0001327978-20-000014.txt : 20200214 0001327978-20-000014.hdr.sgml : 20200214 20200214145030 ACCESSION NUMBER: 0001327978-20-000014 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 2 CONFORMED PERIOD OF REPORT: 20200131 ITEM INFORMATION: Other Events ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20200214 DATE AS OF CHANGE: 20200214 FILER: COMPANY DATA: COMPANY CONFORMED NAME: Black Creek Diversified Property Fund Inc. CENTRAL INDEX KEY: 0001327978 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 300309068 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 000-52596 FILM NUMBER: 20618313 BUSINESS ADDRESS: STREET 1: 518 SEVENTEENTH STREET STREET 2: 17TH FLOOR CITY: DENVER STATE: CO ZIP: 80202 BUSINESS PHONE: (303)228-2200 MAIL ADDRESS: STREET 1: 518 SEVENTEENTH STREET STREET 2: 17TH FLOOR CITY: DENVER STATE: CO ZIP: 80202 FORMER COMPANY: FORMER CONFORMED NAME: Dividend Capital Diversified Property Fund Inc. DATE OF NAME CHANGE: 20120712 FORMER COMPANY: FORMER CONFORMED NAME: Dividend Capital Total Realty Trust Inc. DATE OF NAME CHANGE: 20050520 8-K 1 dpf21420form8-kjan2020nav.htm 8-K Document


 
 
 
 
 
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): January 31, 2020
 
 
 BLACK CREEK DIVERSIFIED PROPERTY FUND INC.
(Exact Name of Registrant as Specified in its Charter)
 
 
Maryland
 
000-52596
 
30-0309068
(State or other jurisdiction
of incorporation)
 
(Commission File No.)
 
(I.R.S. Employer
Identification No.)
518 Seventeenth Street, 17th Floor, Denver, CO
 
80202
(Address of Principal Executive Offices)
 
(Zip Code)
(303) 228-2200
(Registrant’s telephone number, including area code)
Not applicable
(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 (see General Instruction A.2. below):
☐
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 Act: None
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 8.01    Other Events.
Black Creek Diversified Property Fund Inc. (referred to herein as the “Company,” “we,” “our,” or “us”) is filing this Current Report on Form 8-K in order to disclose the most recent transaction price and net asset value (“NAV”) per share, as determined in accordance with the Company’s valuation procedures, for each of its classes of common stock. 
March 1, 2020 Transaction Price
The transaction price for each share class of our common stock for subscriptions accepted (and distribution reinvestment plan issuances) as of March 1, 2020 (and redemptions as of February 29, 2020) is as follows:
Share Class
 
Transaction Price (per share)
Class T
 
$
7.5096

Class S
 
$
7.5096

Class D
 
$
7.5096

Class I
 
$
7.5096

Class E
 
$
7.5096

The transaction price for each of our share classes is equal to such class’s NAV per share as of January 31, 2020. A calculation of the NAV per share is set forth below. The purchase price of our common stock for each share class equals the transaction price of such class, plus applicable upfront selling commissions and dealer manager fees.
January 31, 2020 NAV Per Share
Our board of directors, including a majority of our independent directors, has adopted valuation procedures, as amended from time to time, that contain a comprehensive set of methodologies to be used in connection with the calculation of our NAV. Our most recent NAV per share for each share class, which is updated as of the last calendar day of each month, is posted on our website at www.blackcreekdiversified.com and is also available on our toll-free, automated telephone line at (888) 310-9352. Please see our valuation procedures filed with our most recent Annual Report on Form 10-K and our subsequent Quarterly Reports and Current Reports, which were filed with the Securities and Exchange Commission (the “SEC”) and are available on the SEC’s website at www.sec.gov, for a more detailed description of our valuation procedures, including important disclosure regarding real property valuations provided by Altus Group U.S. Inc. (the “Independent Valuation Firm”). All parties engaged by us in the calculation of our NAV, including the external advisor, are subject to the oversight of our board of directors. Generally, all of our real properties are appraised once each calendar year by third party appraisal firms in accordance with our valuation guidelines and such appraisals are reviewed by the Independent Valuation Firm.
As used below, “Fund Interests” means our outstanding shares of common stock, along with the partnership units in our operating partnership (“OP Units”) held by third parties, and “Aggregate Fund NAV” means the NAV of all of the Fund Interests.




The following table sets forth the components of total NAV as of January 31, 2020 and December 31, 2019:
 
 
As of
(in thousands)
 
January 31, 2020
 
December 31, 2019
Investments in office properties
 
$
728,700

 
$
727,450

Investments in retail properties
 
906,050

 
866,400

Investments in multi-family properties
 
305,000

 
301,850

Investments in industrial properties
 
234,450

 
234,450

Investments in debt assets
 
22,524

 
22,007

Cash and cash equivalents
 
71,024

 
97,280

Restricted cash
 
10,672

 
10,010

Other assets
 
29,732

 
28,049

Line of credit, term loans and mortgage notes
 
(852,634
)
 
(852,857
)
Financing obligations associated with our DST Program
 
(274,432
)
 
(262,692
)
Other liabilities
 
(33,152
)
 
(37,130
)
Accrued performance-based fee
 
(489
)
 
(3,776
)
Accrued advisory fees
 
(1,327
)
 
(1,256
)
Aggregate Fund NAV
 
$
1,146,118

 
$
1,129,785

Total Fund Interests outstanding
 
152,620

 
150,766


The following table sets forth the NAV per Fund Interest as of January 31, 2020 and December 31, 2019:
(in thousands, except per Fund Interest data)
 
Total
 
Class T
Shares
 
Class S
Shares
 
Class D
Shares
 
Class I
Shares
 
Class E
Shares
 
OP Units
As of January 31, 2020
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Monthly NAV
 
$
1,146,118

 
$
46,037

 
$
162,022

 
$
27,211

 
$
333,480

 
$
496,613

 
$
80,755

Fund Interests outstanding
 
$
152,620

 
6,130

 
21,575

 
3,624

 
44,407

 
66,130

 
10,754

NAV Per Fund Interest
 
$
7.5096

 
$
7.5096

 
$
7.5096

 
$
7.5096

 
$
7.5096

 
$
7.5096

 
$
7.5096

As of December 31, 2019
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Monthly NAV
 
$
1,129,785

 
$
43,852

 
$
154,313

 
$
26,222

 
$
327,715

 
$
500,604

 
$
77,079

Fund Interests outstanding
 
150,766

 
5,852

 
20,593

 
3,499

 
43,732

 
66,804

 
10,286

NAV Per Fund Interest
 
$
7.4937

 
$
7.4937

 
$
7.4937

 
$
7.4937

 
$
7.4937

 
$
7.4937

 
$
7.4937

Under GAAP, we record liabilities for ongoing distribution fees (i) that we currently owe Black Creek Capital Markets, LLC (the “Dealer Manager”) under the terms of our dealer manager agreement and (ii) for an estimate that we may pay to the Dealer Manager in future periods for shares of our common stock. As of January 31, 2020, we estimated approximately $14.7 million of ongoing distribution fees were potentially payable to the Dealer Manager. We do not deduct the liability for estimated future distribution fees in our calculation of NAV since we intend for our NAV to reflect our estimated value on the date that we determine our NAV. Accordingly, our estimated NAV at any given time does not include consideration of any estimated future distribution fees that may become payable after such date.
The valuation for our real properties as of January 31, 2020 was provided by the Independent Valuation Firm in accordance with our valuation procedures and determined starting with the appraised value. Certain key assumptions that were used by the Independent Valuation Firm in the discounted cash flow analysis are set forth in the following table based on weighted-averages by property type.
 
 
Office
 
Retail
 
Multi-family
 
Industrial
 
Weighted-Average Basis
Exit capitalization rate
 
6.31
%
 
6.38
%
 
5.36
%
 
5.97
%
 
6.19
%
Discount rate / internal rate of return (“IRR”)
 
6.94
%
 
6.85
%
 
6.64
%
 
6.92
%
 
6.86
%
Annual market rent growth rate
 
3.01
%
 
2.95
%
 
3.00
%
 
2.88
%
 
2.98
%
Average holding period (years)
 
10.0

 
10.0

 
10.0

 
10.0

 
10.0





A change in the exit capitalization and discount rates used would impact the calculation of the value of our real properties. For example, assuming all other factors remain constant, the changes listed below would result in the following effects on the value of our real properties:
Input
 
Hypothetical
Change
 
Office
 
Retail
 
Multi-family
 
Industrial
 
Weighted-Average Values
Exit capitalization rate (weighted-average)
 
0.25% decrease
 
2.99
 %
 
2.44
 %
 
3.05
 %
 
2.88
 %
 
2.76
 %
 
 
0.25% increase
 
(2.75
)%
 
(2.25
)%
 
(2.78
)%
 
(2.64
)%
 
(2.54
)%
Discount rate (weighted-average)
 
0.25% decrease
 
2.11
 %
 
1.92
 %
 
1.95
 %
 
1.96
 %
 
1.99
 %
 
 
0.25% increase
 
(2.06
)%
 
(1.87
)%
 
(1.91
)%
 
(1.91
)%
 
(1.94
)%
Forward-Looking Statements
This Current Report on Form 8-K includes certain statements that may be deemed to be “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Such forward-looking statements include forward-looking assumptions and methodologies used to determine our NAV per share. These statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate. We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act. Such statements are subject to a number of assumptions, risks and uncertainties that may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by these forward-looking statements. Forward-looking statements are generally identifiable by the use of the words “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend,” “project,” “continue,” or the negative of these words, or other similar words or terms. Readers are cautioned not to place undue reliance on these forward-looking statements. Among the factors that may cause our results to vary are general economic and business (particularly real estate and capital market) conditions being less favorable than expected, the business opportunities that may be presented to and pursued by us, changes in laws or regulations (including changes to laws governing the taxation of real estate investment trusts (“REITs”)), risk of acquisitions, availability and creditworthiness of prospective tenants, availability of capital (debt and equity), interest rate fluctuations, competition, supply and demand for properties in our current and any proposed market areas, tenants’ ability to pay rent at current or increased levels, accounting principles, policies and guidelines applicable to REITs, environmental, regulatory and/or safety requirements, tenant bankruptcies and defaults, the availability and cost of comprehensive insurance, including coverage for terrorist acts, and other factors, many of which are beyond our control. For a further discussion of these factors and other risk factors that could lead to actual results materially different from those described in the forward-looking statements, see “Risk Factors” under Item 1A of Part 1 of our Annual Report on Form 10-K for the year ended December 31, 2018 and subsequent periodic and current reports filed with the SEC. We undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.
Item 9.01    Financial Statements and Exhibits.
(d)    Exhibits
Exhibit Number
 
Description
99.1*
 
 
*    Filed herewith.





SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the Company has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.
 
Black Creek Diversified Property Fund Inc.
February 14, 2020
 
 
By:
/s/ LAINIE P. MINNICK
 
 
Lainie P. Minnick
Managing Director, Chief Financial Officer and Treasurer



 EX-99.1 2 dpf8-k_ex991altusconsentja.htm EXHIBIT 99.1 Exhibit


Exhibit 99.1
CONSENT OF INDEPENDENT VALUATION FIRM
We hereby consent to the reference to our name and the description of our role in the valuation process described in the heading “January 31, 2020 NAV per Share” in the Current Report on Form 8-K of Black Creek Diversified Property Fund Inc., filed by the Black Creek Diversified Property Fund Inc. with the Securities and Exchange Commission on the date hereof, being incorporated by reference in (i) the Registration Statement on Form S-3 (No. 333-230311) of Black Creek Diversified Property Fund Inc., and the related prospectus, and (ii) the Registration Statement on Form S-8 (No. 333-194237) of Black Creek Diversified Property Fund Inc. We also hereby consent to the same information and the reference to our name under the caption “Experts” being included in the prospectus related to the Registration Statement on Form S-11 (File No. 333-222630) of Black Creek Diversified Property Fund Inc. In giving such consent, we do not thereby admit that we are in the category of persons whose consent is required under Section 7 of the Securities Act of 1933.
 
 
 
 
 
/s/ Altus Group U.S., Inc.
 
 
Altus Group U.S., Inc.
February 14, 2020