversed in Q2 due to additional losses incurred on certain asset dispositions. Excluding this reversal, total related party fees fell by about $67,000, driven by a lower base management fee due to recent farm sales. The capital gains fee, if any, is not payable until after the end of the fiscal year and is subject to further adjustment throughout 2025 if and when we dispose of the additional assets. Our remaining cash operating expenses decreased by about $135,000, with lower G&A costs partially offset by higher property operating expenses.

The increase in property operating expenses was largely driven by additional costs incurred to protect water rights on certain farms in California, as well as higher expenses related to farms that were vacant, direct-operated, or on non-accrual status, particularly increased property taxes, which were previously the responsibility of the former tenants. The decrease in G&A expense was mainly due to lower shareholder-related costs and reduced professional fees. Other expenses decreased mainly due to lower interest expense driven by loan repayments made over the past year. Turning to liquidity, we currently have over $150 million of available capital. We also have nearly $170 million of unpledged properties that we could use as additional collateral if needed. Over 99% of our borrowings are at fixed rates with a weighted average rate of 3.39% locked in for another 3.3 years.

This has helped shield us from the impact of rising interest rates over the past few years. Looking ahead, we have about $17 million of scheduled principal amortization payments due over the next 12 months, less than 4% of our total debt. We also have about $11 million in loans with fixed-rate terms expiring in the next year, though the loans themselves are not maturing. Finally, regarding our common distribution, in July, we declared a monthly dividend of $0.0467 per share for the third quarter of 2025. At our current stock price of $9.14, which represents a 6.1% annualized yield, this is well above the sector average. We're maintaining the dividend at its current level for now. We'll reevaluate it in the coming months as we gain more clarity on the 2025 harvest results. With that, I'll turn it back over to David.

Speaker 1

Okay. Thank you, Lewis. I think everybody's getting the gist here. We have changed when we can recognize income, and we won't recognize or recognize very little in the second quarter, but hopefully in the third and fourth quarter. Certainly, the fourth quarter, as we sell a lot of our crops, we'll be back in the game of lots of profits. One thing you may not know, I didn't realize it was going on on Friday until I got a call from Lewis and our legal team. There was a group out there trading on the market with Dollar Sign, L-A-N-D. These meme players were just having a lot of fun playing with each other on the price, knocked about a one point off the price of our stocks.

It was not good for us, and it takes a long time to get back from these meme stocks and be regular traded. Going back to the acquisition outlook, we continue to stay active in the market, and we are seeing a lot of changes that are going on in terms of what farmers are able to sell their properties for. I think we'll be able to sell some more properties over time, just moving into the direction we have to based on the way we're operating the company now. With the cost of capital remaining so high, it really worries me that the marketplace is going to have to go through some changes. Overall demand for prime farmland growing berries and vegetables remains stable and among all of the areas where our properties are, especially along the coast of California.

As mentioned earlier, prices for certain permanent crops have been depressed. When we say permanent crops, we're really talking about the nut business, a lot of trees out there. The only good thing about all of those trees is they're harvested mechanically, so we're not really being bothered by the impact of any changes in how much you have to pay people to pick crops. We still worry about that because so many of our properties are strawberries and other things that are done quickly and shipped quickly. For us, where problems for us have been the fact that we can't recognize any projected income, now we're all sitting twiddling our thumbs trying to figure out when we're going to be able to get some real transactions done. As Bill mentioned, he mentioned that they are now starting to sell and deliver some of the crops, the nut crops.

I don't want to sell any right now, and Bill wants to wait and see what the crops really look like. We all expect inflation, particularly in the food sector, to continue to increase over time. We expect the value of the underlying farmland to increase over time because the crops can go up. As long as they can make money, people will continue farming. We expect this to especially be true with regard to healthy foods, such as the fresh fruits and vegetables we grow, as well as the nut crop. The trend of more people going toward eating healthy foods, and especially the new HDA guy, is let's face it, he does not like all the garbage that our people are eating. It leads to a lot of problems in the population. We expect Mr. Kennedy to continue to wrangle about that.

I think it's good for us because more people buy healthy foods like nuts, like berries. We have the largest farm that's based on cabbage of anybody I know, and as a result, that's still making money. Now we'll get some questions in from rather than me fumbling along, we'll get somebody to come on board and ask some good questions. Operator?

Speaker 4

Yes, sir. If you would like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star two if you would like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. Our first question is from Gaurav Mehta with Alliance Global Partners. Please proceed.

Thank you. Good morning. I wanted to follow up on your comments around participation rents. The $17 million that you guys talked about, how much of that are you expecting in Q4 of 2025 and how much is going to go the next year?

Speaker 2

Of the $17 million, it's difficult for us to say right now because we don't know what the total number is going to be. If, for example, we have poor harvest results, then the participation rent that's coming from those leases could be less than that amount. If we have a great harvest, great pricing, then it could be higher. The split between this year and next year, I think we're penciling probably about 60% to 65% this year. The rest would be a little bit throughout the year, but most of it would be probably in Q4 of next year.

Okay. The way these leases work, would they automatically go to fixed rents or are they going to get renewed at the participation rents?

I'm sorry, could you repeat the question, please?

I think you mentioned that they never automatically convert to fixed, so we'll have to negotiate that again when the timeframe comes up. That's usually before this calendar year-end.

Yes. These leases end later this year. We will be renegotiating them. If we can come to terms on a standard lease, that's great. If not, we may have to continue this structure for another year.

Okay. Maybe switching to the balance sheet, can you talk about your expectations for the Series D that's up for redemption in January 2025?

Yeah. We're still keeping our options open. We're in touch with underwriters. We're talking internally about cash availability using the line of credit. Our options are we could pay it off potentially with proceeds from property sales. The line of credit is about 1.7% lower than the rate that the Series D would go up to. We can let it sit out there. It would go up from 5% to 8%. At current market rates of refinancing, that still is probably a more favorable option just in terms of what the refinancing rate would be, plus all of the upfront costs, commissions, and whatnot. Right now, we're still kind of assessing things internally, cash availability, line of credit, seeing what makes sense to do come January to pay it off or let it sit out there for a little bit, sell properties, and pay it off.

Speaker 1

Gaurav, one of the things that's so good right now is that the possibility of us making a lot of money from selling these products. For example, we could make, just best guesstimate right now, $8 million from selling one of our nut crops. For us, we've watched people do this for a long time. Unfortunately, the cost of capital and also all the changes that have gone into the farming area just destroyed a lot of our wonderful tenants. One fellow I remember made a lot of money in years past, but now has lost about $8 million because of the changes that have gone. We want there to be a big crop and everybody to make money. The other thing that goes on is when you have a big crop, you have prices go down.

If you're the first to market and sell it off, you can make more money than if you wait. Right now, we believe that this first tranche that's coming in, first buyers coming in, they're people that are way behind and need it because they don't have. If you're in the candy business and you need a lot of nuts, you got a problem. I don't know where they're going to get them from, but it's going to be very interesting. I think you're going to see the prices move up pretty fast during the next year. From my standpoint, I think we're going to see an influx of a lot of people who want to get in the business of growing crops in the nut area. The nut area has been difficult for us. We caught it just at the wrong time. Now it's coming back.

It will help a lot if the ones that have bought a lot of nuts on the international field, like all of the people that are in this business, are very dependent on the Chinese to buy a lot of nuts. They're very dependent on other countries. I was surprised when I read all of the reports on this that a lot of the crop that we grow on the almond sides are sold in Spain, sold in a lot of the Middle Eastern countries. For us, we normally don't have much on the international area. For example, in growing strawberries, those are grown and consumed here very quick, and as a result, they never get to the international market. For me, it's a different area. I don't like it as much as I do the regular leasing business that we've been in since the beginning.

I think over time, as the profitability comes back to the markets in the nut side, we'll just convert back to leasing. I'm looking forward to that because I like that part of this business better. Other questions, Gaurav?

Maybe lastly, you talked about some positive trends in almonds and pistachios. I was wondering, is there any other crop type within your portfolio that's not seeing positive trends? It's still seeing softness as far as prices are concerned?

I think that's true. I think, Lewis, any?

Speaker 2

I was going to say, Bill, you want to give some commentary on that?

Speaker 0

The question was, are there other crop types showing weakness or softness in the markets? Was that the question, Gaurav?

Yeah, I guess you talked about positive trends in almonds and pistachios. I was wondering, within your portfolio, is there anything else that's not showing positive trends?

Not really. You have the ups and downs in some of the annual row crops. Those are just kind of the normal whims of the market, so to speak. Those are usually driven by weather events in the short term, whether it's freezes or excess rain or heat spells. In annual row crops, our leases are not tied to the crops. There just isn't a mechanism. We just don't have anything like that. The markets that are important to us are the permanent crops because even in standard leases, a component of those leases is crop share. That's always had a bigger impact.

Okay, thank you. That's all I had.

Speaker 1

Okay. Operator, do we have a second question?

Speaker 4

Yes. Our next question is from Steven Dumanski with Janney Montgomery Scott. Please proceed.

Speaker 0

Thank you. As discussed earlier in the call, with potential acquirers currently limited by their respective cost of capital, is it possible to project when you will see more disposition opportunities? Also, perhaps in terms of the feedback that you have received from any potential buyers?

Speaker 1

Certainly, there are buyers out there, but they're all looking at very discounted prices for farms. They're coming in trying to gobble it up. It's nice that they're there, but it's not something we're going to utilize our sales on. If you continue in Florida, I don't know, somebody mentioned there were 10,000 new families every week in Florida. The housing marketplace is going great. We have people contacting us about paying a much higher price, but further down the road. I don't want to tie up our farms in that. As long as they're producing a good amount of rental money, I want to stay in that part of the business. We're watching it. I'd say we're probably one of the thousands of farmers that are tied to your radio broadcast on farming prices every day. Bill is probably as close to it as anybody. He's in California.

He's in touch with all of the farms we have out there. He is a resident expert on prices, and we listen to him when we get ready to sell something. We still got some properties in the Midwest that we picked up along the way, and those are being put up for sale. We got to sell them and stick to our knitting, which is things in the east that are related to our leasing business, as well as these eight farms that we have that we are really becoming farmers. I haven't given a straw hat to everybody yet, but they all know that we are highly dependent on the price of commodity crops now.

Speaker 0

Thank you, David. Lastly, can you please expand on the decrease on a quarter-over-quarter basis for the acre-feet of water you own? I just want to see if the variance was based on a remeasurement or other factor.

Speaker 2

That was just the, I think it was a 44-acre-foot decrease quarter-over-quarter. That was just because we used a small amount. We record water credit recognition in the quarter in arrears. This is really reflective of water usage in the first quarter of the year. It was just in some tenant transition on one property, working to get wells transitioned over from different accounts, power company, everything. The trees needed watering right then. We just used 44 acre-feet of water that we had stored to get the trees irrigated while we were working to get the wells transferred over.

Speaker 0

Thank you. That's very helpful.

Speaker 1

Other questions, Steve?

Speaker 0

That's it for me. Thank you, gentlemen.

Speaker 1

All right. Thank you for calling in. Do we have any more, Operator?

Speaker 4

Yes. We have a question from John Massocca with B. Riley Securities. Please proceed.

Speaker 0

Good morning, everyone.

Speaker 1

Morning.

Speaker 0

Morning. Maybe sticking with the theme of water, what are you seeing right now in terms of the impact of SGMA on some of your properties? Has that kind of largely played out? Do you think there are certain specific assets that, for whatever reason, maybe don't have, you know, where your bank water would maybe be less useful that are still at risk? Has that all, you know, all the regulatory changes, all the water needs, kind of already been determined? Just kind of where are we in that process?

Speaker 1

No, there's still changes coming from SGMA. So far, we seem to be ahead of the curve on that. You never know what the government's going to do. They're meeting. There's been lawsuits that have been filed by groups of farmers. In fact, I think we were one of the participants in one of those suits. If the government gets a little antsy and starts favoring some of their friends, that makes it very difficult to figure out what to do. Right now, we are in good shape. We're not in excellent shape, but I don't think we got any problems coming on the water side this year. This year has been a good year for us. I think, quite frankly, most of the farms could stand two or three more years without good year-ends.

Water prices, I think, are going to hurt some people if we get a dry year this year. We are not going to have that problem. Water is your right to emphasize the water side of the business because it's not as important as the trees, but the water for the trees is very important. You can't grow strawberries without a lot of water. A lot of the vegetables are very, very heavy in the water side, using water. We do most of our heavy water growing in the east, which, and certainly in Florida, you stick a stick in the ground and water comes up because it's so low down there. At the end of the day, the worry for water is all over California. We seem to be in great shape, thanks to the team that has found water at a reasonably low price. We've bought it.

We store it in the aquifers. We've become big holders of water in the aquifers. We did during the year when it was raining so much, so we built up some of the farms that we have and poured water from the creeks and other places into that. In fact, the kids that are doing that for us were laughing really hard because they kept calling it Lake Gladstone. We have a lot of water on the ground. It goes pretty fast. While we have 18 billion gallons, you just never know how dry it's going to be. Right now, the weather in California is beautiful, but it's great for growing as long as you have water. Bill, do you got anything you want to say about the water?

Speaker 0

Yeah. John, it's a great question around SGMA. Our philosophy from the beginning was to, we decided from early on, like we didn't know what the restrictions were going to look like. We knew it was going to change over time. We started out like, "Okay, we're not going to fallow an acre. We're going to figure out how on every farm that's every farm's affected by SGMA. We're going to figure out how do we get supplemental water?" The focus immediately went to kind of a long-term viewpoint on it. That's why the investment in delivery infrastructure, identifying groundwater basins where we can store water. We've been very fortunate in having some wet winters that have made a lot of water available at very good pricing. That's been how we've attacked it. We've put ourselves in a really positive position.

I would say of all of the land portfolios in California owned by different folks, particularly investment companies, investment funds, I would say the water security of our portfolios is one of the best. We just continue to do that as things evolve. We've been involved in two water adjudications. There's probably going to be another one, maybe two, that will impact us. Our focus has really been on, rather than the fight over initial allocations, it's really been on, "Okay, let's assume we have this allocation. What are we going to do to supplement and focus on projects that will help us replace some of that?" The big impact on SGMA that we've really are trying to work around, work to avoid, is we're starting to see land values bifurcate. Properties that have really weak water access are really dropping in value.

Properties that have extra infrastructure in a really good water district, those are maintaining value and even possibly increasing in value. We're really seeing the real estate market follow the impacts of SGMA. I would say our team out here, the West Coast team, probably spends 70% of its time, 75% of its time on SGMA-related issues.

Speaker 2

Okay. Yeah. One thing I'll add to that, John, is for the past three years or so, as we've said, you know, we've had wet to average years out in California, which has made, as Bill said, a lot of good buying opportunities. Now, those buying opportunities have been there for every farmer out there. Most farmers don't have the infrastructure that we've built for these groundwater recharge facilities or water banks, as we call them. Everybody's been able to buy the water, but most growers don't have anywhere to store it like we do. I mean, we've even had neighboring landowners asking us if we can store water for them in exchange for, yeah, some cash payment or leaving water behind. It provides for a small revenue stream in addition as well.

Really, the benefit is that the water that we're storing is going to put us at a huge advantage when the next drought period comes. Not that we're looking for a drought, but right now, we have about $35 million of cash that's been invested in these water assets. That's an average of about $600 per acre foot. However, if you compare that price to what the last price for water was at the end of the most recent drought, it's about a third of that price. Again, not that we're wishing for a drought, but that's when we're really going to be able to recognize the benefits of all this water that we have stored up.

Speaker 0

Yeah, we know drought is going to come. It's inevitable. We know it's going to come. We don't know when, but we know it's going to come. It's going to be the worst drought ever, and we're just being prepared for that.

Speaker 1

John, you have any other questions?

Speaker 0

Understood. Can you hear me?

Speaker 1

Yep, we can hear you.

Speaker 0

Maybe kind of building on the operated properties a little bit, is there a level that you think would be a floor based on the crop insurance you have in place today for the impact on probably 4Q revenues?

Speaker 2

I'll say that not necessarily for Q4, but overall, between these eight properties, we've invested about $25 million into the cost of growing the crops. That includes the $17 million from the six properties that we modified the leases. There are also two properties that we're directly operating ourselves with help from third-party operators. About $25 million have been invested between those eight properties in total. Insurance would, I think, cover all of our costs and maybe provide us with a small profit. The split of that, I would say, is probably a similar split from the question answered earlier, probably about 60% to 65% this year with the remaining next year. If that is the worst-case scenario, meaning we can't harvest any crops and we can't sell them, which we already know is not going to be the case.

We aren't going to have a total crop loss on these properties. Yes, crop insurance would cover the costs that we put into these properties.

Speaker 0

I want to add on that.

Speaker 2

Kind of.

Speaker 0

I don't put a note to that with the crop insurance. There's a lot of nuance to it. Generally speaking, the better the property, the better performing property, because it's based on historical, but the better performing property, the better the crop insurance. There's this little bit of irony where the best, the most well-insured situation is probably a property that's never going to experience that because they're really good performing properties. When we say we have good crop insurance, that should tell you that those assets are above average. They beat industry averages, and they're just good performing assets.

Speaker 2

Last one for me.

Speaker 0

Last one for me on the balance sheet side. Given you have kind of more of an operating component, at least in the near term, how comfortable are you? I guess where would you want to see that cash balance stay at a minimum? I'm just thinking about it in the context of, you have a decent amount of cash still on the balance sheet to be using it to pay down debt maturities. Should we expect the cash level to try to stay where it is today? Could you continue to use that to pay down debt as it matures?

Speaker 2

I wouldn't look at the cash level. It's more the overall liquidity we have. As of 6/30, we had $30 million of cash on the balance sheet. We also have an undrawn line of credit for, actually, we have two lines of credit. They total about $87 million. Those are immediately funds available to us. We also have other undrawn notes. Right now, we're looking at about $150 million of immediately available funds to us. If we had to operate all of these eight properties again, then we would pencil in $25 million for that. We have $17 million of principal payments coming due. We want to maintain probably at least $50 million of availability for the next 12 months at all times. We're well covered there.

In addition to that, we also have $170 million of properties that are unpledged that would give us another $100 million of borrowing capacity if interest rates got attractive or if we needed it for other reasons.

Speaker 0

Okay. Understood. That's it for me. Thank you very much.

Speaker 1

Okay. Operator, do we have anybody else that wants to talk to us?

Speaker 4

There are no further questions at this time.

Speaker 1

That is a shame. We like answering questions. We hope you guys will gin up some good questions for us next time. We expect that we're going to know a lot more about these farms at the next session that we have. That is the end of this conversation. We thank you all. See you next quarter.

Speaker 4

Thank you. That will conclude today's conference. You may disconnect your lines at this time. Thank you for your participation.