0001564590-20-004365.txt : 20200212 0001564590-20-004365.hdr.sgml : 20200212 20200212162258 ACCESSION NUMBER: 0001564590-20-004365 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 17 CONFORMED PERIOD OF REPORT: 20200212 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20200212 DATE AS OF CHANGE: 20200212 FILER: COMPANY DATA: COMPANY CONFORMED NAME: INDEPENDENCE REALTY TRUST, INC. CENTRAL INDEX KEY: 0001466085 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 264567130 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-36041 FILM NUMBER: 20604434 BUSINESS ADDRESS: STREET 1: 1835 MARKET STREET STREET 2: SUITE 2601 CITY: PHILADELPHIA STATE: PA ZIP: 19103 BUSINESS PHONE: 267-270-4800 MAIL ADDRESS: STREET 1: 1835 MARKET STREET STREET 2: SUITE 2601 CITY: PHILADELPHIA STATE: PA ZIP: 19103 FORMER COMPANY: FORMER CONFORMED NAME: INDEPENDENCE REALTY TRUST, INC DATE OF NAME CHANGE: 20110218 FORMER COMPANY: FORMER CONFORMED NAME: INDEPENDENCE REALTY TRUST INC DATE OF NAME CHANGE: 20110211 FORMER COMPANY: FORMER CONFORMED NAME: EMPIRE AMERICAN REALTY TRUST INC DATE OF NAME CHANGE: 20090610 8-K 1 irt-8k_20200212.htm IRT - 12/31/2019 8-K irt-8k_20200212.htm
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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): February 12, 2020

 

Independence Realty Trust, Inc.

(Exact name of registrant as specified in its charter)

 

 

Maryland

 

001-36041

 

26-4567130

(State or other jurisdiction

 

(Commission

 

(I.R.S. Employer

of incorporation)

 

File Number)

 

Identification No.)

 

1835 Market Street, Suite 2601

Philadelphia, Pennsylvania, 19103

(Address of Principal Executive Office) (Zip Code)

 

(267) 270-4800

(Registrant’s telephone number, including area code)

 

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))

 

Title of each class

 

Trading Symbol(s)

 

Name of each exchange on which registered

Common stock

 

IRT

 

NYSE

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 2.02

Results of Operations and Financial Condition.

On February 12, 2020, Independence Realty Trust, Inc. (“IRT”) issued a press release regarding its earnings for the three and twelve months ended December 31, 2019. Additionally, IRT is furnishing certain supplemental information with this Current Report. Copies of such press release and such supplemental information are furnished as Exhibit 99.1 and Exhibit 99.2, respectively, to this Current Report and are incorporated by reference herein.  The information in this Current Report, including Exhibit 99.1 and Exhibit 99.2 hereto, is being furnished and shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liabilities of that Section. The information in this Current Report shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act of 1933, as amended.

Item 7.01

Regulation FD Disclosure.

The information provided in Item 2.02 above is incorporated by reference into this Item 7.01.

Item 9.01

Financial Statements and Exhibits.

(d) Exhibits.

 

99.1

 

Press Release

99.2

 

Supplemental Information

104

 

Cover Page Interactive Data File (embedded within the Inline XBRL document).

 

 

 


 

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.

 

 

 

Independence Realty Trust, Inc.

 

 

 

 

 

February 12, 2020

 

By:

 

/s/ James J. Sebra

 

 

Name:

 

James J. Sebra

 

 

Title:

 

Chief Financial Officer and Treasurer

 

 

 

EX-99.1 2 irt-ex991_6.htm EX-99.1 irt-ex991_6.htm

Exhibit 99.1

Independence Realty Trust Announces Fourth Quarter and Full Year 2019 Financial Results

 

Introduces Full Year 2020 Guidance Metrics

 

PHILADELPHIA – (BUSINESS WIRE) – February 12, 2020 — Independence Realty Trust, Inc. (“IRT”) (NYSE: IRT), a multifamily apartment REIT, today announced its fourth quarter and full year 2019 financial results.

 

Fourth Quarter Highlights

 

 

Net income allocable to common shares of $23.8 million for the quarter ended December 31, 2019 as compared to $14.6 million for the quarter ended December 31, 2018.

 

 

Earnings per diluted share of $0.26 for the quarter ended December 31, 2019, as compared to $0.16 for the quarter ended December 31, 2018.

 

 

Same store net operating income (“NOI”) growth of 9.6% for the quarter ended December 31, 2019 compared to the quarter ended December 31, 2018.

 

 

Core Funds from Operations (“CFFO”) of $18.6 million for the quarter ended December 31, 2019 as compared to $16.6 million for the quarter ended December 31, 2018. CFFO per share was $0.20 for the fourth quarter of 2019 as compared to $0.19 for the fourth quarter of 2018.

 

 

Adjusted EBITDA of $27.4 million for the quarter ended December 31, 2019 as compared to $25.7 million for the quarter ended December 31, 2018.

 

Full Year Highlights:

 

 

Since the inception of our value add program, IRT has completed renovations in 2,715 units, achieving a weighted average return on investment of 18.5% on interior renovations.

 

 

Net income allocable to common shares of $45.9 million for the twelve months ended December 31, 2019 as compared to $26.3 million for the twelve months ended December 31, 2018.

 

 

Earnings per diluted share of $0.51 for the twelve months ended December 31, 2019 as compared to $0.30 for the twelve months ended December 31, 2018.

 

 

Same store net operating income (“NOI”) growth of 7.7% for the year ended December 31, 2019 compared to December 31, 2018.

 

 

Core Funds from Operations (“CFFO”) of $68.5 million for the twelve months ended December 31, 2019 as compared to $65.1 million for the twelve months ended December 31, 2018. CFFO per share was $0.76 for the full year 2019 as compared to $0.74 for the full year 2018.

 

 

Adjusted EBITDA of $103.2 million for the twelve months ended December 31, 2019 as compared to $97.1 million for the twelve months ended December 31, 2018.

 

Included later in this press release are definitions of NOI, CFFO, Adjusted EBITDA and other Non-GAAP financial measures and reconciliations of such measures to their most comparable financial measures as calculated and presented under GAAP.  

 

Management Commentary

“IRT’s strong 2019 performance is a testament to the substantial value add opportunity within our existing portfolio,” said Scott Schaeffer, IRT’s Chairman and CEO. “We are pleased to report same store NOI growth of 7.7% for the full year, boosted by fourth quarter NOI growth of 9.6%. Our momentum continues to build as more renovated units come online at higher rental rates. In addition to our strong performance, we are also pleased to report that we delivered on our goal to cover our dividend on an AFFO basis as of year-end. As we move into 2020, we will remain steadfast in our strategy to own and operate multifamily apartment communities in non-gateway markets, invest in organic growth through our value-add initiative, and opportunistically recycle capital.”

 


 

Same Store Property Operating Results

 

Fourth Quarter 2019 Compared to Fourth Quarter 2018(1)

Full Year 2019 Compared to

Full Year 2018(1)

Rental and other property revenue

6.3% increase

5.7% increase

Property operating expenses

1.2% increase

2.7% increase

Net operating income (“NOI”)

9.6% increase

7.7% increase

Portfolio average occupancy

60 bps increase to 92.6%

10 bps decrease to 93.2%

Portfolio average rental rate

4.6% increase to $1,082

5.1% increase to $1,064

NOI Margin

190 bps increase to 63.5%

120bps increase to 61.4%

 

 

(1)

Same store portfolio for the three and twelve months ended December 31, 2019 includes 49 properties, which represent 13,397 units.

 

Same Store Property Operating Results, Excluding Value Add

The same store portfolio results below exclude 12 communities that are both part of the same store portfolio and were actively undergoing Value Add renovations during the three and twelve months ended December 31, 2019.

 

 

 

Fourth Quarter 2019 Compared to Fourth Quarter 2018(1)

Full Year 2019 Compared to

Full Year 2018(1)

Rental and other property revenue

3.8% increase

3.9% increase

Property operating expenses

3.0% decrease

1.7% increase

Net operating income (“NOI”)

8.2% increase

5.4% increase

Portfolio average occupancy

No change – 93.7%

10 bps decrease 94.3%

Portfolio average rental rate

3.2% increase to $1,074

3.5% increase to $1,060

NOI Margin

250 bps increase to 63.4%

90 bps increase to 61.0%

 

 

(1)

Same store portfolio, excluding value add, for the three and twelve months ended December 31, 2019 includes 37 properties, which represent 9,448 units.

 

Capital Recycling

Acquisitions:

 

On October 1, 2019, IRT acquired a 318-unit community in Raleigh, NC for $52.9 million. At the time of acquisition, the community was 96.2% occupied with average rent per unit of $1,113.

 

On February 11, 2020, IRT acquired a 251-unit community in Dallas, TX for $51.2 million. This is a newly constructed community within close proximity of one of our existing communities. At the time of acquisition, the community was in lease up with average rent per unit of $1,553.  

 

Dispositions:

 

On December 17, 2019, IRT sold a 300-unit community in Austin, TX for $56.0 million and recognized a gain of $20.7 million upon sale.  

 

At-the-Market Offering

During the fourth quarter of 2019, IRT issued 168,700 shares of common stock under its at-the-market sales program at a weighted average per share price of $14.61, yielding net proceeds of approximately $2.4 million. During the twelve months ended December 31, 2019, IRT issued 1,717,291 shares of common stock under its at-the-market sales program at a weighted average per share price of $12.82, yielding net proceeds of approximately $21.3 million.

 

Capital Expenditures

For the three months ended December 31, 2019, recurring capital expenditures for the total portfolio were $1.7 million, or $108 per unit. For the twelve months ended December 31, 2019 recurring capital expenditures for the total portfolio were $8.0 million, or $507 per unit.

 

Distributions

On December 16, 2019, IRT’s Board of Directors declared a quarterly cash dividend for the fourth quarter of 2019 of $0.18 per share of IRT common stock, payable on January 24, 2020 to stockholders of record at the close of business on December 26, 2019.

 

 


 

2020 EPS and CFFO Guidance

IRT is introducing 2020 full year guidance. EPS per diluted share is projected to be in the range of $0.08 to $0.11. CFFO per share, a non-GAAP financial measure, is projected to be in the range of $0.79 to $0.82. A reconciliation of IRT's projected net income allocable to common shares to its projected CFFO per share, is included below. Also, included below are the primary assumptions underlying these estimates. See the schedules and definitions at the end of this release for further information regarding how IRT calculates CFFO and for management’s definition and rationale for the usefulness of CFFO.

 

2020 Full Year EPS and CFFO Guidance (1)(2)

Low

High

Earnings per share

$0.08

$0.11

Adjustments:

 

 

Depreciation and amortization

0.64

0.64

Share based compensation

0.05

0.05

Amortization of deferred financing fees

0.02

0.02

CORE FFO per share allocated to common shareholders

$0.79

$0.82

 

 

(1)

This guidance, including the underlying assumptions, constitutes forward-looking information. Actual full year 2020 EPS and CFFO per share could vary significantly from the projections presented. See “Forward-Looking Statements” below. Our guidance is based on the following key assumptions for our 2020 performance.

 

(2)

Per share guidance is based on 92.0 million weighted average shares and units outstanding.

 


Same Store Communities

2020 Outlook

Number of properties/units

54 properties / 14,748 units

Property revenue growth

4.0% to 6.0%

Controllable property operating expense growth

3.0% to 5.0%

Real estate tax and insurance expense increase

6.0% to 8.0%

Total real estate operating expense growth

4.25% to 6.25%

Property NOI growth

4.0% to 5.5%

 

 

Corporate Expenses (excluding share based compensation)

 

General and administrative expenses

$10.0 to $11.0 million

 

 

Transaction/Investment Volume (1)

 

Acquisition volume

$50.0 to $100.0 million

Disposition volume

$0.0 to $100.0 million

 

 

Capital Expenditures

 

Recurring

$7.5 to $8.5 million

Value add & non-recurring

$29.0 to $36.0 million

 

 

(1)

We continue to evaluate our portfolio for capital recycling opportunities. Transaction volumes presented are not incorporated into the EPS and CFFO guidance above, except for the February 11, 2020 Dallas, TX acquisition. Actual acquisitions and dispositions could vary significantly from our projections. We undertake no duty to update these assumptions. See “Forward-Looking Statements” below.

  

Selected Financial Information

See the schedules at the end of this earnings release for selected financial information for IRT.

 

Non-GAAP Financial Measures and Definitions

IRT discloses the following non-GAAP financial measures in this earnings release: FFO, CFFO, NOI and Adjusted EBITDA.  Included at the end of this release are definitions of these non-GAAP financial measures and a reconciliation of IRT’s reported net income to its FFO and CFFO, a reconciliation of IRT’s same store NOI to its reported net income, a reconciliation of IRT’s Adjusted EBITDA to net income, and management’s rationales for the usefulness of each of these and other non-GAAP financial measures used in this release.

 

 

 

 


 

Conference Call

All interested parties can listen to the live conference call webcast at 9:00 AM ET on Thursday, February 13, 2020 from the investor relations section of the IRT website at www.irtliving.com or by dialing 1.844.775.2542, access code 3780999. For those who are not available to listen to the live call, the replay will be available shortly following the live call from the investor relations section of IRT’s website and telephonically until Thursday, February 20, 2020 by dialing 1.855.859.2056, access code 3780999.

 

Supplemental Information

IRT produces supplemental information that includes details regarding the performance of the portfolio, financial information, non-GAAP financial measures, same store information and other useful information for investors.  The supplemental information is available via the Company's website, www.irtliving.com, through the "Investor Relations" section.

 

About Independence Realty Trust, Inc.

Independence Realty Trust, Inc. (NYSE: IRT) is a real estate investment trust that owns and operates multifamily apartment properties across non-gateway U.S. markets, including Atlanta, Louisville, Memphis, and Raleigh. IRT’s investment strategy is focused on gaining scale within key amenity rich submarkets that offer good school districts, high-quality retail and major employment centers. IRT aims to provide stockholders attractive risk-adjusted returns through diligent portfolio management, strong operational performance, and a consistent return of capital through distributions and capital appreciation. More information may be found on the Company’s website at www.irtliving.com.

 


 


 

Forward-Looking Statements

This press release contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as “may,” “will,” “expect,” “intend,” “anticipate,” “estimate,” “believe,” “seek,” “outlook,” “assumption,” “projected,” “strategy”, “guidance” or other, similar words. Because such forward-looking statements involve significant risks, uncertainties and contingencies, many of which are not within IRT’s control, actual results may differ materially from the expectations, intentions, beliefs, plans or predictions of the future expressed or implied by such statements. These forward-looking statements are based upon the current judgements and expectations of IRT’s management.  Risks and uncertainties that might cause IRT’s actual results to differ materially from those expressed or implied by forward-looking statements include, but are not limited to: adverse changes in national, regional and local economic climates; changes in market demand for rental apartment homes and pricing pressures from competitors that could limit our ability to lease units or increase rents or that could lead to declines in rent; competition that could adversely affect our ability to acquire additional properties; volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital; unexpected changes in the assumptions underlying our 2020 EPS, CFFO and same store NOI growth guidance; delays in completing, and cost overruns incurred in connection with, our value add initiatives and failure to achieve projected rent increases and occupancy levels on account of the initiatives; risks associated with pursuit of strategic acquisitions, including risks associated with the need to raise additional capital to fund the acquisitions and failure of acquisitions to produce expected returns; unexpected costs of REIT qualification compliance; costs and disruptions as the result of a cybersecurity incident or other technology disruption; and share price fluctuations.  Additional risks and uncertainties that could cause our actual results to differ materially from those expressed or implied by the forward-looking statements in this press release are discussed in IRT’s filings with the Securities and Exchange Commission (“SEC”), including those under the heading “Risk Factors” in IRT’s most recently filed Annual Report on Form 10-K.  Dividends are subject to the discretion of IRT’s Board of Directors, and will depend on IRT’s financial condition, results of operations, capital requirements, compliance with applicable laws and agreements and any other factors deemed relevant by IRT’s Board.  IRT undertakes no obligation to update these forward-looking statements to reflect events or circumstances after the date hereof or to reflect the occurrence of unanticipated events, except as may be required by law.

 

Independence Realty Trust, Inc. Contact

Edelman Financial Communications & Capital Markets

Ted McHugh and Lauren Tarola

212.277.4322

IRT@edelman.com

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


 

Schedule I

Independence Realty Trust, Inc.

Selected Financial Information

(Dollars in thousands, except share and per share amounts)

(unaudited)

 

 

 

As of or For the Three Months Ended

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Selected Financial Information:

 

 

 

 

 

 

 

 

 

 

Operating Statistics:

 

 

 

 

 

 

 

 

 

 

Net income allocable to common shares

 

$23,784

 

$4,863

 

$14,709

 

$2,540

 

$14,580

Earnings (loss) per share -- diluted

 

$0.26

 

$0.05

 

$0.16

 

$0.03

 

$0.16

Rental and other property revenue

 

$51,250

 

$51,057

 

$50,848

 

$49,465

 

$49,718

Total property operating expenses

 

$19,064

 

$20,546

 

$20,072

 

$19,886

 

$19,450

Net operating income

 

$32,186

 

$30,511

 

$30,776

 

$29,579

 

$30,268

NOI margin

 

62.8%

 

59.8%

 

60.5%

 

59.8%

 

60.9%

Adjusted EBITDA

 

$27,427

 

$25,739

 

$25,284

 

$24,734

 

$25,653

CORE FFO per share

 

$0.20

 

$0.19

 

$0.19

 

$0.18

 

$0.19

Dividends per share

 

$0.18

 

$0.18

 

$0.18

 

$0.18

 

$0.18

CORE FFO payout ratio

 

90.0%

 

94.7%

 

94.7%

 

100.0%

 

94.7%

Portfolio Data:

 

 

 

 

 

 

 

 

 

 

Total gross assets

 

$1,841,738

 

$1,821,173

 

$1,817,207

 

$1,807,955

 

$1,798,736

Total number of properties

 

57

 

57

 

58

 

58

 

58

Total units

 

15,554

 

15,536

 

15,734

 

15,880

 

15,880

Period end occupancy

 

92.5%

 

92.8%

 

94.0%

 

93.9%

 

92.5%

Total portfolio average occupancy

 

92.5%

 

93.5%

 

94.4%

 

92.9%

 

92.3%

Total portfolio average effective monthly rent, per unit

 

$1,088

 

$1,084

 

$1,058

 

$1,042

 

$1,035

Same store period end occupancy (a)

 

92.9%

 

93.0%

 

93.8%

 

93.6%

 

92.0%

Same store portfolio average occupancy (a)

 

92.6%

 

93.4%

 

94.1%

 

92.5%

 

92.0%

Same store portfolio average effective monthly rent, per unit (a)

 

$1,082

 

$1,078

 

$1,057

 

$1,039

 

$1,034

Capitalization:

 

 

 

 

 

 

 

 

 

 

Total debt

 

$985,572

 

$979,330

 

$989,499

 

$990,920

 

$985,488

Common share price, period end

 

$14.08

 

$14.31

 

$11.57

 

$10.79

 

$9.18

Market equity capitalization

 

$1,294,545

 

$1,313,311

 

$1,050,712

 

$978,825

 

$826,802

Total market capitalization

 

$2,280,117

 

$2,292,641

 

$2,040,211

 

$1,969,745

 

$1,812,290

Total debt/total gross assets

 

53.5%

 

53.8%

 

54.5%

 

54.8%

 

54.8%

Net debt to adjusted EBITDA (proforma) (b)

 

8.9x

 

9.0x

 

9.2x

 

9.2x

 

9.2x

Interest coverage

 

2.8x

 

2.6x

 

2.6x

 

2.5x

 

2.6x

Common shares and OP Units:

 

 

 

 

 

 

 

 

 

 

Shares outstanding

 

91,070,637

 

90,894,656

 

89,932,418

 

89,834,793

 

89,184,443

OP units outstanding

 

871,491

 

881,107

 

881,107

 

881,107

 

881,107

Common shares and OP units outstanding

 

91,942,128

 

91,775,763

 

90,813,525

 

90,715,900

 

90,065,550

Weighted average common shares and units

 

91,526,726

 

90,908,646

 

90,394,212

 

89,870,556

 

89,532,373

 

 

 

 

 

 

 

 

 

 

 

 

(a)

Same store portfolio consists of 49 properties, which represent 13,397 units.

(b)

Reflects pro forma net debt to Adjusted EBITDA for each period presented, which includes adjustments for the timing of acquisitions, the full quarter effect of current value add initiatives, and the completion of capital recycling activities including paydown of associated indebtedness. Actual net debt to Adjusted EBITDA for the five quarters ended December 31, 2019 was 8.9x, 9.4x, 9.7x, 9.9x, and 9.5x, respectively.

 

 

 

 


 

Schedule II

Independence Realty Trust, Inc.

Reconciliation of Net Income (loss) to

Funds From Operations and  

Core Funds From Operations

(Dollars in thousands, except share and per share amounts)

(unaudited)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended December 31,

 

 

Twelve Months Ended December 31,

 

 

 

2019

 

 

2018

 

 

2019

 

 

2018

 

Funds From Operations (FFO):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net Income (loss)

 

$

24,020

 

 

$

14,729

 

 

$

46,354

 

 

$

26,610

 

Adjustments:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate depreciation and amortization

 

 

14,175

 

 

 

11,577

 

 

 

52,482

 

 

 

45,067

 

Net (gains) losses on sale of assets

 

 

(22,862

)

 

 

(11,561

)

 

 

(42,628

)

 

 

(11,561

)

Funds From Operations

 

$

15,333

 

 

$

14,745

 

 

$

56,208

 

 

$

60,116

 

FFO per share--diluted

 

$

0.17

 

 

$

0.16

 

 

$

0.62

 

 

$

0.68

 

Core Funds From Operations (CFFO):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Funds From Operations

 

$

15,333

 

 

$

14,745

 

 

$

56,208

 

 

$

60,116

 

Adjustments:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Stock compensation expense

 

 

717

 

 

 

558

 

 

 

3,116

 

 

 

2,524

 

Amortization of deferred financing costs

 

 

370

 

 

 

352

 

 

 

1,423

 

 

 

1,430

 

Other depreciation and amortization

 

 

38

 

 

 

54

 

 

 

333

 

 

 

154

 

Other expense (income)

 

 

-

 

 

 

-

 

 

 

-

 

 

 

(52

)

Debt extinguishment costs included in net gains (losses) on sale of assets

 

 

2,184

 

 

 

911

 

 

 

7,417

 

 

 

911

 

Core Funds From Operations

 

$

18,642

 

 

$

16,620

 

 

$

68,497

 

 

$

65,083

 

CFFO per share--diluted

 

$

0.20

 

 

$

0.19

 

 

$

0.76

 

 

$

0.74

 

Weighted-average shares and units outstanding

 

 

91,526,726

 

 

 

89,532,373

 

 

 

90,680,212

 

 

 

88,289,110

 

 

 


 

Schedule III

Independence Realty Trust, Inc.

Reconciliation of Same-Store Net Operating Income to Net Income (loss)

(Dollars in thousands)

(unaudited)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

For the Three-Months Ended (a)

 

 

 

December 31,

2019

 

 

September 30,

2019

 

 

June 30,

2019

 

 

March 31,

2019

 

 

December 31,

2018

 

Reconciliation of same-store net operating income to net income (loss)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same-store net operating income

 

$

27,482

 

 

$

26,418

 

 

$

26,102

 

 

$

25,250

 

 

$

25,086

 

Non same-store net operating income

 

 

4,704

 

 

 

4,093

 

 

 

4,674

 

 

 

4,329

 

 

 

5,182

 

Property management income

 

 

178

 

 

 

242

 

 

 

108

 

 

 

75

 

 

 

91

 

Property management expenses

 

 

(1,950

)

 

 

(1,901

)

 

 

(2,062

)

 

 

(1,813

)

 

 

(2,027

)

General and administrative expenses

 

 

(2,987

)

 

 

(3,113

)

 

 

(3,538

)

 

 

(3,107

)

 

 

(2,633

)

Depreciation and amortization expense

 

 

(14,213

)

 

 

(13,434

)

 

 

(12,721

)

 

 

(12,447

)

 

 

(11,631

)

Casualty related costs

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

(46

)

Interest expense

 

 

(9,873

)

 

 

(9,783

)

 

 

(9,849

)

 

 

(9,721

)

 

 

(9,943

)

Net gains (losses) on sale of assets

 

 

20,679

 

 

 

2,390

 

 

 

12,142

 

 

 

-

 

 

 

10,650

 

Debt extinguishment costs included in net gains (losses) on sale of assets

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

Net income (loss)

 

$

24,020

 

 

$

4,912

 

 

$

14,856

 

 

$

2,566

 

 

$

14,729

 

 

(a)

Same store portfolio includes 49 properties, which represent 13,397 units.

 


 

Schedule IV

Independence Realty Trust, Inc.

Reconciliation of Net Income (Loss) to Adjusted EBITDA

And Interest Coverage Ratio

(Dollars in thousands)

(unaudited)

 

 

 

Three Months Ended

ADJUSTED EBITDA:

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Net income (loss)

 

$24,020

 

$4,912

 

$14,856

 

$2,566

 

$14,729

Add-Back (Deduct):

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

14,213

 

13,434

 

12,721

 

12,447

 

11,631

Interest expense

 

9,873

 

9,783

 

9,849

 

9,721

 

9,943

Net (gains) losses on sale of assets

 

(20,679)

 

(2,390)

 

(12,142)

 

 

(10,650)

Adjusted EBITDA

 

$27,427

 

$25,739

 

$25,284

 

$24,734

 

$25,653

 

 

 

 

 

 

 

 

 

 

 

INTEREST COST:

 

 

 

 

 

 

 

 

 

 

Interest expense

 

$9,873

 

$9,783

 

$9,849

 

$9,721

 

$9,943

 

 

 

 

 

 

 

 

 

 

 

INTEREST COVERAGE:

 

2.8x

 

2.6x

 

2.6x

 

2.5x

 

2.6x

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

Twelve Months Ended

ADJUSTED EBITDA:

 

December 31,

2019

 

December 31,

2018

 

December 31,

2019

 

December 31,

2018

Net income (loss)

 

$24,020

 

$14,729

 

$46,354

 

$26,610

Add-Back (Deduct):

 

 

 

 

 

 

 

 

Depreciation and amortization

 

14,213

 

11,631

 

52,815

 

45,221

Interest expense

 

9,873

 

9,943

 

39,226

 

36,006

Other (income) expense

 

 

 

 

(52)

Net (gains) losses on sale of assets

 

(20,679)

 

(10,650)

 

(35,211)

 

(10,650)

Adjusted EBITDA

 

$27,427

 

$25,653

 

$103,184

 

$97,135

 

 

 

 

 

 

 

 

 

INTEREST COST:

 

 

 

 

 

 

 

 

Interest expense

 

$9,873

 

$9,943

 

$39,226

 

$36,006

 

 

 

 

 

 

 

 

 

INTEREST COVERAGE:

 

2.8x

 

2.6x

 

2.6x

 

2.7x

 


 


 

Schedule V

Independence Realty Trust, Inc.

Definitions

Average Effective Monthly Rent per Unit

Average effective rent per unit represents the average of gross rent amounts, divided by the average occupancy (in units) for the period presented.  IRT believes average effective rent is a helpful measurement in evaluating average pricing.  This metric, when presented, reflects the average effective rent per month.

Average Occupancy

Average occupancy represents the average occupied units for the reporting period divided by the average of total units available for rent for the reporting period.

EBITDA and Adjusted EBITDA

EBITDA is defined as net income before interest expense including amortization of deferred financing costs, income tax expense, and depreciation and amortization expenses. Adjusted EBITDA is EBITDA before certain other non-cash or non-operating gains or losses related to items such as asset sales, debt extinguishments and acquisition related debt extinguishment expenses. EBITDA and Adjusted EBITDA are each non-GAAP measures.  IRT considers each of EBITDA and Adjusted EBITDA to be an appropriate supplemental measure of performance because it eliminates interest, income taxes, depreciation and amortization, and other non-cash or non-operating gains and losses, which permits investors to view income from operations without these non-cash or non-operating items. IRT’s calculation of Adjusted EBITDA differs from the methodology used for calculating Adjusted EBITDA by certain other REITs and, accordingly, IRT’s Adjusted EBITDA may not be comparable to Adjusted EBITDA reported by other REITs.

Funds From Operations (“FFO”) and Core Funds From Operations (“CFFO”)

IRT believes that FFO and CFFO, each of which is a non-GAAP financial measure, are additional appropriate measures of the operating performance of a REIT and IRT in particular. IRT computes FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT, as net income or loss (computed in accordance with GAAP), excluding real estate-related depreciation and amortization expense, gains or losses on sales of real estate and the cumulative effect of changes in accounting principles.

CFFO is a computation made by analysts and investors to measure a real estate company’s operating performance by removing the effect of items that do not reflect ongoing property operations, including stock compensation expense, depreciation and amortization of other items not included in FFO, amortization of deferred financing costs, and other non-cash or non-operating gains or losses related to items such as debt extinguishment costs from the determination of FFO.

IRT’s calculation of CFFO differs from the methodology used for calculating CFFO by certain other REITs and, accordingly, IRT’s CFFO may not be comparable to CFFO reported by other REITs. IRT’s management utilizes FFO and CFFO as measures of IRT’s operating performance, and believes they are also useful to investors, because they facilitate an understanding of IRT’s operating performance after adjustment for certain non-cash or non-operating items that are required by GAAP to be expensed but may not necessarily be indicative of current operating performance and that may not accurately compare IRT’s operating performance between periods. Furthermore, although FFO, CFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, IRT believes that FFO and CFFO provide investors with additional useful measures to compare IRT’s financial performance to certain other REITs. Neither FFO nor CFFO is equivalent to net income or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and CFFO do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Neither FFO nor CFFO should be considered as an alternative to net income as an indicator of IRT’s operating performance or as an alternative to cash flow from operating activities as a measure of IRT’s liquidity.

Interest Coverage

Interest coverage is a ratio computed by dividing Adjusted EBITDA by interest expense.

 


 

Net Debt

Net debt, a non-GAAP financial measure, equals total debt less cash and cash equivalents. The following table provides a reconciliation of total debt to net debt (Dollars in thousands).

 

 

 

 

 

             As of

 

 

 

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Total debt

$985,572

 

$979,330

 

$989,499

 

$990,920

 

$985,488

Less: cash and cash equivalents

(9,888)

 

(6,587)

 

(11,060)

 

(9,030)

 

(9,316)

Total net debt

$975,684

 

$972,743

 

$978,439

 

$981,890

 

$976,172

IRT presents net debt because management believes it is a useful measure of IRT’s credit position and progress toward reducing leverage.  The calculation is limited because IRT may not always be able to use cash to repay debt on a dollar for dollar basis.

Net Operating Income

IRT believes that Net Operating Income (“NOI”), a non-GAAP financial measure, is a useful supplemental measure of its operating performance. IRT defines NOI as total property revenues less total property operating expenses, excluding interest expenses, depreciation and amortization, property management expenses, and general and administrative expenses. Other REITs may use different methodologies for calculating NOI, and accordingly, IRT’s NOI may not be comparable to other REITs. IRT believes that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income insofar as the measure reflects only operating income and expense at the property level. IRT uses NOI to evaluate performance on a same store and non-same store basis because NOI measures the core operations of property performance by excluding corporate level expenses, financing expenses, and other items not related to property operating performance and captures trends in rental housing and property operating expenses. However, NOI should only be used as an alternative measure of IRT’s financial performance.

Same Store Properties and Same Store Portfolio

IRT reviews its same store portfolio at the beginning of each calendar year.  Properties are added into the same store portfolio if they were owned at the beginning of the previous year.  Properties that are held-for-sale or have been sold are excluded from the same store portfolio.

Total Gross Assets

Total Gross Assets equals total assets plus accumulated depreciation and accumulated amortization, including fully depreciated or amortized real estate and real estate related assets.  The following table provides a reconciliation of total assets to total gross assets (Dollars in thousands).

 

 

 

 

 

            As of

 

 

 

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Total assets

$1,664,106

 

$1,653,017

 

$1,655,747

 

$1,655,849

 

$1,659,336

Plus: Accumulated Depreciation

158,435

 

148,924

 

141,965

 

132,448

 

120,202

Plus: Accumulated Amortization

19,197

 

19,232

 

19,495

 

19,658

 

19,198

Total gross assets

$1,841,738

 

$1,821,173

 

$1,817,207

 

$1,807,955

 

$1,798,736

 

 

EX-99.2 3 irt-ex992_7.htm EX-99.2 irt-ex992_7.htm

Exhibit 99.2

Talison Row at Daniel Island, South Carolina

 

EARNINGS RELEASE & SUPPLEMENTAL INFORMATION

Q4 & Full Year 2019

 

 

NYSE: IRT

WWW.IRTLIVING.COM

 

 

 

 


TABLE OF CONTENTS

 

Company Information

 

3

 

 

 

Forward-Looking Statements

 

4

 

 

 

Earnings Release Text

 

5

 

 

 

Financial & Operating Highlights

 

10

 

 

 

Balance Sheets

 

11

 

 

 

Statements of Operations, FFO & CORE FFO

 

 

Trailing Five Quarters

 

12

Three and Twelve Months Ended December 31, 2019 and 2018

 

13

 

 

 

Adjusted EBITDA Reconciliations and Coverage Ratio

 

 

Trailing Five Quarters

 

14

Three and Twelve Months Ended December 31, 2019 and 2018

 

14

 

 

 

Same-Store Portfolio Net Operating Income

 

 

Trailing Five Quarters

 

15

Three and Twelve Months Ended December 31, 2019 and 2018

 

16

 

 

 

Net Operating Income Bridge

 

17

 

 

 

Same-Store Portfolio Net Operating Income by Market

 

 

         Three Months ended December 31, 2019 and 2018

 

18

         Twelve Months ended December 31, 2019 and 2018

 

19

 

 

 

Total Portfolio NOI Exposure by Market

 

20

 

 

 

Value Add Summary

 

21

 

 

 

Capital Recycling Activity

 

22

 

 

 

Debt Summary

 

23

 

 

 

Definitions

 

24

 

2


Independence Realty Trust

December 31, 2019

Company Information:

 

Independence Realty Trust, Inc. (NYSE: IRT) is a real estate investment trust that owns and operates multifamily apartment properties across non-gateway U.S. markets, including Atlanta, Louisville, Memphis, and Raleigh. IRT’s investment strategy is focused on gaining scale within key amenity rich submarkets that offer good school districts, high-quality retail and major employment centers. IRT aims to provide stockholders attractive risk-adjusted returns through diligent portfolio management, strong operational performance, and a consistent return of capital through distributions and capital appreciation. More information may be found on the Company’s website at www.irtliving.com.

 

Corporate Headquarters

 

1835 Market Street, Suite 2601

 

 

Philadelphia, PA 19103

 

 

267.270.4800

 

 

Trading Symbol

 

NYSE: “IRT”

 

 

Investor Relations Contact

 

Edelman Financial Communications & Capital Markets

 

 

Ted McHugh and Lauren Tarola

 

 

212-277-4322

 

 

IRT@edelman.com

 

 

 

 

 


3


Forward-Looking Statements

This supplemental information contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as “may,” “will,” “expect,” “intend,” “anticipate,” “estimate,” “believe,” “seek,” “outlook,” “assumption,” “projected,” “strategy”, “guidance” or other, similar words. Because such forward-looking statements involve significant risks, uncertainties and contingencies, many of which are not within IRT’s control, actual results may differ materially from the expectations, intentions, beliefs, plans or predictions of the future expressed or implied by such statements. These forward-looking statements are based upon the current judgements and expectations of IRT’s management.  Risks and uncertainties that might cause IRT’s actual results to differ materially from those expressed or implied by forward-looking statements include, but are not limited to: adverse changes in national, regional and local economic climates; changes in market demand for rental apartment homes and pricing pressures from competitors that could limit our ability to lease units or increase rents or that could lead to declines in rent; competition that could adversely affect our ability to acquire additional properties; volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital; unexpected changes in the assumptions underlying our 2020 EPS, CFFO and same store NOI growth guidance; delays in completing, and cost overruns incurred in connection with, our value add initiatives and failure to achieve projected rent increases and occupancy levels on account of the initiatives; risks associated with pursuit of strategic acquisitions, including risks associated with the need to raise additional capital to fund the acquisitions and failure of acquisitions to produce expected returns; unexpected costs of REIT qualification compliance; costs and disruptions as the result of a cybersecurity incident or other technology disruption; and share price fluctuations.  Additional risks and uncertainties that could cause our actual results to differ materially from those expressed or implied by the forward-looking statements in this supplemental information are discussed in IRT’s filings with the Securities and Exchange Commission (“SEC”), including those under the heading “Risk Factors” in IRT’s most recently filed Annual Report on Form 10-K.  Dividends are subject to the discretion of IRT’s Board of Directors, and will depend on IRT’s financial condition, results of operations, capital requirements, compliance with applicable laws and agreements and any other factors deemed relevant by IRT’s Board.  IRT undertakes no obligation to update these forward-looking statements to reflect events or circumstances after the date hereof or to reflect the occurrence of unanticipated events, except as may be required by law.

 


4


Independence Realty Trust Announces Fourth Quarter and Full Year 2019 Financial Results

 

Introduces Full Year 2020 Guidance Metrics

 

PHILADELPHIA – (BUSINESS WIRE) – February 12, 2020 — Independence Realty Trust, Inc. (“IRT”) (NYSE: IRT), a multifamily apartment REIT, today announced its fourth quarter and full year 2019 financial results.

 

Fourth Quarter Highlights

 

 

Net income allocable to common shares of $23.8 million for the quarter ended December 31, 2019 as compared to $14.6 million for the quarter ended December 31, 2018.

 

 

Earnings per diluted share of $0.26 for the quarter ended December 31, 2019, as compared to $0.16 for the quarter ended December 31, 2018.

 

 

Same store net operating income (“NOI”) growth of 9.6% for the quarter ended December 31, 2019 compared to the quarter ended December 31, 2018.

 

 

Core Funds from Operations (“CFFO”) of $18.6 million for the quarter ended December 31, 2019 as compared to $16.6 million for the quarter ended December 31, 2018. CFFO per share was $0.20 for the fourth quarter of 2019 as compared to $0.19 for the fourth quarter of 2018.

 

 

Adjusted EBITDA of $27.4 million for the quarter ended December 31, 2019 as compared to $25.7 million for the quarter ended December 31, 2018.

 

Full Year Highlights:

 

 

Since the inception of our value add program, IRT has completed renovations in 2,715 units, achieving a weighted average return on investment of 18.5% on interior renovations.

 

 

Net income allocable to common shares of $45.9 million for the twelve months ended December 31, 2019 as compared to $26.3 million for the twelve months ended December 31, 2018.

 

 

Earnings per diluted share of $0.51 for the twelve months ended December 31, 2019 as compared to $0.30 for the twelve months ended December 31, 2018.

 

 

Same store net operating income (“NOI”) growth of 7.7% for the year ended December 31, 2019 compared to December 31, 2018.

 

 

Core Funds from Operations (“CFFO”) of $68.5 million for the twelve months ended December 31, 2019 as compared to $65.1 million for the twelve months ended December 31, 2018. CFFO per share was $0.76 for the full year 2019 as compared to $0.74 for the full year 2018.

 

 

Adjusted EBITDA of $103.2 million for the twelve months ended December 31, 2019 as compared to $97.1 million for the twelve months ended December 31, 2018.

 

Included later in this press release are definitions of NOI, CFFO, Adjusted EBITDA and other Non-GAAP financial measures and reconciliations of such measures to their most comparable financial measures as calculated and presented under GAAP.  

 

Management Commentary

“IRT’s strong 2019 performance is a testament to the substantial value add opportunity within our existing portfolio,” said Scott Schaeffer, IRT’s Chairman and CEO. “We are pleased to report same store NOI growth of 7.7% for the full year, boosted by fourth quarter NOI growth of 9.6%. Our momentum continues to build as more renovated units come online at higher rental rates. In addition to our strong performance, we are also pleased to report that we delivered on our goal to cover our dividend on an AFFO basis as of year-end. As we move into 2020, we will remain steadfast in our strategy to

5


own and operate multifamily apartment communities in non-gateway markets, invest in organic growth through our value-add initiative, and opportunistically recycle capital.

Same Store Property Operating Results

 

Fourth Quarter 2019 Compared to Fourth Quarter 2018(1)

Full Year 2019 Compared to

Full Year 2018(1)

Rental and other property revenue

6.3% increase

5.7% increase

Property operating expenses

1.2% increase

2.7% increase

Net operating income (“NOI”)

9.6% increase

7.7% increase

Portfolio average occupancy

60 bps increase to 92.6%

10 bps decrease to 93.2%

Portfolio average rental rate

4.6% increase to $1,082

5.1% increase to $1,064

NOI Margin

190 bps increase to 63.5%

120 bps increase to 61.4%

 

 

(1)

Same store portfolio for the three and twelve months ended December 31, 2019 includes 49 properties, which represent 13,397 units.

 

Same Store Property Operating Results, Excluding Value Add

The same store portfolio results below exclude 12 communities that are both part of the same store portfolio and were actively undergoing Value Add renovations during the three and twelve months ended December 31, 2019.

 

 

 

Fourth Quarter 2019 Compared to Fourth Quarter 2018(1)

Full Year 2019 Compared to

Full Year 2018(1)

Rental and other property revenue

3.8% increase

3.9% increase

Property operating expenses

3.0% decrease

1.7% increase

Net operating income (“NOI”)

8.2% increase

5.4% increase

Portfolio average occupancy

No change – 93.7%

10 bps decrease 94.3%

Portfolio average rental rate

3.2% increase to $1,074

3.5% increase to $1,060

NOI Margin

250 bps increase to 63.4%

90 bps increase to 61.0%

 

 

(1)

Same store portfolio, excluding value add, for the three and twelve months ended December 31, 2019 includes 37 properties, which represent 9,448 units.

 

Capital Recycling

Acquisitions:

 

On October 1, 2019, IRT acquired a 318-unit community in Raleigh, NC for $52.9 million. At the time of acquisition, the community was 96.2% occupied with average rent per unit of $1,113.

 

On February 11, 2020, IRT acquired a 251-unit community in Dallas, TX for $51.2 million. This is a newly constructed community within close proximity of one of our existing communities. At the time of acquisition, the community was in lease up with average rent per unit of $1,553.  

 

Dispositions:

 

On December 17, 2019, IRT sold a 300-unit community in Austin, TX for $56.0 million and recognized a gain of $20.7 million upon sale.  

 

At-the-Market Offering

During the fourth quarter of 2019, IRT issued 168,700 shares of common stock under its at-the-market sales program at a weighted average per share price of $14.61, yielding net proceeds of approximately $2.4 million. During the twelve months ended December 31, 2019, IRT issued 1,717,291 shares of common stock under its at-the-market sales program at a weighted average per share price of $12.82, yielding net proceeds of approximately $21.3 million.

 

Capital Expenditures

For the three months ended December 31, 2019, recurring capital expenditures for the total portfolio were $1.7 million, or $108 per unit. For the twelve months ended December 31, 2019 recurring capital expenditures for the total portfolio were $8.0 million, or $507 per unit.

6


Distributions

On December 16, 2019, IRT’s Board of Directors declared a quarterly cash dividend for the fourth quarter of 2019 of $0.18 per share of IRT common stock, payable on January 24, 2020 to stockholders of record at the close of business on December 26, 2019.

 

2020 EPS and CFFO Guidance

IRT is introducing 2020 full year guidance. EPS per diluted share is projected to be in the range of $0.08 to $0.11. CFFO per share, a non-GAAP financial measure, is projected to be in the range of $0.79 to $0.82. A reconciliation of IRT's projected net income allocable to common shares to its projected CFFO per share, is included below. Also, included below are the primary assumptions underlying these estimates. See the schedules and definitions at the end of this release for further information regarding how IRT calculates CFFO and for management’s definition and rationale for the usefulness of CFFO.

 

2020 Full Year EPS and CFFO Guidance (1)(2)

Low

High

Earnings per share

$0.08

$0.11

Adjustments:

 

 

Depreciation and amortization

0.64

0.64

Share based compensation

0.05

0.05

Amortization of deferred financing fees

0.02

0.02

CORE FFO per share allocated to common shareholders

$0.79

$0.82

 

 

(1)

This guidance, including the underlying assumptions, constitutes forward-looking information. Actual full year 2020 EPS and CFFO per share could vary significantly from the projections presented. See “Forward-Looking Statements” below. Our guidance is based on the following key assumptions for our 2020 performance.

 

(2)

Per share guidance is based on 92.0 million weighted average shares and units outstanding.

 


Same Store Communities

2020 Outlook

Number of properties/units

54 properties / 14,748 units

Property revenue growth

4.0% to 6.0%

Controllable property operating expense growth

3.0% to 5.0%

Real estate tax and insurance expense increase

6.0% to 8.0%

Total real estate operating expense growth

4.25% to 6.25%

Property NOI growth

4.0% to 5.5%

 

 

Corporate Expenses (excluding share based compensation)

 

General and administrative expenses

$10.0 to $11.0 million

 

 

Transaction/Investment Volume (1)

 

Acquisition volume

$50.0 to $100.0 million

Disposition volume

$0.0 to $100.0 million

 

 

Capital Expenditures

 

Recurring

$7.5 to $8.5 million

Value add & non-recurring

$29.0 to $36.0 million

 

 

(1)

We continue to evaluate our portfolio for capital recycling opportunities. Transaction volumes presented are not incorporated into the EPS and CFFO guidance above, except for the February 11, 2020 Dallas, TX acquisition. Actual acquisitions and dispositions could vary significantly from our projections. We undertake no duty to update these assumptions. See “Forward-Looking Statements” below.

    

Selected Financial Information

See the schedules at the end of this earnings release for selected financial information for IRT.

 

Non-GAAP Financial Measures and Definitions

7


IRT discloses the following non-GAAP financial measures in this earnings release: FFO, CFFO, NOI and Adjusted EBITDA.  Included at the end of this release are definitions of these non-GAAP financial measures and a reconciliation of IRT’s reported net income to its FFO and CFFO, a reconciliation of IRT’s same store NOI to its reported net income, a reconciliation of IRT’s Adjusted EBITDA to net income, and management’s rationales for the usefulness of each of these and other non-GAAP financial measures used in this release.

 

Conference Call

All interested parties can listen to the live conference call webcast at 9:00 AM ET on Thursday, February 13, 2020 from the investor relations section of the IRT website at www.irtliving.com or by dialing 1.844.775.2542, access code 3780999. For those who are not available to listen to the live call, the replay will be available shortly following the live call from the investor relations section of IRT’s website and telephonically until Thursday, February 20, 2020 by dialing 1.855.859.2056, access code 3780999.

 

Supplemental Information

IRT produces supplemental information that includes details regarding the performance of the portfolio, financial information, non-GAAP financial measures, same store information and other useful information for investors.  The supplemental information is available via the Company's website, www.irtliving.com, through the "Investor Relations" section.

 

About Independence Realty Trust, Inc.

Independence Realty Trust, Inc. (NYSE: IRT) is a real estate investment trust that owns and operates multifamily apartment properties across non-gateway U.S. markets, including Atlanta, Louisville, Memphis, and Raleigh. IRT’s investment strategy is focused on gaining scale within key amenity rich submarkets that offer good school districts, high-quality retail and major employment centers. IRT aims to provide stockholders attractive risk-adjusted returns through diligent portfolio management, strong operational performance, and a consistent return of capital through distributions and capital appreciation. More information may be found on the Company’s website at www.irtliving.com.

 


8


Forward-Looking Statements

This press release contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as “may,” “will,” “expect,” “intend,” “anticipate,” “estimate,” “believe,” “seek,” “outlook,” “assumption,” “projected,” “strategy”, “guidance” or other, similar words. Because such forward-looking statements involve significant risks, uncertainties and contingencies, many of which are not within IRT’s control, actual results may differ materially from the expectations, intentions, beliefs, plans or predictions of the future expressed or implied by such statements. These forward-looking statements are based upon the current judgements and expectations of IRT’s management.  Risks and uncertainties that might cause IRT’s actual results to differ materially from those expressed or implied by forward-looking statements include, but are not limited to: adverse changes in national, regional and local economic climates; changes in market demand for rental apartment homes and pricing pressures from competitors that could limit our ability to lease units or increase rents or that could lead to declines in rent; competition that could adversely affect our ability to acquire additional properties; volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital; unexpected changes in the assumptions underlying our 2020 EPS, CFFO and same store NOI growth guidance; delays in completing, and cost overruns incurred in connection with, our value add initiatives and failure to achieve projected rent increases and occupancy levels on account of the initiatives; risks associated with pursuit of strategic acquisitions, including risks associated with the need to raise additional capital to fund the acquisitions and failure of acquisitions to produce expected returns; unexpected costs of REIT qualification compliance; costs and disruptions as the result of a cybersecurity incident or other technology disruption; and share price fluctuations.  Additional risks and uncertainties that could cause our actual results to differ materially from those expressed or implied by the forward-looking statements in this press release are discussed in IRT’s filings with the Securities and Exchange Commission (“SEC”), including those under the heading “Risk Factors” in IRT’s most recently filed Annual Report on Form 10-K.  Dividends are subject to the discretion of IRT’s Board of Directors, and will depend on IRT’s financial condition, results of operations, capital requirements, compliance with applicable laws and agreements and any other factors deemed relevant by IRT’s Board.  IRT undertakes no obligation to update these forward-looking statements to reflect events or circumstances after the date hereof or to reflect the occurrence of unanticipated events, except as may be required by law.

 

Independence Realty Trust, Inc. Contact

Edelman Financial Communications & Capital Markets

Ted McHugh and Lauren Tarola

212.277.4322

IRT@edelman.com

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

9


FINANCIAL & OPERATING HIGHLIGHTS

Dollars in thousands, except share and per share data

 

 

As of or For the Three Months Ended

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Selected Financial Information:

 

 

 

 

 

 

 

 

 

 

Operating Statistics:

 

 

 

 

 

 

 

 

 

 

Net income allocable to common shares

 

$23,784

 

$4,863

 

$14,709

 

$2,540

 

$14,580

Earnings (loss) per share -- diluted

 

$0.26

 

$0.05

 

$0.16

 

$0.03

 

$0.16

Rental and other property revenue

 

$51,250

 

$51,057

 

$50,848

 

$49,465

 

$49,718

Total property operating expenses

 

$19,064

 

$20,546

 

$20,072

 

$19,886

 

$19,450

Net operating income

 

$32,186

 

$30,511

 

$30,776

 

$29,579

 

$30,268

NOI margin

 

62.8%

 

59.8%

 

60.5%

 

59.8%

 

60.9%

Adjusted EBITDA

 

$27,427

 

$25,739

 

$25,284

 

$24,734

 

$25,653

CORE FFO per share

 

$0.20

 

$0.19

 

$0.19

 

$0.18

 

$0.19

Dividends per share

 

$0.18

 

$0.18

 

$0.18

 

$0.18

 

$0.18

CORE FFO payout ratio

 

90.0%

 

94.7%

 

94.7%

 

100.0%

 

94.7%

Portfolio Data:

 

 

 

 

 

 

 

 

 

 

Total gross assets

 

$1,841,738

 

$1,821,173

 

$1,817,207

 

$1,807,955

 

$1,798,736

Total number of properties

 

57

 

57

 

58

 

58

 

58

Total units

 

15,554

 

15,536

 

15,734

 

15,880

 

15,880

Period end occupancy

 

92.5%

 

92.8%

 

94.0%

 

93.9%

 

92.5%

Total portfolio average occupancy

 

92.5%

 

93.5%

 

94.4%

 

92.9%

 

92.3%

Total portfolio average effective monthly rent, per unit

 

$1,088

 

$1,084

 

$1,058

 

$1,042

 

$1,035

Same store period end occupancy (a)

 

92.9%

 

93.0%

 

93.8%

 

93.6%

 

92.0%

Same store portfolio average occupancy (a)

 

92.6%

 

93.4%

 

94.1%

 

92.5%

 

92.0%

Same store portfolio average effective monthly rent, per unit (a)

 

$1,082

 

$1,078

 

$1,057

 

$1,039

 

$1,034

Capitalization:

 

 

 

 

 

 

 

 

 

 

Total debt

 

$985,572

 

$979,330

 

$989,499

 

$990,920

 

$985,488

Common share price, period end

 

$14.08

 

$14.31

 

$11.57

 

$10.79

 

$9.18

Market equity capitalization

 

$1,294,545

 

$1,313,311

 

$1,050,712

 

$978,825

 

$826,802

Total market capitalization

 

$2,280,117

 

$2,292,641

 

$2,040,211

 

$1,969,745

 

$1,812,290

Total debt/total gross assets

 

53.5%

 

53.8%

 

54.5%

 

54.8%

 

54.8%

Net debt to adjusted EBITDA (proforma) (b)

 

8.9x

 

9.0x

 

9.2x

 

9.2x

 

9.2x

Interest coverage

 

2.8x

 

2.6x

 

2.6x

 

2.5x

 

2.6x

Common shares and OP Units:

 

 

 

 

 

 

 

 

 

 

Shares outstanding

 

91,070,637

 

90,894,656

 

89,932,418

 

89,834,793

 

89,184,443

OP units outstanding

 

871,491

 

881,107

 

881,107

 

881,107

 

881,107

Common shares and OP units outstanding

 

91,942,128

 

91,775,763

 

90,813,525

 

90,715,900

 

90,065,550

Weighted average common shares and units

 

91,526,726

 

90,908,646

 

90,394,212

 

89,870,556

 

89,532,373

 

 

 

 

 

 

 

 

 

 

 

 

(a)

Same store portfolio consists of 49 properties, which represent 13,397 units.

 

(b)

Reflects pro forma net debt to Adjusted EBITDA for each period presented, which includes adjustments for the timing of acquisitions, the full quarter effect of current value add initiatives, and the completion of capital recycling activities including paydown of associated indebtedness. Actual net debt to Adjusted EBITDA for the five quarters ended December 31, 2019 was 8.9x, 9.4x, 9.7x, 9.9x, and 9.5x, respectively.

 

 

 

10


BALANCE SHEETS

Dollars in thousands, except per share data

 

 

 

As of

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Assets

 

 

 

 

 

 

 

 

 

 

Investments in real estate at cost

 

$1,796,365

 

$1,732,392

 

$1,704,769

 

$1,669,875

 

$1,660,423

Less: accumulated depreciation

 

(158,435)

 

(145,075)

 

(136,488)

 

(124,107)

 

(112,270)

Investments in real estate, net

 

1,637,930

 

1,587,317

 

1,568,281

 

1,545,768

 

1,548,153

Real estate held for sale

 

 

32,381

 

50,494

 

77,430

 

77,285

Cash and cash equivalents

 

9,888

 

6,587

 

11,060

 

9,030

 

9,316

Restricted cash

 

4,545

 

8,960

 

7,780

 

7,122

 

6,729

Other assets

 

10,380

 

16,439

 

16,364

 

10,984

 

8,802

Derivative assets

 

953

 

982

 

1,558

 

5,327

 

8,307

Intangible assets, net

 

410

 

351

 

210

 

188

 

744

Total assets

 

$1,664,106

 

$1,653,017

 

$1,655,747

 

$1,655,849

 

$1,659,336

Liabilities and Equity

 

 

 

 

 

 

 

 

 

 

Total indebtedness

 

$985,572

 

$979,330

 

$989,499

 

$990,920

 

$985,488

Accounts payable and accrued expenses

 

25,399

 

32,249

 

26,374

 

22,092

 

22,815

Accrued interest payable

 

2,196

 

794

 

691

 

681

 

719

Dividends payable

 

16,491

 

16,460

 

16,285

 

16,267

 

16,162

Derivative liabilities

 

7,769

 

12,415

 

7,394

 

1,460

 

Other liabilities

 

6,922

 

7,399

 

7,595

 

7,355

 

4,107

Total liabilities

 

1,044,349

 

1,048,647

 

1,047,838

 

1,038,775

 

1,029,291

Equity

 

 

 

 

 

 

 

 

 

 

Shareholders' Equity:

 

 

 

 

 

 

 

 

 

 

Preferred shares, $0.01 par value per share

 

 

 

 

 

Common shares, $0.01 par value per share

 

911

 

909

 

899

 

898

 

892

Additional paid in capital

 

765,992

 

762,933

 

749,552

 

747,731

 

742,429

Accumulated other comprehensive income (loss)

 

(12,099)

 

(17,097)

 

(11,769)

 

(2,308)

 

2,016

Retained earnings (deficit)

 

(141,525)

 

(148,977)

 

(137,539)

 

(136,120)

 

(122,342)

Total shareholders' equity

 

613,279

 

597,768

 

601,143

 

610,201

 

622,995

Noncontrolling Interests

 

6,478

 

6,602

 

6,766

 

6,873

 

7,050

Total equity

 

619,757

 

604,370

 

607,909

 

617,074

 

630,045

Total liabilities and equity

 

$1,664,106

 

$1,653,017

 

$1,655,747

 

$1,655,849

 

$1,659,336

11


STATEMENTS OF OPERATIONS, FFO & CORE FFO

TRAILING FIVE QUARTERS

Dollars in thousands, except per share data

 

 

For the Three Months Ended

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Revenue:

 

 

 

 

 

 

 

 

 

 

Rental and other property revenue

 

$51,250

 

$51,057

 

$50,848

 

$49,465

 

$49,718

Other revenue

 

178

 

242

 

108

 

75

 

91

Total revenue

 

51,428

 

51,299

 

50,956

 

49,540

 

49,809

Expenses:

 

 

 

 

 

 

 

 

 

 

Real estate operating expenses

 

19,064

 

20,546

 

20,072

 

19,886

 

19,450

Property management expenses

 

1,950

 

1,901

 

2,062

 

1,813

 

2,027

General and administrative expenses

 

2,987

 

3,113

 

3,538

 

3,107

 

2,633

Depreciation and amortization expense

 

14,213

 

13,434

 

12,721

 

12,447

 

11,631

Casualty related costs

 

 

 

 

 

46

Total expenses

 

38,214

 

38,994

 

38,393

 

37,253

 

35,787

Interest expense

 

(9,873)

 

(9,783)

 

(9,849)

 

(9,721)

 

(9,943)

Net gains (losses) on sale of assets

 

20,679

 

2,390

 

12,142

 

 

10,650

Net income (loss)

 

24,020

 

4,912

 

14,856

 

2,566

 

14,729

(Income) loss allocated to noncontrolling interests

 

(236)

 

(49)

 

(147)

 

(26)

 

(149)

Net income (loss) allocable to common shares

 

$23,784

 

$4,863

 

$14,709

 

$2,540

 

$14,580

EPS - basic

 

$0.26

 

$0.05

 

$0.16

 

$0.03

 

$0.16

Weighted-average shares outstanding - Basic

 

90,646,142

 

90,027,540

 

89,513,105

 

88,989,450

 

88,651,266

EPS - diluted

 

$0.26

 

$0.05

 

$0.16

 

$0.03

 

$0.16

Weighted-average shares outstanding - Diluted

 

91,409,854

 

90,691,368

 

90,019,909

 

89,516,224

 

89,032,952

Funds From Operations (FFO):

 

 

 

 

 

 

 

 

 

 

Net Income (loss)

 

$24,020

 

$4,912

 

$14,856

 

$2,566

 

$14,729

Add-Back (Deduct):

 

 

 

 

 

 

 

 

 

 

Depreciation

 

14,175

 

13,313

 

12,675

 

12,318

 

11,577

Net (gains) losses on sale of assets

 

(22,862)

 

(5,594)

 

(14,171)

 

 

(11,561)

FFO

 

$15,333

 

$12,631

 

$13,360

 

$14,884

 

$14,745

FFO per share

 

$0.17

 

$0.14

 

$0.15

 

$0.17

 

$0.16

CORE Funds From Operations (CFFO):

 

 

 

 

 

 

 

 

 

 

FFO

 

$15,333

 

$12,631

 

$13,360

 

$14,884

 

$14,745

Add-Back (Deduct):

 

 

 

 

 

 

 

 

 

 

Stock compensation expense

 

717

 

692

 

1,086

 

622

 

558

Amortization of deferred financing costs

 

370

 

351

 

362

 

339

 

352

Other depreciation and amortization

 

38

 

121

 

46

 

129

 

54

Debt extinguishment costs included in net gains (losses) on sale of assets

 

2,184

 

3,204

 

2,029

 

 

911

CFFO

 

$18,642

 

$16,999

 

$16,883

 

$15,974

 

$16,620

CFFO per share

 

$0.20

 

$0.19

 

$0.19

 

$0.18

 

$0.19

Weighted-average shares and units outstanding

 

91,526,726

 

90,908,646

 

90,394,212

 

89,870,556

 

89,532,373

12


STATEMENTS OF OPERATIONS, FFO & CORE FFO

THREE and TWELVE MONTHS ENDED DECEMBER 31, 2019 and 2018

Dollars in thousands, except per share data

 

 

Three Months Ended December 31,

 

Twelve Months Ended December 31,

 

 

2019

 

2018

 

2019

 

2018

Revenue:

 

 

 

 

 

 

 

 

Rental and other property revenue

 

$51,250

 

49,718

 

$202,620

 

190,712

Other revenue

 

178

 

91

 

603

 

520

Total revenue

 

51,428

 

49,809

 

203,223

 

191,232

Expenses:

 

 

 

 

 

 

 

 

Property operating expenses

 

19,064

 

19,450

 

79,568

 

76,363

Property management expenses

 

1,950

 

2,027

 

7,726

 

6,963

General and administrative expenses

 

2,987

 

2,633

 

12,745

 

10,817

Depreciation and amortization expense

 

14,213

 

11,631

 

52,815

 

45,221

Casualty related costs

 

 

46

 

 

46

Total expenses

 

38,214

 

35,787

 

152,854

 

139,410

Interest expense

 

(9,873)

 

(9,943)

 

(39,226)

 

(36,006)

Other income (expense)

 

 

 

 

144

Net gains (losses) on sale of assets

 

20,679

 

10,650

 

35,211

 

10,650

Net income (loss)

 

24,020

 

14,729

 

46,354

 

26,610

(Income) loss allocated to noncontrolling interests

 

(236)

 

(149)

 

(458)

 

(322)

Net income (loss) available to common shares

 

$23,784

 

$14,580

 

$45,896

 

$26,288

EPS - basic

 

$0.26

 

$0.16

 

$0.51

 

$0.30

Weighted-average shares outstanding - Basic

 

90,646,142

 

88,651,266

 

89,799,238

 

87,086,585

EPS - diluted

 

$0.26

 

$0.16

 

$0.51

 

$0.30

Weighted-average shares outstanding - Diluted

 

91,409,854

 

89,032,952

 

90,417,486

 

87,376,991

Funds From Operations (FFO):

 

 

 

 

 

 

 

 

Net Income (loss)

 

$24,020

 

$14,729

 

$46,354

 

$26,610

Adjustments:

 

 

 

 

 

 

 

 

Real estate depreciation and amortization

 

14,175

 

11,577

 

52,482

 

45,067

Net (gains) losses on sale of assets

 

(22,862)

 

(11,561)

 

(42,628)

 

(11,561)

Funds From Operations

 

$15,333

 

$14,745

 

$56,208

 

$60,116

FFO per share

 

$0.17

 

$0.16

 

$0.62

 

$0.68

Core Funds From Operations (CFFO):

 

 

 

 

 

 

 

 

Funds From Operations

 

$15,333

 

$14,745

 

$56,208

 

$60,116

Adjustments:

 

 

 

 

 

 

 

 

Stock compensation expense

 

717

 

558

 

3,116

 

2,524

Amortization of deferred financing costs

 

370

 

352

 

1,423

 

1,430

Other depreciation and amortization

 

38

 

54

 

333

 

154

Other expense (income)

 

 

 

 

(52)

Debt extinguishment costs included in net gains (losses) on sale of assets

 

2,184

 

911

 

7,417

 

911

CFFO

 

$18,642

 

$16,620

 

$68,497

 

$65,083

CFFO per share

 

$0.20

 

$0.19

 

$0.76

 

$0.74

Weighted-average shares and units outstanding

 

91,526,726

 

89,532,373

 

90,680,212

 

88,289,110

13


ADJUSTED EBITDA RECONCILIATION AND COVERAGE RATIO

Dollars in thousands

 

 

 

 

Three Months Ended

ADJUSTED EBITDA:

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Net income (loss)

 

$24,020

 

$4,912

 

$14,856

 

$2,566

 

$14,729

Add-Back (Deduct):

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

14,213

 

13,434

 

12,721

 

12,447

 

11,631

Interest expense

 

9,873

 

9,783

 

9,849

 

9,721

 

9,943

Net (gains) losses on sale of assets

 

(20,679)

 

(2,390)

 

(12,142)

 

 

(10,650)

Adjusted EBITDA

 

$27,427

 

$25,739

 

$25,284

 

$24,734

 

$25,653

 

 

 

 

 

 

 

 

 

 

 

INTEREST COST:

 

 

 

 

 

 

 

 

 

 

Interest expense

 

$9,873

 

$9,783

 

$9,849

 

$9,721

 

$9,943

 

 

 

 

 

 

 

 

 

 

 

INTEREST COVERAGE:

 

2.8x

 

2.6x

 

2.6x

 

2.5x

 

2.6x

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

Twelve Months Ended

ADJUSTED EBITDA:

 

December 31,

2019

 

December 31,

2018

 

December 31,

2019

 

December 31,

2018

Net income (loss)

 

$24,020

 

$14,729

 

$46,354

 

$26,610

Add-Back (Deduct):

 

 

 

 

 

 

 

 

Depreciation and amortization

 

14,213

 

11,631

 

52,815

 

45,221

Interest expense

 

9,873

 

9,943

 

39,226

 

36,006

Other (income) expense

 

 

 

 

(52)

Net (gains) losses on sale of assets

 

(20,679)

 

(10,650)

 

(35,211)

 

(10,650)

Adjusted EBITDA

 

$27,427

 

$25,653

 

$103,184

 

$97,135

 

 

 

 

 

 

 

 

 

INTEREST COST:

 

 

 

 

 

 

 

 

Interest expense

 

$9,873

 

$9,943

 

$39,226

 

$36,006

 

 

 

 

 

 

 

 

 

INTEREST COVERAGE:

 

2.8x

 

2.6x

 

2.6x

 

2.7x

14


SAME STORE PORTFOLIO NET OPERATING INCOME

TRAILING FIVE QUARTERS

Dollars in thousands, except per unit data

 

 

 

For the Three-Months Ended (a)

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Revenue:

 

 

 

 

 

 

 

 

 

 

Rental and other property revenue

 

$43,275

 

$43,686

 

$43,064

 

$41,530

 

40,693

Operating Expenses:

 

 

 

 

 

 

 

 

 

 

Real estate taxes

 

4,851

 

5,299

 

5,380

 

5,355

 

5,218

Property insurance

 

864

 

865

 

841

 

831

 

817

Personnel expenses

 

4,005

 

4,282

 

4,096

 

3,937

 

3,931

Utilities

 

2,859

 

2,860

 

2,612

 

2,676

 

2,600

Repairs and maintenance

 

1,104

 

1,812

 

1,778

 

1,279

 

1,078

Contract services

 

1,074

 

1,099

 

1,190

 

1,163

 

1,160

Advertising expenses

 

463

 

466

 

474

 

422

 

373

Other expenses

 

573

 

585

 

591

 

617

 

430

Total operating expenses

 

15,793

 

17,268

 

16,962

 

16,280

 

15,607

Same-store net operating income (a)

 

$27,482

 

$26,418

 

$26,102

 

$25,250

 

$25,086

Same-store NOI margin

 

63.5%

 

60.5%

 

60.6%

 

60.8%

 

61.6%

Average occupancy

 

92.6%

 

93.4%

 

94.1%

 

92.5%

 

92.0%

Average effective monthly rent, per unit

 

$1,082

 

$1,078

 

$1,057

 

$1,039

 

$1,034

Reconciliation of same-store net operating

   income to net income (loss)

 

 

 

 

 

 

 

 

 

 

Same-store net operating income

 

$27,482

 

$26,418

 

$26,102

 

$25,250

 

$25,086

Non same-store net operating income

 

4,704

 

4,093

 

4,674

 

4,329

 

5,182

Other revenue

 

178

 

242

 

108

 

75

 

91

Property management expenses

 

(1,950)

 

(1,901)

 

(2,062)

 

(1,813)

 

(2,027)

General and administrative expenses

 

(2,987)

 

(3,113)

 

(3,538)

 

(3,107)

 

(2,633)

Depreciation and amortization expense

 

(14,213)

 

(13,434)

 

(12,721)

 

(12,447)

 

(11,631)

Casualty related costs

 

 

 

 

 

(46)

Interest expense

 

(9,873)

 

(9,783)

 

(9,849)

 

(9,721)

 

(9,943)

Net gains (losses) on sale of assets

 

20,679

 

2,390

 

12,142

 

 

10,650

Net income (loss)

 

$24,020

 

$4,912

 

$14,856

 

$2,566

 

$14,729

 

(a)

Same store portfolio consists of 49 properties, which represent 13,397 units.

15


SAME STORE PORTFOLIO NET OPERATING INCOME

THREE and TWELVE MONTHS ENDED DECEMBER 31, 2019 and 2018

Dollars in thousands, except per unit data

 

 

 

Three-Months Ended December 31

 

Twelve-Months Ended December 31

 

 

2019

 

2018

 

% change

 

2019

 

2018

 

% change

Revenue:

 

 

 

 

 

 

 

 

 

 

 

Rental and other property revenue

 

$43,275

 

40,693

 

6.3%

 

$171,555

 

162,319

 

5.7%

Operating Expenses:

 

 

 

 

 

 

 

 

 

 

 

Real estate taxes

 

4,851

 

5,218

 

-7.0%

 

20,885

 

19,810

 

5.4%

Property insurance

 

864

 

817

 

5.7%

 

3,401

 

3,443

 

-1.2%

Personnel expenses

 

4,005

 

3,931

 

1.9%

 

16,320

 

16,107

 

1.3%

Utilities

 

2,859

 

2,600

 

9.9%

 

11,007

 

10,403

 

5.8%

Repairs and maintenance

 

1,104

 

1,078

 

2.4%

 

5,973

 

5,524

 

8.1%

Contract services

 

1,074

 

1,160

 

-7.4%

 

4,526

 

4,869

 

-7.0%

Advertising expenses

 

463

 

373

 

24.1%

 

1,825

 

1,736

 

5.1%

Other expenses

 

573

 

430

 

33.4%

 

2,366

 

2,671

 

-11.4%

Total operating expenses

 

15,793

 

15,607

 

1.2%

 

66,303

 

64,563

 

2.7%

Same-store net operating income (a)

 

$27,482

 

$25,086

 

9.6%

 

$105,252

 

$97,756

 

7.7%

Same-store NOI margin

 

63.5%

 

61.6%

 

1.9%

 

61.4%

 

60.2%

 

1.2%

Average occupancy

 

92.6%

 

92.0%

 

0.6%

 

93.2%

 

93.3%

 

-0.1%

Average effective monthly rent, per unit

 

$1,082

 

$1,034

 

4.6%

 

$1,064

 

$1,013

 

5.1%

Reconciliation of same-store net operating

   income to net income (loss)

 

 

 

 

 

 

 

 

 

 

 

 

Same-store portfolio net operating income

 

$27,482

 

$25,086

 

 

 

$105,252

 

$97,756

 

 

Non same-store net operating income

 

4,704

 

5,182

 

 

 

17,800

 

16,593

 

 

Other revenue

 

178

 

91

 

 

 

603

 

520

 

 

Property management expenses

 

(1,950)

 

(2,027)

 

 

 

(7,726)

 

(6,963)

 

 

General and administrative expenses

 

(2,987)

 

(2,633)

 

 

 

(12,745)

 

(10,817)

 

 

Depreciation and amortization expense

 

(14,213)

 

(11,631)

 

 

 

(52,815)

 

(45,221)

 

 

Casualty related costs

 

 

(46)

 

 

 

 

(46)

 

 

Interest expense

 

(9,873)

 

(9,943)

 

 

 

(39,226)

 

(36,006)

 

 

Other income (expense)

 

 

 

 

 

 

144

 

 

Net gains (losses) on sale of assets

 

20,679

 

10,650

 

 

 

35,211

 

10,650

 

 

Net income (loss)

 

$24,020

 

$14,729

 

 

 

$46,354

 

$26,610

 

 

 

(a)

Same store portfolio consists of 49 properties, which represent 13,397 units.

 

16


NET OPERATING INCOME (NOI) BRIDGE

TRAILING FIVE QUARTERS

Dollars in thousands

 

 

For the Three-Months Ended

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Rental and other property revenue

 

 

 

 

 

 

 

 

 

 

Same store (a)

 

$43,275

 

$43,686

 

$43,064

 

$41,530

 

$40,693

Non same store

 

7,975

 

7,371

 

7,784

 

7,935

 

8,666

Total rental and other property revenue (b)

 

51,250

 

51,057

 

50,848

 

49,465

 

49,359

Property operating expenses

 

 

 

 

 

 

 

 

 

 

Same store (a)

 

15,793

 

17,268

 

16,962

 

16,280

 

15,607

Non same store

 

3,271

 

3,278

 

3,110

 

3,606

 

3,484

Total property operating expenses (b)

 

19,064

 

20,546

 

20,072

 

19,886

 

19,091

Net operating income

 

 

 

 

 

 

 

 

 

 

Same store (a)

 

27,482

 

26,418

 

26,102

 

25,250

 

25,086

Non same store

 

4,704

 

4,093

 

4,674

 

4,329

 

5,182

Total property net operating income

 

$32,186

 

$30,511

 

$30,776

 

$29,579

 

$30,268

Reconciliation of NOI to net income (loss)

 

 

 

 

 

 

 

 

 

 

Total property net operating income

 

$32,186

 

$30,511

 

$30,776

 

$29,579

 

$30,268

Other revenue

 

178

 

242

 

108

 

75

 

91

Property management expenses

 

(1,950)

 

(1,901)

 

(2,062)

 

(1,813)

 

(2,027)

General and administrative expenses

 

(2,987)

 

(3,113)

 

(3,538)

 

(3,107)

 

(2,633)

Depreciation and amortization expense

 

(14,213)

 

(13,434)

 

(12,721)

 

(12,447)

 

(11,631)

Casualty related costs

 

 

 

 

 

(46)

Interest expense

 

(9,873)

 

(9,783)

 

(9,849)

 

(9,721)

 

(9,943)

Net gains (losses) on sale of assets

 

20,679

 

2,390

 

12,142

 

 

10,650

Net income (loss)

 

$24,020

 

$4,912

 

$14,856

 

$2,566

 

$14,729

 

(a)

Same store portfolio consists of 49 properties, which represent 13,397 units.

(b)

Effective January 1, 2019, in connection with the adoption of ASC 842 “Leases”, IRT began recording uncollectible rent revenue as an adjustment to rental and other property revenue whereas it was previously recorded within property operating expenses. The presentation in accordance with ASC 842 is prospective for periods ending after January 1, 2019, not retrospective for all periods presented.  For purposes of same store comparability only, IRT has adjusted prior periods within the table above and all same store NOI tables to be consistent with this current presentation.  The amounts reclassified from property operating expenses to rental and other property revenue for the quarter ended December 31, 2018 was $359.  

17


SAME-STORE PORTFOLIO NET OPERATING INCOME BY MARKET

THREE MONTHS ENDED DECEMBER 31, 2019 and 2018

Dollars in thousands, except rent per unit

 

 

 

 

 

 

Rental and Other Property Revenue

 

Property Operating Expenses

 

Net Operating Income

 

Average Occupancy

 

Average

Effective

Monthly Rent

per Unit

Market

 

Number of Properties

 

Units

 

2019

 

2018

 

% Change

 

2019

 

2018

 

% Change

 

2019

 

2018

 

% Change

 

2019

 

2018

 

% Change

 

2019

 

2018

 

% Change

Atlanta, GA

 

4

 

1,536

 

$5,627

 

$5,020

 

12.1%

 

$1,879

 

$1,668

 

12.6%

 

$3,748

 

$3,352

 

11.8%

 

93.8%

 

91.5%

 

2.3%

 

$1,225

 

$1,142

 

7.3%

Raleigh - Durham, NC

 

5

 

1,372

 

4,935

 

4,582

 

7.7%

 

1,722

 

1,683

 

2.3%

 

3,213

 

2,899

 

10.8%

 

92.9%

 

90.5%

 

2.4%

 

1,197

 

1,149

 

4.1%

Louisville, KY

 

6

 

1,710

 

5,024

 

4,677

 

7.4%

 

1,887

 

1,953

 

-3.4%

 

3,137

 

2,724

 

15.2%

 

88.1%

 

87.8%

 

0.4%

 

999

 

963

 

3.8%

Memphis, TN

 

4

 

1,383

 

4,463

 

4,386

 

1.8%

 

1,686

 

1,644

 

2.6%

 

2,777

 

2,742

 

1.3%

 

89.5%

 

92.7%

 

-3.2%

 

1,138

 

1,077

 

5.7%

Oklahoma City, OK

 

5

 

1,658

 

3,409

 

3,250

 

4.9%

 

1,354

 

1,280

 

5.8%

 

2,055

 

1,970

 

4.3%

 

95.0%

 

94.5%

 

0.5%

 

677

 

655

 

3.3%

Columbus, OH

 

4

 

1,080

 

3,357

 

3,047

 

10.2%

 

1,350

 

1,329

 

1.6%

 

2,007

 

1,718

 

16.8%

 

92.0%

 

89.6%

 

2.4%

 

1,050

 

986

 

6.4%

Indianapolis, IN

 

4

 

916

 

2,853

 

2,676

 

6.6%

 

1,026

 

1,124

 

-8.7%

 

1,827

 

1,552

 

17.7%

 

94.0%

 

93.4%

 

0.6%

 

1,024

 

977

 

4.8%

Dallas, TX

 

3

 

734

 

2,685

 

2,593

 

3.5%

 

1,035

 

1,092

 

-5.2%

 

1,650

 

1,501

 

9.9%

 

94.9%

 

96.2%

 

-1.3%

 

1,207

 

1,173

 

2.9%

Myrtle Beach, SC - Wilmington, NC

 

3

 

628

 

1,908

 

1,829

 

4.3%

 

596

 

653

 

-8.7%

 

1,312

 

1,176

 

11.6%

 

91.1%

 

94.8%

 

-3.7%

 

1,047

 

965

 

8.4%

Charleston, SC

 

2

 

518

 

2,116

 

2,019

 

4.8%

 

887

 

875

 

1.4%

 

1,229

 

1,144

 

7.4%

 

94.2%

 

92.4%

 

1.8%

 

1,306

 

1,287

 

1.4%

Orlando, FL

 

1

 

297

 

1,295

 

1,299

 

-0.3%

 

459

 

451

 

1.8%

 

836

 

848

 

-1.4%

 

93.7%

 

96.8%

 

-3.1%

 

1,484

 

1,439

 

3.2%

Charlotte, NC

 

1

 

208

 

1,037

 

967

 

7.2%

 

314

 

319

 

-1.6%

 

723

 

648

 

11.6%

 

96.3%

 

92.7%

 

3.6%

 

1,565

 

1,506

 

3.9%

Asheville, NC

 

1

 

252

 

891

 

839

 

6.2%

 

250

 

229

 

9.2%

 

641

 

610

 

5.1%

 

97.1%

 

97.3%

 

-0.1%

 

1,168

 

1,106

 

5.5%

Tampa-St. Petersburg, FL

 

1

 

216

 

840

 

806

 

4.2%

 

277

 

280

 

-1.1%

 

563

 

526

 

7.0%

 

96.0%

 

95.3%

 

0.7%

 

1,269

 

1,238

 

2.5%

Chattanooga, TN

 

2

 

295

 

912

 

848

 

7.5%

 

398

 

361

 

10.2%

 

514

 

487

 

5.5%

 

97.5%

 

93.9%

 

3.7%

 

988

 

971

 

1.7%

St. Louis, MO

 

1

 

152

 

727

 

724

 

0.4%

 

245

 

255

 

-3.9%

 

482

 

469

 

2.8%

 

96.7%

 

95.9%

 

0.8%

 

1,584

 

1,411

 

12.3%

Huntsville, AL

 

1

 

178

 

564

 

532

 

6.0%

 

183

 

176

 

4.0%

 

381

 

356

 

7.0%

 

97.9%

 

98.0%

 

-0.1%

 

994

 

928

 

7.1%

Baton Rouge, LA

 

1

 

264

 

632

 

599

 

5.5%

 

245

 

235

 

4.3%

 

387

 

364

 

6.3%

 

85.3%

 

75.4%

 

9.9%

 

889

 

952

 

-6.6%

Total/Weighted Average

 

49

 

13,397

 

$43,275

 

$40,693

 

6.3%

 

$15,793

 

$15,607

 

1.2%

 

$27,482

 

$25,086

 

9.6%

 

92.6%

 

92.0%

 

0.6%

 

$1,082

 

$1,034

 

4.6%

 


 

 


 

SAME-STORE PORTFOLIO NET OPERATING INCOME BY MARKET

YEAR ENDED DECEMBER 31, 2019 and 2018

Dollars in thousands, except rent per unit

 

 

 

 

 

 

Rental and Other Property Revenue

 

Property Operating Expenses

 

Net Operating Income

 

Average Occupancy

 

Average

Effective

Monthly Rent

per Unit

Market

 

Number of Properties

 

Units

 

2019

 

2018

 

% Change

 

2019

 

2018

 

% Change

 

2019

 

2018

 

% Change

 

2019

 

2018

 

% Change

 

2019

 

2018

 

% Change

Atlanta, GA

 

4

 

1,536

 

$21,792

 

$19,815

 

10.0%

 

$7,681

 

$6,742

 

13.9%

 

$14,111

 

$13,073

 

7.9%

 

93.9%

 

92.9%

 

1.0%

 

$1,193

 

$1,106

 

7.9%

Raleigh - Durham, NC

 

5

 

1,372

 

19,538

 

18,158

 

7.6%

 

7,188

 

6,927

 

3.8%

 

12,350

 

11,231

 

10.0%

 

93.4%

 

91.5%

 

1.9%

 

1,176

 

1,116

 

5.3%

Louisville, KY

 

6

 

1,710

 

20,226

 

19,285

 

4.9%

 

8,003

 

8,133

 

-1.6%

 

12,223

 

11,152

 

9.6%

 

89.7%

 

90.4%

 

-0.7%

 

992

 

955

 

3.8%

Memphis, TN

 

4

 

1,383

 

18,255

 

17,656

 

3.4%

 

6,860

 

7,103

 

-3.4%

 

11,395

 

10,553

 

8.0%

 

91.7%

 

95.3%

 

-3.5%

 

1,120

 

1,046

 

7.0%

Oklahoma City, OK

 

5

 

1,658

 

13,581

 

12,890

 

5.4%

 

5,576

 

5,587

 

-0.2%

 

8,005

 

7,303

 

9.6%

 

95.2%

 

94.5%

 

0.6%

 

669

 

647

 

3.3%

Columbus, OH

 

4

 

1,080

 

12,970

 

12,114

 

7.1%

 

5,492

 

5,265

 

4.3%

 

7,478

 

6,849

 

9.2%

 

91.5%

 

93.1%

 

-1.5%

 

1,021

 

958

 

6.6%

Indianapolis, IN

 

4

 

916

 

11,215

 

10,615

 

5.7%

 

4,644

 

4,471

 

3.9%

 

6,571

 

6,144

 

6.9%

 

94.4%

 

94.6%

 

-0.2%

 

1,002

 

956

 

4.8%

Dallas, TX

 

3

 

734

 

10,723

 

10,381

 

3.3%

 

4,499

 

4,394

 

2.4%

 

6,224

 

5,987

 

4.0%

 

95.7%

 

96.1%

 

-0.4%

 

1,195

 

1,161

 

2.9%

Myrtle Beach, SC - Wilmington, NC

 

3

 

628

 

7,702

 

7,029

 

9.6%

 

2,498

 

2,419

 

3.3%

 

5,204

 

4,610

 

12.9%

 

93.7%

 

95.3%

 

-1.6%

 

1,020

 

919

 

11.1%

Charleston, SC

 

2

 

518

 

8,358

 

8,273

 

1.0%

 

3,770

 

3,691

 

2.1%

 

4,588

 

4,582

 

0.1%

 

94.0%

 

94.3%

 

-0.2%

 

1,295

 

1,296

 

-0.1%

Orlando, FL

 

1

 

297

 

5,256

 

5,152

 

2.0%

 

1,887

 

1,815

 

4.0%

 

3,369

 

3,337

 

1.0%

 

95.6%

 

96.3%

 

-0.7%

 

1,472

 

1,428

 

3.0%

Charlotte, NC

 

1

 

208

 

4,094

 

3,779

 

8.3%

 

1,391

 

1,323

 

5.1%

 

2,703

 

2,456

 

10.1%

 

95.7%

 

93.2%

 

2.5%

 

1,549

 

1,467

 

5.6%

Asheville, NC

 

1

 

252

 

3,494

 

3,338

 

4.7%

 

1,053

 

1,027

 

2.5%

 

2,441

 

2,311

 

5.6%

 

97.0%

 

96.9%

 

0.1%

 

1,140

 

1,093

 

4.3%

Tampa-St. Petersburg, FL

 

1

 

216

 

3,330

 

3,181

 

4.7%

 

1,220

 

1,199

 

1.8%

 

2,110

 

1,982

 

6.5%

 

95.7%

 

94.0%

 

1.7%

 

1,253

 

1,229

 

2.0%

Chattanooga, TN

 

2

 

295

 

3,530

 

3,471

 

1.7%

 

1,667

 

1,649

 

1.1%

 

1,863

 

1,822

 

2.3%

 

95.9%

 

95.7%

 

0.2%

 

977

 

963

 

1.5%

St. Louis, MO

 

1

 

152

 

2,848

 

2,857

 

-0.3%

 

998

 

1,047

 

-4.7%

 

1,850

 

1,810

 

2.2%

 

95.1%

 

94.9%

 

0.1%

 

1,490

 

1,402

 

6.3%

Huntsville, AL

 

1

 

178

 

2,197

 

2,047

 

7.3%

 

766

 

751

 

2.0%

 

1,431

 

1,296

 

10.4%

 

97.8%

 

97.8%

 

0.0%

 

964

 

891

 

8.2%

Baton Rouge, LA

 

1

 

264

 

2,446

 

2,278

 

7.4%

 

1,110

 

1,020

 

8.8%

 

1,336

 

1,258

 

6.2%

 

79.2%

 

71.6%

 

7.6%

 

907

 

921

 

-1.6%

Total/Weighted Average

 

49

 

13,397

 

$171,555

 

$162,319

 

5.7%

 

$66,303

 

$64,563

 

2.7%

 

$105,252

 

$97,756

 

7.7%

 

93.2%

 

93.3%

 

-0.1%

 

$1,064

 

$1,013

 

5.1%

 

19


TOTAL PORTFOLIO NOI EXPOSURE BY MARKET

Dollars in thousands, except rent per unit

 

 

 

 

 

 

 

 

 

 

For the Three Months Ended December 31, 2019

Market

 

Number of Properties

 

Units

 

Gross Real

Estate

Assets

 

Period End

Occupancy

 

Average

Effective

Monthly Rent

per Unit

 

Net Operating

Income (a)

 

% of NOI

Atlanta, GA

 

6

 

2,020

 

$254,808

 

94.7%

 

$1,188

 

$4,667

 

14.8%

Raleigh - Durham, NC

 

6

 

1,690

 

243,516

 

93.0%

 

1,189

 

3,933

 

12.5%

Louisville, KY

 

6

 

1,710

 

198,296

 

88.9%

 

999

 

3,137

 

9.9%

Memphis, TN

 

4

 

1,383

 

146,145

 

88.4%

 

1,138

 

2,777

 

8.8%

Columbus, OH

 

6

 

1,547

 

153,005

 

92.2%

 

1,030

 

2,764

 

8.8%

Tampa-St. Petersburg, FL

 

4

 

1,104

 

174,084

 

88.1%

 

1,226

 

2,267

 

7.2%

Oklahoma City, OK

 

5

 

1,658

 

78,043

 

95.5%

 

677

 

2,055

 

6.5%

Indianapolis, IN

 

4

 

916

 

91,195

 

94.0%

 

1,024

 

1,827

 

5.8%

Dallas, TX

 

3

 

734

 

87,936

 

96.5%

 

1,207

 

1,650

 

5.2%

Myrtle Beach, SC - Wilmington, NC

 

3

 

628

 

63,628

 

90.4%

 

1,047

 

1,313

 

4.2%

Charleston, SC

 

2

 

518

 

79,924

 

93.2%

 

1,306

 

1,229

 

3.9%

Orlando, FL

 

1

 

297

 

48,730

 

94.6%

 

1,484

 

836

 

2.6%

Charlotte, NC

 

1

 

208

 

42,176

 

97.1%

 

1,565

 

722

 

2.3%

Asheville, NC

 

1

 

252

 

28,657

 

95.2%

 

1,168

 

640

 

2.0%

Chattanooga, TN

 

2

 

295

 

27,307

 

97.3%

 

988

 

514

 

1.6%

St. Louis, MO

 

1

 

152

 

33,578

 

98.0%

 

1,584

 

482

 

1.5%

Baton Rouge, LA

 

1

 

264

 

28,866

 

84.5%

 

889

 

387

 

1.2%

Huntsville, AL

 

1

 

178

 

16,471

 

98.3%

 

994

 

381

 

1.2%

Total/Weighted Average

 

57

 

15,554

 

$1,796,365

 

92.5%

 

$1,088

 

$31,581

 

100.0%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(a)

Excludes net operating income related to sold properties.


 

 


VALUE ADD SUMMARY

PROJECT LIFE TO DATE AS OF DECEMBER 31, 2019

 

 

 

 

 

 

 

Renovation Costs per Unit (b)

 

 

Property

Market

Total Units to be Renovated

Units Complete

Units

Leased

Rent Premium (a)

% Rent Increase

Interior

Exterior

Total

ROI - Interior Costs (c)

ROI - Total Costs (d)

 

 

 

 

 

 

 

 

 

 

 

 

Phase 1

 

 

 

 

 

 

 

 

 

 

 

Jamestown

Louisville, KY

356

234

227

$277

33.3%

$16,304

$5,161

$21,465

20.4%

15.5%

The Village at Auburn

Raleigh-Durham, NC

328

280

247

175

16.9%

14,361

2,108

16,469

14.6%

12.8%

Pointe at Canyon Ridge

Atlanta, GA

494

344

324

182

19.0%

8,878

1,773

10,652

24.5%

20.5%

Haverford

Louisville, KY

160

119

116

80

9.4%

5,447

798

6,245

17.7%

15.4%

Crestmont

Atlanta, GA

208

189

182

144

15.5%

12,215

7,742

19,956

14.2%

8.7%

Total/Weighted Average

 

1,546

1,166

1,096

$183

19.9%

$11,843

$3,438

$15,281

18.5%

14.4%

 

 

 

 

 

 

 

 

 

 

 

 

Phase 2

 

 

 

 

 

 

 

 

 

 

 

Oxmoor

Louisville, KY

432

257

227

$197

22.0%

$16,241

$127

$16,368

14.5%

14.4%

Brunswick Point

Wilmington, NC

288

179

148

80

8.2%

6,706

56

6,761

14.2%

14.1%

Schirm Farms

Columbus, OH

264

186

179

79

9.2%

7,680

613

8,292

12.3%

11.4%

The Commons at Canal Winchester

Columbus, OH

264

119

98

192

22.2%

9,956

402

10,358

23.2%

22.3%

Creekside Corners

Atlanta, GA

444

262

243

180

19.4%

8,864

1,314

10,178

24.4%

21.2%

Stonebridge Crossing

Memphis, TN

500

309

269

131

15.5%

9,506

1,131

10,637

16.5%

14.7%

Arbors River Oaks

Memphis, TN

191

103

92

231

19.9%

8,887

561

9,448

31.3%

29.4%

Total/Weighted Average

 

2,383

1,415

1,256

$151

16.5%

$9,999

$686

$10,684

18.1%

17.0%

 

 

 

 

 

 

 

 

 

 

 

 

Phase 3

 

 

 

 

 

 

 

 

 

 

 

Vantage at Hillsborough

Tampa, FL

348

55

65

$206

20.1%

$12,958

$2,155

$15,113

19.1%

16.3%

Lucerne

Tampa, FL

276

56

53

252

22.8%

13,141

634

13,775

23.1%

22.0%

Waterford Landing

Atlanta, GA

260

12

7

214

21.1%

9,641

685

10,325

26.6%

24.8%

North Park

Atlanta, GA

224

11

8

234

24.5%

9,487

268

9,754

29.5%

28.7%

Rocky Creek (e)

Tampa, FL

264

-

-

-

-

-

-

-

-

-

Meadows (e)

Louisville, KY

400

-

-

-

-

-

-

-

-

-

Westmont Commons (e)

Asheville, NC

252

-

-

-

-

-

-

-

-

-

Avalon Oaks (e)

Columbus, OH

235

-

-

-

-

-

-

-

-

-

Walnut Hill (f)

Memphis, TN

362

-

-

-

-

-

-

-

-

-

Lenoxplace (f)

Raleigh - Durham, NC

268

-

-

-

-

-

-

-

-

-

Thornhill (f)

Raleigh - Durham, NC

318

-

-

-

-

-

-

-

-

-

Total/Weighted Average

 

3,207

134

133

$227

21.5%

$12,648

$1,358

$14,006

21.5%

19.4%

 

 

 

 

 

 

 

 

 

 

 

 

Grand Total/Weighted Average

7,136

2,715

2,485

$169

18.3%

$10,954

$1,593

$12,547

18.5%

16.2%

 

 

 

(a)

The rent premium reflects the per unit per month difference between the rental rate on the renovated unit and the market rent for an unrenovated unit as of the date presented, as determined by management consistent with its customary rent-setting and evaluation procedures.

 

(b)

Includes all costs to renovate the interior units and make certain exterior renovations, including clubhouses and amenities.  Interior costs per unit are based on units leased.  Exterior costs per unit are based on total units at the community. Excludes overhead costs to support and manage the value add program as those costs relate to the entire program and cannot be allocated to individual projects.

 

(c)

Calculated using the rent premium per unit per month, multiplied by 12, divided by the interior renovation costs per unit.

 

(d)

Calculated using the rent premium per unit per month, multiplied by 12, divided by the total renovation costs per unit.

 

(e)

Renovations at these Phase 3 properties are expected to commence during the first half of 2020.

 

(f)

Renovations at these Phase 3 properties are expected to commence during the second half of 2020.

 

 


21


CAPITAL RECYCLING

Dollars in thousands with respect to Contract Price and Price per Unit

 

 

 

 

 

 

 

 

 

 

 

 

 

2019 Acquisitions

 

Location

 

Units

 

Acquisition Date

 

Contract Price

 

Price per Unit

 

Average Rent Per Unit

North Park

 

Atlanta, GA

 

224

 

April 30, 2019

 

$28,000

 

$125

 

$990

Rocky Creek Apartments

 

Tampa, FL

 

264

 

July 11, 2019

 

48,000

 

182

 

1,313

Thornhill Apartments

 

Raleigh, NC

 

318

 

October 1, 2019

 

52,925

 

166

 

1,113

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

 

 

806

 

 

 

$128,925

 

$160

 

$1,144

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2019 Dispositions

 

Location

 

Units

 

Disposition Date

 

Contract Price

 

Price per Unit

 

Average Rent Per Unit

Reserve at Eagle Ridge

 

Chicago, IL

 

370

 

April 30, 2019

 

$42,000

 

$114

 

$1,059

Carrington Park

 

Little Rock, AR

 

202

 

July 18, 2019

 

26,250

 

130

 

1,067

Stonebridge at the Ranch

 

Little Rock, AR

 

260

 

July 18, 2019

 

30,250

 

116

 

927

Iron Rock Ranch

 

Austin, TX

 

300

 

December 17, 2019

 

56,000

 

187

 

1,329

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

 

 

1,132

 

 

 

$154,500

 

$136

 

$1,102

 

 

 

 

 

 

 

 

 

 

 

 

 

 

22


DEBT SUMMARY AS OF DECEMBER 31, 2019

Dollars in thousands

 

 

Amount

 

Weighted Average Rate

 

Type

 

Weighted

Average

Maturity

(in years)

 

Debt:

 

 

 

 

 

 

 

 

 

Credit facility (a)

 

$186,302

 

3.2%

 

Floating

 

3.4

 

Term loans (b)

 

300,000

 

3.1%

 

Floating

 

4.3

 

Mortgages

 

504,876

 

3.9%

 

Fixed

 

4.0

 

Unamortized debt premiums

 

(5,606)

 

 

 

 

 

 

 

Total Debt

 

985,572

 

3.5%

 

 

 

4.0

 

Market Equity Capitalization, at period end

 

1,294,545

 

 

 

 

 

 

 

Total Capitalization

 

$2,280,117

 

 

 

 

 

 

 

 

(a)

Credit facility total capacity is $350,000, comprised entirely of an unsecured revolving line of credit, of which $186,303 was drawn as of December 31, 2019. The maturity date of borrowings under the revolving line of credit is May 9, 2023.

 

(b)

Comprised of a $200,000 unsecured term loan with a maturity date of January 17, 2024 and a $100,000 unsecured term loan with a maturity date of November 20, 2024.

 

(c)

As of December 31, 2019, IRT maintained a float-to-fixed interest swap with a $150,000 notional amount. This swap, which expires on June 17, 2021 and has a fixed rate of 1.1325%, has converted $150,000 of floating rate debt to fixed rate debt. IRT also maintains: (1) an interest rate collar with a $100,000 notional amount, which expires on November 20, 2024 has a floor of 1.25% and a cap of 2.00%, and (2) an interest rate collar with a $150,000 notional amount, which expires on January 17, 2024, has a floor of 2.25% and a cap of 2.50%. These collars have converted $250,000 of floating rate debt to fixed rate debt when LIBOR is above the cap rate or below the floor rate.  

Encumbered & Unencumbered Statistics

 

 

Total Units

 

% of Total

 

Gross Assets

 

% of Total

 

Q4 2019 NOI

 

% of Total

   Unencumbered assets

 

 

8,539

 

54.9%

 

$947,560

 

51.4%

 

$15,910

 

49.4%

   Encumbered assets

 

 

7,015

 

45.1%

 

894,178

 

48.6%

 

16,276

 

50.6%

 

 

 

15,554

 

100.0%

 

$1,841,738

 

100.0%

 

$32,186

 

100.0%

 

 


Definitions

Average Effective Monthly Rent per Unit

Average effective rent per unit represents the average of gross rent amounts, divided by the average occupancy (in units) for the period presented.  IRT believes average effective rent is a helpful measurement in evaluating average pricing.  This metric, when presented, reflects the average effective rent per month.

Average Occupancy

Average occupancy represents the average occupied units for the reporting period divided by the average of total units available for rent for the reporting period.

EBITDA and Adjusted EBITDA

EBITDA is defined as net income before interest expense including amortization of deferred financing costs, income tax expense, and depreciation and amortization expenses. Adjusted EBITDA is EBITDA before certain other non-cash or non-operating gains or losses related to items such as asset sales, debt extinguishments and acquisition related debt extinguishment expenses. EBITDA and Adjusted EBITDA are each non-GAAP measures.  IRT considers each of EBITDA and Adjusted EBITDA to be an appropriate supplemental measure of performance because it eliminates interest, income taxes, depreciation and amortization, and other non-cash or non-operating gains and losses, which permits investors to view income from operations without these non-cash or non-operating items. IRT’s calculation of Adjusted EBITDA differs from the methodology used for calculating Adjusted EBITDA by certain other REITs and, accordingly, IRT’s Adjusted EBITDA may not be comparable to Adjusted EBITDA reported by other REITs.

Funds From Operations (“FFO”) and Core Funds From Operations (“CFFO”)

IRT believes that FFO and CFFO, each of which is a non-GAAP financial measure, are additional appropriate measures of the operating performance of a REIT and IRT in particular. IRT computes FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT, as net income or loss (computed in accordance with GAAP), excluding real estate-related depreciation and amortization expense, gains or losses on sales of real estate and the cumulative effect of changes in accounting principles.

CFFO is a computation made by analysts and investors to measure a real estate company’s operating performance by removing the effect of items that do not reflect ongoing property operations, including stock compensation expense, depreciation and amortization of other items not included in FFO, amortization of deferred financing costs, and other non-cash or non-operating gains or losses related to items such as debt extinguishment costs from the determination of FFO.

IRT’s calculation of CFFO differs from the methodology used for calculating CFFO by certain other REITs and, accordingly, IRT’s CFFO may not be comparable to CFFO reported by other REITs. IRT’s management utilizes FFO and CFFO as measures of IRT’s operating performance, and believes they are also useful to investors, because they facilitate an understanding of IRT’s operating performance after adjustment for certain non-cash or non-operating items that are required by GAAP to be expensed but may not necessarily be indicative of current operating performance and that may not accurately compare IRT’s operating performance between periods. Furthermore, although FFO, CFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, IRT believes that FFO and CFFO provide investors with additional useful measures to compare IRT’s financial performance to certain other REITs. Neither FFO nor CFFO is equivalent to net income or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and CFFO do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Neither FFO nor CFFO should be considered as an alternative to net income as an indicator of IRT’s operating performance or as an alternative to cash flow from operating activities as a measure of IRT’s liquidity.

Interest Coverage

Interest coverage is a ratio computed by dividing Adjusted EBITDA by interest expense.

24


Net Debt

Net debt, a non-GAAP financial measure, equals total debt less cash and cash equivalents. The following table provides a reconciliation of total debt to net debt (Dollars in thousands).

 

 

 

 

 

             As of

 

 

 

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Total debt

$985,572

 

$979,330

 

$989,499

 

$990,920

 

$985,488

Less: cash and cash equivalents

(9,888)

 

(6,587)

 

(11,060)

 

(9,030)

 

(9,316)

Total net debt

$975,684

 

$972,743

 

$978,439

 

$981,890

 

$976,172

IRT presents net debt because management believes it is a useful measure of IRT’s credit position and progress toward reducing leverage.  The calculation is limited because IRT may not always be able to use cash to repay debt on a dollar for dollar basis.

Net Operating Income

IRT believes that Net Operating Income (“NOI”), a non-GAAP financial measure, is a useful supplemental measure of its operating performance. IRT defines NOI as total property revenues less total property operating expenses, excluding interest expenses, depreciation and amortization, property management expenses, and general and administrative expenses. Other REITs may use different methodologies for calculating NOI, and accordingly, IRT’s NOI may not be comparable to other REITs. IRT believes that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income insofar as the measure reflects only operating income and expense at the property level. IRT uses NOI to evaluate performance on a same store and non-same store basis because NOI measures the core operations of property performance by excluding corporate level expenses, financing expenses, and other items not related to property operating performance and captures trends in rental housing and property operating expenses. However, NOI should only be used as an alternative measure of IRT’s financial performance.

Same Store Properties and Same Store Portfolio

IRT reviews its same store portfolio at the beginning of each calendar year.  Properties are added into the same store portfolio if they were owned at the beginning of the previous year.  Properties that are held-for-sale or have been sold are excluded from the same store portfolio.

Total Gross Assets

Total Gross Assets equals total assets plus accumulated depreciation and accumulated amortization, including fully depreciated or amortized real estate and real estate related assets.  The following table provides a reconciliation of total assets to total gross assets (Dollars in thousands).

 

 

 

 

 

            As of

 

 

 

 

 

December 31,

2019

 

September 30,

2019

 

June 30,

2019

 

March 31,

2019

 

December 31,

2018

Total assets

$1,664,106

 

$1,653,017

 

$1,655,747

 

$1,655,849

 

$1,659,336

Plus: Accumulated Depreciation

158,435

 

148,924

 

141,965

 

132,448

 

120,202

Plus: Accumulated Amortization

19,197

 

19,232

 

19,495

 

19,658

 

19,198

Total gross assets

$1,841,738

 

$1,821,173

 

$1,817,207

 

$1,807,955

 

$1,798,736

 

25

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