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Financial Performance and AFFO Growth:
- Modiv Industrial reported a 2% decrease in rental income for the first quarter, reflecting the disposition of two properties and acquisitions of industrial and manufacturing properties.
- However, adjusted funds from operations (AFFO) increased by 18%, up to $3.9 million, compared to $3.3 million in the year-ago quarter.
- The growth in AFFO was driven by a $195,000 increase in cash rental income, a $200,000 decrease in cash interest expense, and a $140,000 decrease in property expenses.

Weighted Average Lease Terms and Tenant Credit Ratings:
- The weighted average lease term for Modiv Industrial's 43 property portfolio is 14.2 years, with approximately 30% of tenants having an investment-grade credit rating of BBB or better.
- Despite the macroeconomic uncertainty, tenants are performing well, with no significant changes in rent coverage or dividend coverage.
- The stable lease terms and strong financial health of tenants support the company's focus on long-term growth in its core industrial and manufacturing sectors.

Debt Management and Financial Strategy:
- The company's debt consists of $31 million in mortgages and $250 million in outstanding borrowings, with no debt maturities until January 2027.
- Modiv Industrial reduced leverage by purchasing 275,000 shares of preferred stock, improving financial flexibility and saving $400,000 annually in preferred dividends.
- The company remains disciplined in capital allocation, focusing on acquiring accretive assets and maintaining a strong balance sheet amidst market volatility.

Stable Property Portfolio and Dividend Strategy:
- Modiv Industrial's 43-property portfolio, with annualized base rent of $39.4 million, provides a stable income stream with exposure to high-quality industrial properties.
- The company declared a cash dividend of $0.0975 per share for April, May, and June, representing an annualized dividend rate of $1.17 per share, yielding 8%.
- The stable dividend strategy is supported by the company's strong cash flow, allowing it to maintain financial discipline during market uncertainties.