DDM Analysis: NXR-UN.TO

Valuation Snapshot

Stable Growth	$41.44 - $163.54	$113.57
Multi-Stage	$20.36 - $22.25	$21.29
Blended Fair Value	$67.43
Current Price	$7.71
Upside	774.56%
Decision	Buy

Dividend History & Growth Metrics (10Y)

Metric	5Y CAGR	10Y CAGR	2024	2023	2022	2021	2020	2019	2018	2017	2016	2015
DPS	23.78%	29.02%	0.43	0.39	0.36	0.22	0.16	0.15	0.14	0.10	0.06	0.05
YoY Growth	-	-	10.34%	9.84%	64.28%	40.32%	4.00%	6.35%	36.57%	87.14%	12.53%	43.81%
Dividend Yield	-	-	6.33%	5.21%	3.68%	1.71%	1.85%	1.84%	1.73%	1.26%	0.68%	0.60%

Stable Growth Model (Adjusted)

(USD in Millions except Per Share Data)

Net Income To Common (M)	78.65
(-) Cash Dividends Paid (M)	45.44
(=) Cash Retained (M)	33.22

Metric	LOW	BASE	HIGH
Required Retention Ratio	20.0%	12.5%	7.5%
(=) Cash Required (M)	15.73	9.83	5.90
Cash Retained (M)	33.22	33.22	33.22
(-) Cash Required (M)	-15.73	-9.83	-5.90
(=) Excess Retained (M)	17.48	23.38	27.32
(/) Shares Outstanding (M)	95.65	95.65	95.65
(=) Excess Retained per Share	0.18	0.24	0.29
LTM Dividend per Share	0.48	0.48	0.48
(+) Excess Retained per Share	0.18	0.24	0.29
(=) Adjusted Dividend	0.66	0.72	0.76
WACC / Discount Rate	7.17%	7.17%	7.17%
Growth Rate	5.50%	6.50%	7.50%
Fair Value	$41.44	$113.57	$163.54
Upside / Downside	437.50%	1,372.97%	2,021.16%

Multi-Stage Model: Projections

(USD in Millions)

Metric	TTM	Dec-27	Dec-28	Dec-29	Dec-30	Dec-31	Terminal
Net Income (M)	78.65	83.76	89.21	95.01	101.18	107.76	110.99
Payout Ratio	57.77%	64.22%	70.66%	77.11%	83.55%	90.00%	92.50%
Projected Dividends (M)	45.44	53.79	63.04	73.26	84.54	96.98	102.67

Multi-Stage Valuation

Metric	LOW	BASE	HIGH
WACC / Discount Rate	7.17%	7.17%	7.17%
Growth Rate	5.50%	6.50%	7.50%
Year 1 PV (M)	49.72	50.19	50.66
Year 2 PV (M)	53.85	54.88	55.91
Year 3 PV (M)	57.85	59.51	61.20
Year 4 PV (M)	61.70	64.08	66.52
Year 5 PV (M)	65.43	68.59	71.87
PV of Terminal Value (M)	1,659.03	1,739.17	1,822.37
Equity Value (M)	1,947.58	2,036.41	2,128.53
Shares Outstanding (M)	95.65	95.65	95.65
Fair Value	$20.36	$21.29	$22.25
Upside / Downside	164.11%	176.15%	188.64%

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Nexus Industrial REIT (NXR-UN.TO)

Valuation Snapshot

Dividend History & Growth Metrics (10Y)

Stable Growth Model (Adjusted)

Multi-Stage Model: Projections

Multi-Stage Valuation

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