Equinix

Matt McGregor (Executive Vice President and Chief Investment Officer)

Thank you, Paul Let me start with the macro backdrop, because the structural setup for our portfolio has become increasingly compelling and even the largest real estate investors in the world are now publicly validating the thesis we have been articulating. Last week, John Gray described real estate as a sleeping giant at Blackstone and signaled conviction that an acceleration is approaching, particularly around sectors with favorable supply demand fundamentals. Reinforcing this point, they highlighted the collapse of new supply will be very supportive of fundamentals over time across major sectors, including multifamily, where industry forecasts call for deliveries this year to be at their lowest level in 12 years. That's the headline. The multifamily deliveries in 2026 will be at their lowest level since 2014. That is precisely the supply backdrop we are operating in, and it is the primary structural driver of our confidence in the second half of the year and into 2027. Let me put some numbers around it. National multifamily Deliveries peaked near 700,000 units in 2024 and are declining sharply. New construction starts have fallen 70% from their peak, and units under construction nationally have declined 29% from their Q1 2024 high of 760,000 units. By Q4 of this year, net deliveries are projected to fall to roughly 69,000

OPERATOR

units nationally, the lowest level in a decade. In our Sunbelt markets, this deceleration is even more pronounced in NXRT specific submarkets. The demand picture is compelling. Q1 net absorption was positive 1,307 units against supply of 2,426 units, with total demand of 3,733 units for the full year, our submarkets are Projected to see 10,158 units of supply against 10,239 units of demand. Effectively a balanced market with demand now. outpacing the remaining supply wave. On the demand side, homeownership remains increasingly out of reach. Today, average monthly mortgage payments run 36.7% above average multifamily rents. Nationally, move outs to purchase a home fell to 7.9% for the quarter, down 10.6% down from 10.6% a year ago. The longer term demographic picture remains favorable as I covered last quarter. The bottom line here While near term fundamentals are weaker than initially expected in select markets, the structural setup is improving quarter by quarter. The supply cliff, the construction starts collapse, the demand supply convergence. These are all intact and accelerating. The recovery is asymmetric rather than synchronized. With roughly 35% of our NOI already at or near equilibrium and another 44% reaching that threshold through the balance of the year, we expect fundamentals to stabilize and then accelerate as the back half of 2026 unfolds onto operating performance. Let me walk through the leasing cadence because the monthly trajectory tells the story. Across 1,388 new leases signed in Q1, our new lease tradeout was a negative 6.6% or $97 per unit decrease. On 1,528 renewal transactions, we achieved positive 2.3% or $33 per unit increase. The blended rate across 2,916 total transactions was negative 1.9%. The monthly progression is what matters. New lease Tradeouts improved from negative 7% in January to negative 5.6 in March. Blended tradeouts narrowed from negative 1.9% in January to negative 1.7% in March and the momentum has continued into April. New lease tradeouts have improved to approximately negative 4% month to date, a 300 basis point improvement. From January to April, blended trade offs have narrowed to approximately negative 1.2%. At the market level, Las Vegas renewals led the portfolio at positive 12.2% or $164 per unit increase. Raleigh renewals grew 2.2% with new lease tradeouts at a negative 3.8%, the shallowest decline in the portfolio. Dallas even generated 181 renewals at a positive 1.9%. On the occupancy front, the same store portfolio closed Q1 at 93.6. Physical occupancy up from 92.6 at the start of the quarter and 92.7 at the end of Q4. April month to date has improved to 93.9% and our lease percentage reached 95.9%, the highest since Q3 of 2025 per apartment IQ data. Our portfolio is outperforming market comps by 136 basis points in occupancy, which validates both our pricing discipline and the effectiveness of our centralized leasing program. Resident turnover was 44.4%, essentially flat sequentially, but down from 46.3% a year ago. Resident retention improved to 55.6% with March reaching 57.2%. Same store total income was 61.4 million, down 2.2% year over year. Rental revenue declined 3.1%, partially offset by a 39% increase in other income driven primarily by resident amenity fee programs, which added 469,000 of incremental revenue versus the prior year. The standout within revenue is bad debt. We achieved 55 basis points of gross potential rent in Q1, down 45.7% year over year from 1.02% of GPR. This is a structural improvement driven by AI enhanced screening and centralized credit evaluation, not a one quarter anomaly. On to Concessions Let me address concessions directly because I know this is in the front of mind for our investors. First, the context. Our portfolio level concession rate is 1.9% of gross potential rent per apartment IQ. The competitive set in our submarkets is running 5.7%. That is a 380 basis point advantage and it reflects a deliberate operating philosophy. We compete on occupancy through operational execution and technology, not through concession give backs. Our revenue per available unit exceeded comps by 3.77% in Q1. Second, the concentration total concessions were approximately 1.15 million in the quarter, up from 271,000 in Q1 of 2025. However, a 39% of the year over year, year over year increase or 342,000 was driven by a single asset, a Vaughn at Pembroke Pines, where a concentrated competitive supply wave entered the submarket in Q4 2025. Concessions were deployed proactively to defend occupancy and market position and that strategy has worked. We closed Q1 at 94.1% occupancy at Pembroke and have continued to build reaching 94.9% quarter to date. Concessions at Pembroke have already been reduced from one month free to a $500 incentive, which is a 75% reduction excluding a bond. The portfolio concession increase was approximately 5,535,000 or roughly two times the prior year elevated, but a fundamentally different story than the headline. Third and most importantly, the forward trajectory our full year 2026 operating forecast projects concession utilization declined 75% from Q1 levels. By the second half of the year, Q1 again ran at 2% of GPR. We forecast Q2 at 1% of GPR, Q3 at 50 basis points and Q4 at 40 basis points. Simultaneously, financial occupancy improves from 92.8% in Q1 to 94% in Q2 and 94.1% in Q3. Six of our 10 markets showed improving concession environments sequentially in Q1 versus Q4 of 2025. Those are Atlanta, Las Vegas, Nashville, Orlando, Raleigh and South Florida. Even in the even the four markets still facing supply driven pressure, the rate of deterioration has stopped. As one month free concessions roll off, we realize an approximately 8% pop in effective rents without raising prices. This is an embedded tailwind that begins to materialize through the balance of the year as supply deliveries decelerate and seasonal demand strengthens. We believe Q1 was the trough for concession deployment in this cycle. Let me spend a few minutes on the Technology platform as Paul alluded to. Because Q1 results are a direct product of the investments we have been making. We're deploying a two layer architecture model for technology. Layer one is Property Operations, BH Management and their Funnel Leasing AI CRM platform handling day to day leasing, maintenance and resident services under their centralized operating model. Layer two is what we are building at the Advisor level. Next Point Intelligence, an asset management platform that drives better decisions at the portfolio, market and unit level. We are literally building agents per property across the portfolio to enhance predictive analytics. This architecture is deliberate self managed Peers investing in AI must spend across both layers simultaneously. Our model delivers a disproportionate share of the AI impact at a fraction of the capital outlay. BH Management's Funnel AI platform gives us the Property Operations layer as a managed service and we focus our investment on the Intelligence layer where the highest value judgments happen. We will provide the full AI product roadmap and financial impact thesis at REIT week in early June. Q1 results from the Platform Our AI powered leasing platform processed 31,882 leads and converted them into 1,571 signed leases during the quarter. A 4.9% lead to lease conversion rate versus the industry benchmark of 3.2%. Year over year leads were up 26% and applications were up 34% with move ins up 53%. Our torta application conversion hit 36.8% for the quarter. The best of the four quarters since we launched our new AI enabled CRM system, self guided touring technology enabled 24.7 of our leases to be executed after business hours demand that would have been lost entirely without technology enabled engagement. We hosted nearly 800 self guided tours during the quarter and expect to surpass 1000 per quarter. As we move into peak leasing season, 59% of self guided visitors submit a lease application and extraordinary conversion rate that speaks to the quality of the funnel. The 4.3% payroll reduction, the 45.7% improvement in bad debt, the 136 basis point occupancy advantage over comps and concessions at 9.1.9% of GPR versus 5.7% for the comps. These are all outputs of decentralized data driven model. Turning to Sedona at Lone Mountain as a quick update on our latest acquisition, as a reminder, we acquired this 321 unit community in North Las Vegas in December for 73.25 million occupancy. Closed Q1 is 87.9% and as of April 28th the property is approximately 90.3% with a projected 30 day trend of 92.2%. The rent roll cleanup and operating recovery is ahead of our underwriting and tracking well ahead of budget. Q1 rental income beat budget by 6.7% or approximately 88,000, driven by lower than expected bad debt write offs. Total expenses beat budget by 13.4% or $71,000 all in NOI is leading budget by 13.4% or$130,000 through Q1. We continue to target a 7.2% NOI CAGR through 2029, taking this asset from a high 5 cap acquisition to a 7.5% stabilized yield onto the transaction market. Capital Recycling and other Earnings Opportunities for Walker Dunlop Q1 2026 institutional multifamily sales volume was 15.1 billion across 213 deals at a weighted average cap rate of 5.09% and $260,000 per unit full year. 2025 volume reached 161.6 billion, up 9.1% year over year. Institutional capital is returning selectively with institutions and REITs comprising 36.6 of multifamily acquisitions in 2025, the highest share since 2019 related to our capital recycling and transaction activity. I wanted to address proactively one element of our potential earnings growth that Paul touched on the role of strategic fee and interest income generated through our Advisors DST platform. Some Context Our advisor NextPoint is one of the larger Sponsor Largest sponsors of Delaware Statutory Trust in the United States, distributing through the Next Point Securities Broker dealer network. Since 2017, Next Point has sponsored over $4 billion of DSTs across a variety of property types, including Core and Core plus multifamily. The DST market itself reached a record of 8.4 billion of equity raised in 2025 of 49% year over year, and multifamily is the largest category within it. Each DST transaction generates fee opportunities for sponsors financing acquisition asset management fees and creates lending and bridge capital opportunities where a balance sheet partner is needed. Looking forward, we see meaningfully meaningful potential for additional activity of this type. Within xrt. The DST platform is active, the multifamily category within it continues to grow and NXRT's balance sheet positioning is well suited to participate selectively. While we are not embedding additional transactions in our 2026 guidance, we believe the platform represents a credible source of incremental earnings optionality potentially in the range of $0.10 to $0.20 of core FFO over the next 12 months under favorable conditions balanced against our risk adjusted return discipline and capital availability. More broadly, this reflects a deliberate Strategy to diversify NXRT's earnings streams. Larger peers like Prologis, Welltower Realty Income, Ventas, Equinix have all built private capital platforms in response to capital markets dynamics where publicly where public equity costs can be prohibited in xrt through its external advisor, possesses the core infrastructure to pursue a similar appropriately scaled strategy. We will be outlining the broader vision at this at Narek in early June. Let me close with this. We're entering, we are. We are entering the most favorable supply of backdrop in over a decade. Again, Blackstone is calling multifamily a sleeping giant. New construction starts are down 70% from the peak, deliveries are projected at their lowest level in 12 years and demand is absorbing the remaining supply wave. In our submarkets the setup is asymmetric. 2026 absorbs the swap repricing in the supply tail, 2027 captures the supply cliff and earn in to put numbers around that earn in if new lease growth returns 2% by Q4 of this year. Consistent with the deliveries cliff. The carryover earn in alone delivers 150 to 200 basis points of 2027 same store revenue growth before a single new 2027 lease is signed. We're not providing 2027 guidance today obviously, but the structural drivers are clear and they compound in our favor. Against that backdrop, our operating platform is performing bad. Debt is at a multi year low Payroll is declining. Insurance renewed significantly better than expected. Leasing conversion rates are at record levels. Concessions at 1.9% of gross potential rent versus 5.7% for the competitive set. Occupancy is building again, 93.9% in April. And rising potential for DST transactions generate incremental fee and interest income to diversify our earnings streams. But the operating thesis still stands on its own. The monthly trajectory is encouraging. New lease tradeouts improved 300 basis points from January, January to April. And we're entering the peak leasing season with strong conversion metrics, declining supply, and really tepid expectations. Indeed, the trends and trajectories give us reason for optimism. We appreciate everyone's continued hard work here at NextPoint BH. And with that, we'll turn the call over to the operator for questions at this time. If you would like to ask a question, press Star followed by the number one on your telephone keypad. We'll pause for just a moment to compile the Q and A roster. There are no questions at this time. Oh, sorry. We do have a question from Michael Lewis with Truist Securities.

Michael Lewis (Equity Analyst)

Thank you. My first question I wanted to ask you talked about it a little bit. This 200 basis point difference between the occupied and lease percentages. I was just wondering if there's any opportunity to narrow that. And likewise, you know, the resident retention in the mid 50% range looks like it was going up the last couple of months. You know, do you see upside there through operational efficiencies as well?

Bonner McDermott (Vice President, Asset and Investment Management)

Yeah, definitely. Thanks, Michael, and good morning. Yeah, we definitely see an opportunity to continue to drive renewals and also retention, particularly as, you know, you get in the summer months. Folks don't want to move, you know, in our southeastern southwestern market. So that's always been a core focus in any incremental improvement there just obviously allows us to drive new lease growth as the supply wave captures in Bonner. I don't know if you have anything added to the first. First point. Yes, I think on that spread, I mean, you know, here we are in April, right? It's the start of kind of peak leasing season. The properties are looking great. Traffic flows, you know, I think in the highlight section, you can kind of see due to last year, you know, traffic patterns, right? This, this is where we, our demand funnel is the widest. Getting that lease percentage higher. That helps us with pricing power. Right? With fewer units available, we're able to push pricing dynamics a little bit more, try to continue to narrow that gap on the new lease pricing side. So that's the Focus pushing as Matt alluded to going into the back half of the year, continuing to hopefully start to inflect positively on rates. So, you know, the more leases we can sign, I think the better, better pricing dynamics we have.

Michael Lewis (Equity Analyst)

Okay, thanks. And then, you know, you talked about the core portfolio like it was, you know, essentially in line. You kept the full year, same store guidance, but occupancy was up quite a bit in almost all the markets. You know, Vegas was up a lot sequentially. I was wondering if the occupancy increase surprised you at all. And you know, is it fair that you're that one Q kind of ran in line with your expectations or are you running a little bit ahead to start the year? How would you kind of frame that?

Bonner McDermott (Vice President, Asset and Investment Management)

I think, I think Q1 to me and Bonner, you can give your thoughts, but to me Q1 felt better. I wouldn't say we hit our, you know, our budget. In fact we missed, you know, I think we missed our NOI budget by a quarter million or 300,000. But it did, it did feel better from a demand perspective in that, you know, we saw the rent rolls continue to firm, we saw trends build and we didn't, we didn't particularly give up that much or at least give up that much relative to the prior quarters. And so I personally was pleased with, as you can tell from my prepared remarks, I think it's firming out there and I'm pleased with the trajectory and the trends in occupancy. Bonner, if you have anything to add. Yeah, I think look on our aggressive forecast internally, I think we'd love to squeeze 10, 20 basis points higher on occupancy. It is improving and that's structurally where we're looking to go in the peak leasing season. I would say that the major wins, and Matt described it in the call, the ability to squeeze that debt back down to 55 basis points. I mean that to us is a real win. And I think that we utilize a software technology called Two Dots. We're getting to a point now where we can get to a credit screening approval on an application in a 15 minute interaction and being able to close those leads same day, same interaction where, you know, some of our prospects may be, you know, applying here and across the street. That time to decision is really important to us. So that's, that's helping some of the occupancy. The, you know, the operating platform that we're building is really helping. So I would say, you know, we're happy with occupancy. We'd love to continue to build it. You know, we described a little bit of the uptick in concession utilization, you know, hoping, hoping to see that moderate but overall, you know, revenue expectations or within, you know, one penny of kind of our, you know, optimistic goal for the quarter.

Michael Lewis (Equity Analyst)

Okay. And then lastly for me this seems like the most, the most interesting question. I don't know exactly how to frame it or if you could answer it. But you, you know, so the, the interest expense is going to be higher because rates are higher. It sounds like the offset is the fee income that you talked about. Is there anything, you know, you said you're going to give more details at nareit. Is there anything more to say about, you know, how that's kind of offsetting this year? You know, what, what you need to, what you're investing or what you're earning or what exactly you're going to be doing to earn? I think you said 10 cents to 20 cents over the next 12 months. Is there any more detail you could share on that? Yeah, happy to. So the one thing we know is that, you know, we're going to be wrong on the curve. You know, it's bouncing around. It has bounced around. And you know, I think unfortunately for us the sell side tends to model max rate pain and weakest fundamentals out there possibly. So that's, that's the backdrop as our, you know, as the next point platform. We manage about 20 billion or so across a variety of property types and have built out broker dealer infrastructure, you know, across, across those property types. And that allows, you know, NXRT to utilize that broker dealer infrastructure. And what, and what I mean by that is NexPoint Residential would sponsor the DST program. And so basically utilizing the balance sheet, we could be a lender to the transaction and make a spread above our, above our credit line. You have 300 to 400 basis point spread there. The sponsor typically takes acquisition fees which could be, you know, 1 to 2% of the gross purchase price of the deal. So you can estimate that fee income to be, you know, typically 1 to $2.5 million per transaction. And so it adds up and you know, given, given the fact that, you know, we, I think we've been an aligned shareholder here since inception, you know, when we took public with fee fee deferrals, fee waivers, extraordinary side by side alignment and ownership. This is just another tool in our toolkit to help earnings and diversify earnings. And so we think it's the right thing to do for the business. And look, hope is we don't need it. The curve comes our way, we're able to swap appropriately and opportunistically and then just add this extra earnings layer on top of it. So we see it as a good thing. Okay, thank you.

Buckhorn

Your next question comes from Buckhorn with Raymond James.

Matt McGregor (Executive Vice President and Chief Investment Officer)

Hey, good morning, guys. Congrats. I was just wondering if you could give us a little bit more detail on the Real estate taxes line and I guess, you know, what were the good guys and kind of how that, you know, those year over year comps are looking as you peer into the back half in terms of appraisals or potential, you know, recoveries or just kind of what, what's going on with taxes this quarter and the outlook for the remainder of the year. Yeah, I'll be happy to help you with that. So, you know, Q1, we were still fighting last year's taxes, right? We got, got some wins on the board. I think in particular, Dallas, Dallas County DFW had had a number of favorable protests from last year roll into the Q1 booking. In terms of kind of the, you know, overall, I would say, yeah, we've been working with our tax consultants, right. We've gotten kind of initial values notices in May in Texas and a couple other of our municipalities. And, you know, overall, I think our outlook, you know, is pretty stable. It's, you know, valuations are down, there's less, you know, ammunition, there's less, you know, sales that are really pushing kind of the equal and uniform story for us. So we believe, you know, I think taxes, you know, should be favorable this year to the last couple. I think we've got, you know, we've got in Our numbers roughly 4.1% year over year growth at the midpoint with some of the savings, you know, in the Q1 booking. So, you know, we're going to continue to shoot to outperform that work to do there. Some of those, you know, fights roll into the next year. But overall, the outlook is kind of in the 3 to 4% range. And we booked, I think, three or four settlements in Q1 to help that quarterly number.

Buckhorn

Got it. That's very helpful. Color and just on the repairs and maintenance expenses that you mentioned, you know, you pulled forward some deferred capex. Is that trend going to continue into the second quarter? When is, you know, when does that kind of deferred capex spending or that maintenance spend start to normalize? Yeah, I think there were a few things that were a little bit noisy. Again, it's one quarter, you know, some of that is seasonal, some of that is lender driven. On the 2024 refi, we think RNM broadly stabilizes. And when you look at the component parts of RNM that we report, one of the things that's in there is that service contract revenue. And it probably deserves some better specification outside that that that includes our bulk fiber contract billing. So it looks a little bit, you know, outsized, but there, there is a revenue offset there. So, you know, Q1, I would say we, we got hit by a couple kind of one timey things, a few of the deferred maintenance items Matt mentioned. But I think the outlook for the year generally is pretty favorable. Again, kind of, you know, inflation level of, of RNM growth and then we're certainly, you know, working to, you know, outperform. Got it. All right, very helpful, guys. Congrats. Good job.

Matt McGregor (Executive Vice President and Chief Investment Officer)

Thanks, Bo.

OPERATOR

There are no further questions at this time.

Paul Richards (Executive Vice President and Chief Financial Officer)

All right, thanks for everyone's participation and look forward to speaking seeing everyone at NAREIT in June. Have a good day.