0001104659-20-081206.txt : 20200706 0001104659-20-081206.hdr.sgml : 20200706 20200706160807 ACCESSION NUMBER: 0001104659-20-081206 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 13 CONFORMED PERIOD OF REPORT: 20200706 ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Other Events ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20200706 DATE AS OF CHANGE: 20200706 FILER: COMPANY DATA: COMPANY CONFORMED NAME: ALEXANDRIA REAL ESTATE EQUITIES, INC. CENTRAL INDEX KEY: 0001035443 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 954502084 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-12993 FILM NUMBER: 201013567 BUSINESS ADDRESS: STREET 1: 26 NORTH EUCLID AVENUE CITY: PASADENA STATE: CA ZIP: 91101 BUSINESS PHONE: 6265780777 MAIL ADDRESS: STREET 1: 26 NORTH EUCLID AVENUE CITY: PASADENA STATE: CA ZIP: 91101 FORMER COMPANY: FORMER CONFORMED NAME: ALEXANDRIA REAL ESTATE EQUITIES INC DATE OF NAME CHANGE: 19970311 8-K 1 tm2024124d4_8k.htm FORM 8-K
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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

 

 

FORM 8-K

CURRENT REPORT

 

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

 

Date of Report (Date of earliest event reported): July 6, 2020

 

ALEXANDRIA REAL ESTATE EQUITIES, INC.

(Exact name of registrant as specified in its charter)

 

Maryland   1-12993   95-4502084

(State or other jurisdiction

of incorporation)

 

(Commission

File Number)

 

(I.R.S. Employer

Identification No.)

26 North Euclid Avenue
Pasadena, California
  91101
(Address of principal executive offices)   (Zip Code)

Registrant’s telephone number, including area code: (626) 578-0777

N/A

(Former name or former address, if changed since last report)

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

 

¨Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 

¨Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

¨Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

¨Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 

Securities registered pursuant to Section 12(b) of the Exchange Act:

 

Title of each class   Trading Symbol(s)   Name of each exchange on which
registered
Common Stock, $.01 par value per share   ARE   New York Stock Exchange

 

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ¨

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ¨

 

 

 

 

 

 

Item 7.01. Regulation FD Disclosure.

 

Alexandria Real Estate Equities, Inc. (the “Company”) previously provided guidance as of April 27, 2020 for, among other things, earnings per share (“EPS”), funds from operations (“FFO”) per share, FFO per share, as adjusted, and key sources and uses of capital, for the Company’s fiscal year ending December 31, 2020, which guidance was included in its Quarterly Report on Form 10-Q for the quarter ended March, 31, 2020, filed with the Securities and Exchange Commission on April 27, 2020. The Company hereby updates its guidance for 2020, including key assumptions and sources and uses of capital. The key changes to guidance for 2020 are attached hereto as Exhibit 99.1 and incorporated herein by reference. The guidance included in Exhibit 99.1 shall be deemed “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934.

 

Item 8.01. Other Events.

 

Recent Developments

 

Acquisitions

 

                              Square Footage          
Property     Date of
Purchase
      Number of
Properties
      Operating
Occupancy
      Future
Development
      Active
Redevelopment
      Operating
with Future
Development/
Redevelopment
      Operating       Purchase
Price
 
Acquisitions guidance as of 4/27/20                                                                
Completed as of 3/31/20     Various       11       79 %     295,000       -       371,031       1,492,599     $ 484,579  
Completed subsequent to 3/31/20     Various       2       100 %     1,200,000       -       26,738       -       156,250  
                              1,495,000       -       397,769       1,492,599       640,829  
                                                                 
Incremental acquisitions to our guidance as of 4/27/20                                                                
Completed     Various       2       100 %     475,000       63,774       41,475       -       84,469  
Additional targeted acquisitions     2H20     TBD               TBD       TBD       TBD       TBD       1,074,702  
Incremental acquisitions to our guidance as of 4/27/20                             475,000       63,774       41,475       -       1,159,171  
2020 acquisitions guidance range as of 7/6/20                                                             $1,600,000 - 2,000,000  
                                                                 

 

 

 

 

Continuation of Strong Leasing Activity and Rental Rate Growth

 

    2Q20
Total leasing activity – RSF   1,077,510 
      
Leasing of development and redevelopment space – RSF   196,039 
      
Lease renewals and re-leasing of space:     
RSF (included in total leasing activity above)   699,130 
Rental rate increases   37.2%
Rental rate increases (cash basis)   15.0%

 

Accounts Receivable Balance

 

As of June 30, 2020:

·Our tenant receivables balance was $7.2 million.
·We have collected 99.4% of our June 2020 rents and tenant recoveries.

 

Updated Guidance as of July 6, 2020

 

On July 6, 2020, we updated our guidance for 2020 key sources and uses of capital. Key updates include projected 2020 construction spending, acquisitions, real estate dispositions and partial interest sales, and common equity, as further described below.

 

Construction Spending, Highly Leased Projects Under Construction, and Two Additional Pre-leased Projects

 

Since April 27, 2020, we have increased the midpoint of our 2020 construction spending guidance from $960.0 million to $1.35 billion to address on-going tenant demand for our development and redevelopment pipeline. The increase is primarily related to:

(i)near-term and intermediate term construction projects, including a near-term project at SD Tech by Alexandria that is 59% pre-leased and will consist of a new building aggregating 176,428 RSF;
(ii)a 100% pre-leased project at 9877 Waples Street in our San Diego market, a recently acquired property consisting of 63,774 RSF that commenced active redevelopment; and
(iii)development and redevelopment projects under construction that were 60% pre-leased as of June 30, 2020.

 

Acquisitions

 

Our 2020 guidance for acquisitions was increased by $1.2 billion at the midpoint to a range from $1.6 billion to $2.0 billion, reflecting opportunistic and unique offerings in the market related to current macroeconomic conditions. This includes $484.6 million of acquisitions completed during the first quarter of 2020, an additional $240.7 million of acquisitions completed subsequent to the first quarter of 2020 described below, and an additional range from $900.0 million to $1.3 billion of targeted acquisitions.

 

Completed acquisitions

 

Since March 31, 2020, we have closed on five value-creation acquisitions that consist of 1.7 million RSF of future development opportunities located in our Boston, San Francisco, San Diego, and Seattle markets, a 63,774 RSF redevelopment project, and 68,213 RSF of operating properties with future development and redevelopment opportunities, for $240.7 million.

 

Targeted Acquisitions

 

Based upon existing and anticipated attractive acquisition opportunities in our markets, we expect to acquire an additional $900.0 million to $1.3 billion of real estate assets in the second half of 2020.

 

Opportunity to Reinvest Capital from Real Estate Dispositions and Partial Interest Sales

 

Our updated guidance includes real estate dispositions and partial interest sales in a range of $1.0 billion to $1.5 billion. Proceeds from these forecasted sales are expected to fund a portion of construction spending and the acquisitions noted above, in addition to providing significant capital for growth over the next two to three quarters.

 

 

 

 

Outstanding Forward Equity Sales Agreements

 

In January 2020, we completed $1.0 billion of forward equity sales agreements to sell an aggregate of 6.9 million shares of our common stock (including the exercise of an underwriters’ option) at a public offering price of $155.00 per share, before underwriting discounts.

 

In March 2020, we settled 3.4 million shares from our forward equity sales agreements and received proceeds of $500.0 million.

 

As of July 6, 2020, 3.5 million shares of our common stock remain outstanding under forward equity sales agreements, for which we expect to receive proceeds of $519.6 million to be further adjusted as provided in the sales agreements. We expect to settle the remaining outstanding forward equity sales agreements in 2020.

 

At-the-Market Common Stock Offering Program

 

During the second quarter of 2020, there was no activity under our “at the market” common stock offering program. As of July 6, 2020, the remaining aggregate amount available under our current program for future sales of common stock is $843.7 million.

 

Summary of Changes in Sources and Uses of Capital

 

Our guidance issued April 27, 2020, reflected a reduction in our 2020 forecasted construction spend, acquisitions and issuance of common equity. These reductions were deemed necessary while we monitored the impact of COVID-19 on many areas that could impact our business, including the overall macro and capital market environments.

 

Our updated guidance for 2020 reflects increases in uses of capital to address on-going demand for our development and redevelopment projects and opportunistic and unique real estate investment opportunities. Our updated construction spend has moved closer to our initial spend forecast for 2020. Additionally, our initial guidance for 2020 anticipated meaningful acquisitions opportunities. Our updated 2020 acquisition guidance continues to reflect opportunistic offerings in the market with an increase above our initial acquisition guidance to be funded through forecasted real estate dispositions and partial interest sales.

 

      As of July 6, 2020(1)     Key
Changes
from
Midpoint
as of
    Guidance Midpoint
as of
 
                Febuary 3,     April 27,     February 3,  
    Range     Midpoint     2020     2020(2)     2020(3)  
Key Sources and Uses of Capital:                                    
Real estate dispositions and partial interest sales   $ 1,000     $ 1,500     $ 1,250     $ 1,200     $ 50 (4)   $ 50 (4)
Common equity   $ 1,680     $ 2,080     $ 1,880     $ (20 )   $ 1,020 (4)   $ 1,900 (4)
Construction   $ 1,200     $ 1,500     $ 1,350     $ (250 )   $ 960     $ 1,600  
Acquisitions   $ 1,600     $ 2,000     $ 1,800     $ 850     $ 650     $ 950  

 

 

(1)Represents our updated guidance range as of July 6, 2020.
(2)Represents the midpoint of our guidance range presented on April 27, 2020.
(3)Represents the midpoint of our guidance range presented on February 3, 2020.
(4)Our previous guidance included a combined amount for real estate dispositions, partial interest sales, and common equity. Amounts presented have been split into two separate categories for 1) actual real estate dispositions and partial interest sales completed through July 6, 2020, and 2) common equity.

 

 

 

 

Item 9.01. Financial Statements and Exhibits.

 

(d) Exhibits

 

99.1 Key Updates to 2020 Guidance issued by Alexandria Real Estate Equities, Inc. on July 6, 2020.
104 Cover Page Interactive Data File (embedded within the Inline XBRL document).

 

The exhibit referenced herein provides key assumptions included in our guidance for the year ending December 31, 2020. Our expected sources and uses of capital are subject to a number of variables and uncertainties, including those discussed under the “Forward-looking statements” section under Part I and the “Risk Factors” section under Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2019 and in our Quarterly Report on Form 10-Q for the quarter ended March 31, 2020. We expect to update our forecast of sources and uses of capital on a quarterly basis.

 

 

 

 

SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

  ALEXANDRIA REAL ESTATE EQUITIES, INC.
   
   
Date: July 6, 2020 By: /s/ Dean A. Shigenaga
   

Dean A. Shigenaga

Co- President and Chief Financial Officer

 

 

 

 

EX-99.1 2 tm2024124d4_ex99-1.htm EXHIBIT 99.1

 

EXHIBIT 99.1

 

ALEXANDRIA REAL ESTATE EQUITIES, INC.

 

Key Updates to 2020 Guidance

 

The following provides key updates to our 2020 guidance based on our current view of existing market conditions and other assumptions for the year ending December 31, 2020. There can be no assurance that actual amounts will not be materially higher or lower than these expectations.

 

   2020 Guidance 
Projected 2020 Earnings per Share and Funds From Operations per Share Attributable to Alexandria’s Common Stockholders - Diluted  As of 7/6/20  As of 4/27/20 
Earnings per share(1)  $ 1.69 to $1.79  $ 1.69 to $1.79 
Depreciation and amortization of real estate assets   5.15   5.15 
Impairment of real estate – rental properties   0.06   0.06 
Allocation to unvested restricted stock awards   (0.04)  (0.04)
Funds from operations per share  $6.86 to $6.96  $6.86 to $6.96 
Unrealized losses on non-real estate investments(1)   0.14   0.14 
Impairment of non-real estate investments   0.16   0.16 
Impairment of real estate   0.10   0.10 
Allocation to unvested restricted stock awards   (0.01)  (0.01)
Funds from operations per share, as adjusted(1)  $7.25 to $7.35  $7.25 to $7.35 
Midpoint  $7.30  $7.30 

 

(1) Excludes unrealized gains or losses after March 31, 2020, that are required to be recognized in earnings and are excluded from funds from operations per share, as adjusted.

 

Key updates include projected 2020 construction spending, acquisitions, real estate dispositions and partial interest sales, and common equity, as shown in the table on the following page. Our updated guidance includes real estate dispositions and partial interest sales in a range of $1.0 billion to $1.5 billion. Proceeds from these forecasted sales are expected to fund a portion of the increase in construction spending and acquisitions shown below, in addition to providing significant capital for growth over the next two to three quarters. We remain committed to our guidance for net debt and preferred stock to Adjusted EBITDA – fourth quarter of 2020, annualized, of less than or equal to 5.3x.

 

 

 

 

Certain Key 2020 Guidance Items

 

   2020 Guidance         
Key Sources and Uses of Capital
(In millions)
  Range   Midpoint       Key Changes in
Midpoint
 
Sources of capital:                    
Net cash provided by operating activities after dividends  $185   $225   $205          
Incremental debt   515    275    395          
Real estate dispositions and partial interest sales   1,000    1,500    1,250  (1)   $ 1,200 (1)
Common equity   1,680    2,080    1,880  (2)   $860 (2)
Total sources of capital  $3,380   $4,080   $3,730         
                         
Uses of capital:                        
Construction  $1,200   $1,500   $1,350       $390 (3)
Acquisitions   1,600    2,000    1,800       $1,150 (4)
Total uses of capital  $2,800   $3,500   $3,150          
                         
Incremental debt (included above):                        
Issuance of unsecured senior notes payable  $700   $700   $700          
$3.0 billion unsecured senior lines of credit and other   (185)   (425)   (305 )       
Incremental debt  $515   $275   $395          
                         
Excess sources of capital (1)            $580          

 

  2020 Guidance      

Key Assumptions

  Low   High 

Midpoint

 

Changes in
Midpoint

 
Capitalization of interest   $117 million   $127 million  $122 million   + $15 million 
Interest expense   $170 million   $180 million  $175 million   - $15 million 

 

(1)Our updated 2020 guidance range for real estate dispositions and partial interest sales is $1.0 billion to $1.5 billion and represents a $1.2 billion increase in the midpoint from our guidance as of April 27, 2020. Included in our prior combined guidance for real estate dispositions, partial interest sales, and common equity was $51.1 million related to a partial interest sale completed in April 2020. Proceeds from these forecasted sales are expected to fund a portion of the increase in construction spending and acquisitions noted in footnotes three and four, in addition to providing significant capital for growth over the next two to three quarters.
(2)Our updated 2020 guidance range for common equity is $1.7 billion to $2.1 billion, and represents a $860 million increase in the midpoint from our guidance as of April 27, 2020. Included in our prior combined guidance for real estate dispositions, partial interest sales, and common equity was the completion of $1.0 billion of forward equity sales agreements to sell an aggregate of 6.9 million shares of our common stock (including the exercise of an underwriters’ option) at a public offering price of $155.00 per share, before underwriting discounts, which was completed in January 2020. In March 2020, we settled 3.4 million shares from our forward equity sales agreements and received proceeds of $500.0 million. As of July 6, 2020, 3.5 million shares of our common stock remain outstanding under forward equity sales agreements, for which we expect to receive proceeds of $519.6 million to be further adjusted as provided in the sales agreements. We expect to settle the remaining outstanding forward equity sales agreements in 2020.
(3)Our 2020 guidance for construction spending was increased by $390.0 million at the midpoint to a range from $1.2 billion to $1.5 billion to address on-going tenant demand for our development and redevelopment pipeline.
(4)Our 2020 guidance for acquisitions was increased by $1.2 billion at the midpoint to a range from $1.6 billion to $2.0 billion reflecting opportunistic and unique offerings in the market related to current macroeconomic conditions.

 

 

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