Release Date: November 05, 2024
For the complete transcript of the earnings call, please refer to the full earnings call transcript.
Positive Points
- AvalonBay Communities Inc (AVB, Financial) exceeded core FFO guidance for the quarter by $0.03 per share, indicating strong financial performance.
- The company increased its full-year core FFO guidance for 2024 for the third time, now projecting $11.04 per share, reflecting a peer-leading 3.9% growth rate.
- AvalonBay Communities Inc (AVB) is making significant progress in transforming its operating model, with a target of $80 million in annual incremental NOI from these initiatives.
- The company has a strong balance sheet, supported by recent forward equity activity, sourcing $850 million at an implied initial cost of approximately 5% to fund future development.
- AvalonBay Communities Inc (AVB) is strategically increasing its allocation to suburban areas and expansion regions, now with 73% of its portfolio in suburban locations, benefiting from steady demand and low new supply levels.
Negative Points
- The company faces challenges in the Sunbelt regions due to high levels of new supply, which may impact rent growth and occupancy rates.
- Operating expenses are expected to grow, although at a moderated rate, with pressures from tax abatement expirations and utility costs.
- The transaction market remains thin, with limited distressed opportunities, affecting AvalonBay Communities Inc (AVB)'s ability to execute its paired trade strategy.
- Bad debt levels, while improving, are not expected to return to pre-COVID levels until 2026, indicating ongoing financial pressure.
- The development climate remains challenging due to construction costs and capital costs, impacting new project starts and overall growth.
Q & A Highlights
Q: You mentioned that deliveries as a percentage of stock should be around 1.4% next year, which I think is down a little bit from this year. Just based on what you're seeing on the ground, your pro formas, like where do you think that percentage could go over the next couple of years?
A: Sean Breslin, Chief Operating Officer: For our coastal regions, we're expecting a reduction in delivery across those regions with a slight uptick in New York City. The development climate has been challenging due to construction and capital costs, impacting merchant builders. Given the lengthy construction period in coastal markets, deliveries are likely to trend down over the next couple of years.
Q: For the four Sunbelt apartments project you started this quarter, could you talk about the underwritten yields on those and how you're looking at the value creation or margin on those projects?
A: Matthew Birenbaum, Chief Investment Officer: The projects in North Carolina and Texas are underwriting to around a 6% yield, which is on the tighter end of our range but still exceeds our cost of capital. The Austin project is unique due to its scale and infrastructure, and we believe it will face less competition by the time it leases up in 2026.
Q: Can you talk about your thoughts on what's in the pipeline that you could possibly start in '25?
A: Matthew Birenbaum, Chief Investment Officer: We could increase our start volume to around $1.5 billion next year. The mix will include projects in expansion regions and established regions like San Diego and the East Bay. We're seeing green shoots in development economics, particularly in lower density garden projects.
Q: What gives you confidence that insurance can go lower in '25?
A: Kevin O'Shea, Chief Financial Officer: We had a flat property renewal in May, indicating stabilization in insurance costs. We expect typical growth rates for renewals next year, with liability insurance being the only exception, but it comprises less than a quarter of our total insurance spend.
Q: I wanted to look at the kind of projection for improvement in lease growth in November and December. What are the indications or things you're seeing in the portfolio today that give you confidence in reacceleration?
A: Sean Breslin, Chief Operating Officer: Occupancy is stable, and asking rents are about 3% higher than last year. We expect blended rent change to improve, driven by new move-ins, with November and December showing stronger performance compared to October.
For the complete transcript of the earnings call, please refer to the full earnings call transcript.
