Exhibit 99.2
Talison Row at Daniel Island, South Carolina
EARNINGS RELEASE & SUPPLEMENTAL INFORMATION
Q1 2020
NYSE: IRT
WWW.IRTLIVING.COM
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Company Information |
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Forward-Looking Statements |
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Earnings Release Text |
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Financial & Operating Highlights |
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Balance Sheets |
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Statements of Operations, FFO & CORE FFO |
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Trailing Five Quarters |
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Three Months Ended March 31, 2020 and 2019 |
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Adjusted EBITDA Reconciliations and Coverage Ratio |
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Trailing Five Quarters |
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Same-Store Portfolio Net Operating Income |
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Trailing Five Quarters |
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Three Months Ended March 31, 2020 and 2019 |
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16 |
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Net Operating Income Bridge |
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Same-Store Portfolio Net Operating Income by Market |
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Total Portfolio NOI Exposure by Market |
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Value Add Summary |
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Capital Recycling Activity |
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Debt Summary |
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Debt Covenant & Unencumbered Asset Statistics |
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Definitions |
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24 |
2
March 31, 2020
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 on capital through distributions and capital appreciation. More information may be found on the Company’s website at www.irtliving.com.
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Corporate Headquarters |
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1835 Market Street, Suite 2601 |
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Philadelphia, PA 19103 |
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267.270.4800 |
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Trading Symbol |
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NYSE: “IRT” |
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Investor Relations Contact |
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Edelman Financial Communications & Capital Markets |
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Ted McHugh and Lauren Torres |
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212-704-8112 |
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IRT@edelman.com
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3
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 “will,” “strategy,” “expects,” “seeks,” “believes,” “potential,” or other similar words. These forward-looking statements include, without limitation, IRT’s expectations with respect to capital allocations, including as to the timing and amount of future dividends. Because such statements include risks, uncertainties and contingencies, actual results may differ materially from the expectations, intentions, beliefs, plans or predictions of the future expressed or implied by such forward-looking statements. These forward-looking statements are based upon the current beliefs and expectations of IRT’s management and are inherently subject to significant business, economic and competitive uncertainties and contingencies, many of which are difficult to predict and generally not within IRT’s control. In addition, these forward-looking statements are subject to assumptions with respect to future business strategies and decisions that are subject to change. Risks and uncertainties that might cause IRT’s actual results and/or future dividends to differ materially from those expressed or implied by forward-looking statements include, but are not limited to: risks related to the impact of COVID-19 and other potential future outbreaks of infectious diseases on the financial condition, results of operations, cash flows and performance of IRT and its tenants as well as on the economy and real estate and financial markets; changes in market demand for rental apartment homes and pricing pressures, including from competitors, that could limit our ability to lease units or increase rents or that could lead to declines in occupancy and rent levels; uncertainty and volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital; inability of tenants to meet their rent and other lease obligations; legislative restrictions that may delay or limit collections of past due rents; risks endemic to real estate and the real estate industry generally; the effects of natural and other disasters; 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; unexpected costs of REIT qualification compliance; costs and disruptions as the result of a cybersecurity incident or other technology disruption; and share price fluctuations. Please refer to the documents filed by the Company with the SEC, specifically the Company's Annual Report on Form 10-K for the year ended December 31, 2019, as it may be updated or supplemented in the Company's Quarterly Reports on Form 10-Q and the Company's other filings with the SEC, which identify additional risk factors that could cause actual results to differ from those contained in forward-looking statements. 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. In addition, the declaration of dividends on our common stock is subject to the discretion of our Board
of Directors and depends upon a broad range of factors, including our results of operations, financial condition, capital
requirements, the annual distribution requirements under the REIT provisions of the Internal Revenue Code of 1986, as
amended, applicable legal requirements and such other factors as our Board of Directors may from time to time deem
relevant. For these reasons, as well as others, there can be no assurance that dividends in the future will be equal or similar to the expected amount of the quarterly dividend described in this supplemental information.
4
Independence Realty Trust Announces First Quarter 2020 Financial Results
PHILADELPHIA – (BUSINESS WIRE) – May 6, 2020 — Independence Realty Trust, Inc. (“IRT”) (NYSE: IRT), a multifamily apartment REIT, today announced its first quarter 2020 financial results.
First Quarter Highlights
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Net loss allocable to common shares of $0.4 million for the quarter ended March 31, 2020 as compared to net income of $2.5 million for the quarter ended March 31, 2019. |
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Earnings per diluted share of $0.00 for the quarter ended March 31, 2020, as compared to $0.03 for the quarter ended March 31, 2019. |
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Same store net operating income (“NOI”) growth of 7.0% for the quarter ended March 31, 2020 compared to the quarter ended March 31, 2019. |
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Core Funds from Operations (“CFFO”) of $17.6 million for the quarter ended March 31, 2020 as compared to $16.0 million for the quarter ended March 31, 2019. CFFO per share was $0.19 for the first quarter of 2020 as compared to $0.18 for the first quarter of 2019. |
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Adjusted EBITDA of $24.1 million for the quarter ended March 31, 2020 as compared to $24.7 million for the quarter ended March 31, 2019. |
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
“I am proud of all the efforts taken by the IRT team during this unprecedented time. We continue to take significant steps to maintain the health and well-being of our employees and residents, while also swiftly rolling out measures to ease the financial burden of those tenants directly affected by the COVID-19 crisis,” said Scott Schaeffer, Chairman and CEO of IRT. “At the same time, we demonstrated strong performance across the portfolio, including first quarter 2020 same store NOI growth of 7.0%.”
“While we have been encouraged by recent trends, which include a 92.7% occupancy rate as of April 30th and a 98% April rental receipt collections rate, after payment plans, we must prudently manage the portfolio as we work through COVID-19 headwinds. We have been focused on capital preservation, including temporarily pausing efforts on our capital recycling program and on a portion of our value add initiative.
Lastly, the resilience of our real estate platform and strengthened balance sheet, including approximately $258 million in total liquidity, provides us with the confidence to respond to this fluid situation and take further action to protect long-term value of the enterprise.”
5
Same Store Property Operating Results
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First Quarter 2020 Compared to First Quarter 2019(1) |
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Rental and other property revenue |
4.7% increase |
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Property operating expenses |
1.3% increase |
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Net operating income (“NOI”) |
7.0% increase |
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Portfolio average occupancy |
10 bps decrease to 92.7% |
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Portfolio average rental rate |
4.9% increase to $1,089 |
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NOI Margin |
130 bps increase to 61.5% |
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(1) |
Same store portfolio for the three months ended March 31, 2020 includes 54 properties, which represent 14,748 units. |
Same Store Property Operating Results, Excluding Value Add
The same store portfolio results below exclude 16 communities that are both part of the same store portfolio and were actively undergoing Value Add renovations during the three months ended March 31, 2020.
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First Quarter 2020 Compared to First Quarter 2019(1) |
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Rental and other property revenue |
3.6% increase |
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Property operating expenses |
1.5% decrease |
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Net operating income (“NOI”) |
7.0% increase |
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Portfolio average occupancy |
30 bps increase to 94.0% |
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Portfolio average rental rate |
3.4% increase to $1,072 |
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NOI Margin |
200 bps increase to 61.7% |
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(1) |
Same store portfolio, excluding value add, for the three months ended March 31, 2020 includes 38 properties, which represent 9,680 units. |
COVID-19 Metrics (1)(2)
(Dollars in thousands, except per unit data)
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Rent collections (3) |
April 2020 |
April 2019 |
1Q 2020 |
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Rent collected for the period presented, as a percentage of rent billed |
97.3% |
98.6% |
98.1% |
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Deferred payment plans: (4) |
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Number of deferred payment plans |
139 |
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Amount of monthly rent deferred for period presented |
$94 |
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Amount of monthly rent deferred for the period presented, as a percentage of rent collected |
0.6% |
0.0% |
0.0% |
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Rent collected, after the effect of signed payment plans, as a percentage of rent billed |
97.9% |
98.6% |
98.1% |
6
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Operating statistics |
April 2020 |
April 2019 |
1Q 2020 |
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Average occupancy |
92.7% |
94.1% |
92.5% |
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Average effective monthly rent per unit |
$1,106 |
$1,048 |
$1,100 |
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Resident retention rate |
53.8% |
49.0% |
51.2% |
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(1) |
All metrics presented are for our total portfolio in the period presented. |
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(2) |
All metrics are based on IRT’s internal data, which management uses to monitor property performance on a daily or weekly basis. |
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(3) |
As of the last day of the period presented. |
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(4) |
Payment plans allow residents to defer between 25% and 75% of their monthly rent for between 1 and 3 months. Residents must provide evidence of hardship and commit to a full 12-month lease term, which allows deferred payments to be repaid over a longer remaining lease term. As of May 5, 2020: (1) 139 payment plans were signed for April and 35 payment plans were signed for May; (2) on average residents are deferring 56% of their monthly rent for an average period of 2.7 months with an average repayment period of 9.3 months; and (3) there were 121 residents who have applied for payment plans that were pending approval. |
Expected Dividend Reduction
IRT expects to reduce its quarterly common stock dividend, beginning with the dividend for the second quarter of 2020, from $0.18 per share (an annual rate of $0.72 per share) to $0.12 per share (an annual rate of $0.48 per share).
Mr. Schaeffer further commented, “Given our track record of NOI growth delivered through a combination of organic rent growth and the continued execution of our value add initiative, we were well positioned to achieve a normalized dividend payout ratio of 70-75% over time. Given market uncertainty, along with our decision to pause a portion of our value add program, we believe it is prudent at this time to adjust our dividend payout ratio to be more in line with our peers beginning in the second quarter of 2020. The rightsized dividend increases our financial flexibility and will allow us to accelerate our deleveraging efforts as we will be retaining approximately $23 million annually.”
Atlanta Portfolio Letter of Intent Expiration
Subsequent to the quarter end, on April 9, 2020, IRT announced that it had allowed the non-binding letter of intent related to the acquisition of three Class A communities in Atlanta, GA to expire, without realizing any financial penalty.
Public Stock Offering
On February 24, 2020, IRT closed a public offering of 10,350,000 shares of common stock at a public offering price of $15.30 per share, including 1,350,000 shares sold pursuant to the exercise in full of the underwriters’ option to purchase additional shares of common stock. In connection with the offering, IRT entered into forward sale agreements.
On March 31, 2020, IRT settled $50 million of its forward sale agreements by issuing 3.406 million shares. After this settlement, IRT had 6.944 million shares remaining to be issued under the forward sale agreements for gross proceeds of approximately $102 million.
Financial Flexibility
As of March 31, 2020, IRT had a total liquidity position of approximately $258 million, which includes unrestricted cash, as well as additional capacity through our unsecured line of credit and remaining proceeds from the forward equity offering.
7
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.
Capital Expenditures
For the three months ended March 31, 2020, recurring capital expenditures for the total portfolio were $1.3 million, or $84 per unit.
Distributions
On March 16, 2020, IRT’s Board of Directors declared a quarterly cash dividend of $0.18 per share of IRT common stock, payable on April 24, 2020 to stockholders of record at the close of business on April 2, 2020.
2020 EPS and CFFO Guidance
On March 26, 2020, IRT suspended its fiscal 2020 guidance, given the uncertainty around the length and depth of the coronavirus crisis and its impact on the economy. At this time, IRT believes it is prudent to keep its guidance suspended.
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, May 7, 2020 from the investor relations section of the IRT website at www.irtliving.com or by dialing 1.844.775.2542, access code 4097673. 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, May 14, 2020 by dialing 1.855.859.2056, access code 4097673.
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 on capital through distributions and capital appreciation. More information may be found on the Company’s website at www.irtliving.com.
8
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 “will,” “strategy,” “expects,” “seeks,” “believes,” “potential,” or other similar words. These forward-looking statements include, without limitation, IRT’s
expectations with respect to capital allocations, including as to timing and amount of future dividends. Because such statements include risks, uncertainties and contingencies, actual results may differ materially from the expectations, intentions, beliefs, plans or predictions of the future expressed or implied by such forward-looking statements. These forward-looking statements are based upon the current beliefs and expectations of IRT’s management and are inherently subject to significant business, economic and competitive uncertainties and contingencies, many of which are difficult to predict and generally not within IRT’s control. In addition, these forward-looking statements are subject to assumptions with respect to future business strategies and decisions that are subject to change. Risks and uncertainties that might cause IRT’s actual results and/or future dividends to differ materially from those expressed or implied by forward-looking statements include, but are not limited to: risks related to the impact of COVID-19 and other potential future outbreaks of infectious diseases on the financial condition, results of operations, cash flows and performance of IRT and its tenants as well as on the economy and real estate and financial markets; changes in market demand for rental apartment homes and pricing pressures, including from competitors, that could limit our ability to lease units or increase rents or that could lead to declines in occupancy and rent levels; uncertainty and volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital; inability of tenants to meet their rent and other lease obligations; legislative restrictions that may delay or limit collections of past due rents; risks endemic to real estate and the real estate industry generally; the effects of natural and other disasters; 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; unexpected costs of REIT qualification compliance; costs and disruptions as the result of a cybersecurity incident or other technology disruption; and share price fluctuations. Please refer to the documents filed by the Company with the SEC, specifically the Company's Annual Report on Form 10-K for the year ended December 31, 2019, as it may be updated or supplemented in the Company's Quarterly Reports on Form 10-Q and the Company's other filings with the SEC, which identify additional risk factors that could cause actual results to differ from those contained in forward-looking statements. 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. In addition,
the declaration of dividends on our common stock is subject to the discretion of our Board of Directors and depends upon
a broad range of factors, including our results of operations, financial condition, capital requirements, the annual
distribution requirements under the REIT provisions of the Internal Revenue Code of 1986, as amended, applicable legal
requirements and such other factors as our Board of Directors may from time to time deem relevant. For these reasons,
as well as others, there can be no assurance that dividends in the future will be equal or similar to the expected amount of
the quarterly dividend described in this press release.
Independence Realty Trust, Inc. Contact
Edelman Financial Communications & Capital Markets
Ted McHugh and Lauren Torres
212.704.8112
IRT@edelman.com
9
FINANCIAL & OPERATING HIGHLIGHTS
Dollars in thousands, except share and per share data
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For the Three Months Ended |
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March 31, 2020 |
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December 31, 2019 |
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September 30, 2019 |
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June 30, 2019 |
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March 31, 2019 |
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Selected Financial Information: |
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Operating Statistics: |
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Net income available to common shares |
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$(372) |
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$23,784 |
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$4,863 |
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$14,709 |
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$2,540 |
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Earnings (loss) per share -- diluted |
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$0.00 |
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$0.26 |
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$0.05 |
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$0.16 |
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$0.03 |
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Rental and other property revenue |
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$51,156 |
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$51,250 |
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$51,057 |
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$50,848 |
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$49,465 |
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Property operating expenses |
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$19,737 |
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$19,064 |
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$20,546 |
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$20,072 |
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$19,886 |
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Net operating income |
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$31,419 |
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$32,186 |
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$30,511 |
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$30,776 |
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$29,579 |
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NOI margin |
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61.4% |
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62.8% |
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59.8% |
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60.5% |
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59.8% |
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Adjusted EBITDA |
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$24,081 |
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$27,427 |
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$25,739 |
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$25,284 |
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$24,734 |
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CORE FFO per share |
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$0.19 |
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$0.20 |
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$0.19 |
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$0.19 |
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$0.18 |
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Dividends per share |
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$0.18 |
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$0.18 |
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$0.18 |
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$0.18 |
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$0.18 |
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CORE FFO payout ratio |
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94.7% |
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90.0% |
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94.7% |
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94.7% |
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100.0% |
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Portfolio Data: |
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Total gross assets |
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$1,949,494 |
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$1,841,738 |
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$1,821,173 |
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$1,817,207 |
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$1,807,955 |
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Total number of properties |
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58 |
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57 |
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57 |
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58 |
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58 |
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Total units |
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15,805 |
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15,554 |
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15,536 |
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15,734 |
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15,880 |
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Period end occupancy |
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92.7% |
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92.5% |
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92.8% |
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94.0% |
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93.9% |
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Total portfolio average occupancy |
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92.5% |
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92.5% |
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93.5% |
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94.4% |
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92.9% |
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Total portfolio average effective monthly rent, per unit |
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$1,100 |
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$1,088 |
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$1,084 |
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$1,058 |
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$1,042 |
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Same store period end occupancy (a) |
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93.0% |
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92.5% |
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92.8% |
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94.0% |
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93.8% |
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Same store portfolio average occupancy (a) |
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92.7% |
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92.4% |
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93.4% |
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94.2% |
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92.8% |
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Same store portfolio average effective monthly rent, per unit (a) |
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$1,089 |
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$1,083 |
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$1,077 |
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$1,056 |
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$1,038 |
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Capitalization: |
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Total debt |
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$1,049,541 |
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$985,572 |
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$979,330 |
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$989,499 |
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$990,920 |
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Common share price, period end |
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$8.94 |
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$14.08 |
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$14.31 |
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$11.57 |
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$10.79 |
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Market equity capitalization |
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$853,600 |
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$1,294,545 |
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$1,313,311 |
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$1,050,712 |
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$978,825 |
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Total market capitalization |
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$1,903,141 |
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$2,280,117 |
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$2,292,641 |
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$2,040,211 |
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$1,969,745 |
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Total debt/total gross assets |
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53.8% |
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53.5% |
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53.8% |
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54.5% |
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54.8% |
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Net debt to Adjusted EBITDA (pro forma) (b) |
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9.0x |
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8.9x |
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9.0x |
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9.2x |
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9.2x |
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Interest coverage |
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2.5x |
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2.8x |
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2.6x |
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2.6x |
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2.5x |
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Common shares and OP Units: |
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Shares outstanding |
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94,691,806 |
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91,070,637 |
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90,894,656 |
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89,932,418 |
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89,834,793 |
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OP units outstanding |
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789,134 |
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871,491 |
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881,107 |
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881,107 |
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881,107 |
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Common shares and OP units outstanding |
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95,480,939 |
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91,942,128 |
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91,775,763 |
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90,813,525 |
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90,715,900 |
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Weighted average common shares and units |
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91,737,113 |
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91,526,726 |
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90,908,646 |
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90,394,212 |
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89,870,556 |
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(a) |
Same store portfolio consists of 54 properties, which represent 14,748 units. |
10
Dollars in thousands, except per share data
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As of |
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March 31, 2020 |
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December 31, 2019 |
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September 30, 2019 |
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June 30, 2019 |
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March 31, 2019 |
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Assets: |
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Investments in real estate at cost |
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$1,856,760 |
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$1,796,365 |
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$1,732,392 |
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$1,704,769 |
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$1,669,875 |
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Less: accumulated depreciation |
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(172,789) |
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(158,435) |
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(145,075) |
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(136,488) |
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(124,107) |
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Investments in real estate, net |
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1,683,971 |
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1,637,930 |
|
1,587,317 |
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1,568,281 |
|
1,545,768 |
|
Real estate held for sale |
|
— |
|
— |
|
32,381 |
|
50,494 |
|
77,430 |
|
Cash and cash equivalents |
|
57,436 |
|
9,888 |
|
6,587 |
|
11,060 |
|
9,030 |
|
Restricted cash |
|
4,740 |
|
4,545 |
|
8,960 |
|
7,780 |
|
7,122 |
|
Other assets |
|
10,731 |
|
10,380 |
|
16,439 |
|
16,364 |
|
10,984 |
|
Derivative assets |
|
— |
|
953 |
|
982 |
|
1,558 |
|
5,327 |
|
Intangible assets, net |
|
260 |
|
410 |
|
351 |
|
210 |
|
188 |
|
Total assets |
|
$1,757,138 |
|
$1,664,106 |
|
$1,653,017 |
|
$1,655,747 |
|
$1,655,849 |
|
Liabilities and Equity: |
|
|
|
|
|
|
|
|
|
|
|
Indebtedness, net |
|
$1,049,541 |
|
$985,572 |
|
$979,330 |
|
$989,499 |
|
$990,920 |
|
Accounts payable and accrued expenses |
|
21,250 |
|
25,399 |
|
32,249 |
|
26,374 |
|
22,092 |
|
Accrued interest payable |
|
2,099 |
|
2,196 |
|
794 |
|
691 |
|
681 |
|
Dividends payable |
|
17,128 |
|
16,491 |
|
16,460 |
|
16,285 |
|
16,267 |
|
Derivative liabilities |
|
30,937 |
|
7,769 |
|
12,415 |
|
7,394 |
|
1,460 |
|
Other liabilities |
|
7,012 |
|
6,922 |
|
7,399 |
|
7,595 |
|
7,355 |
|
Total liabilities |
|
1,127,967 |
|
1,044,349 |
|
1,048,647 |
|
1,047,838 |
|
1,038,775 |
|
Equity: |
|
|
|
|
|
|
|
|
|
|
|
Shareholders' Equity: |
|
|
|
|
|
|
|
|
|
|
|
Preferred shares, $0.01 par value per share |
|
— |
|
— |
|
— |
|
— |
|
— |
|
Common shares, $0.01 par value per share |
|
947 |
|
911 |
|
909 |
|
899 |
|
898 |
|
Additional paid in capital |
|
817,501 |
|
765,992 |
|
762,933 |
|
749,552 |
|
747,731 |
|
Accumulated other comprehensive income (loss) |
|
(35,750) |
|
(12,099) |
|
(17,097) |
|
(11,769) |
|
(2,308) |
|
Retained earnings (deficit) |
|
(159,045) |
|
(141,525) |
|
(148,977) |
|
(137,539) |
|
(136,120) |
|
Total shareholders' equity |
|
623,653 |
|
613,279 |
|
597,768 |
|
601,143 |
|
610,201 |
|
Noncontrolling Interests |
|
5,518 |
|
6,478 |
|
6,602 |
|
6,766 |
|
6,873 |
|
Total equity |
|
629,171 |
|
619,757 |
|
604,370 |
|
607,909 |
|
617,074 |
|
Total liabilities and equity |
|
$1,757,138 |
|
$1,664,106 |
|
$1,653,017 |
|
$1,655,747 |
|
$1,655,849 |
11
STATEMENTS OF OPERATIONS, FFO & CORE FFO
TRAILING FIVE QUARTERS
Dollars in thousands, except per share data
|
|
|
For the Three Months Ended |
||||||||
|
|
|
March 31, 2020 |
|
December 31, 2019 |
|
September 30, 2019 |
|
June 30, 2019 |
|
March 31, 2019 |
|
Revenue: |
|
|
|
|
|
|
|
|
|
|
|
Rental and other property revenue |
|
$51,156 |
|
$51,250 |
|
$51,057 |
|
$50,848 |
|
$49,465 |
|
Other revenue |
|
194 |
|
178 |
|
242 |
|
108 |
|
75 |
|
Total revenue |
|
51,350 |
|
51,428 |
|
51,299 |
|
50,956 |
|
49,540 |
|
Expenses: |
|
|
|
|
|
|
|
|
|
|
|
Property operating expenses |
|
19,737 |
|
19,064 |
|
20,546 |
|
20,072 |
|
19,886 |
|
Property management expenses |
|
2,156 |
|
1,950 |
|
1,901 |
|
2,062 |
|
1,813 |
|
General and administrative expenses (a) |
|
5,376 |
|
2,987 |
|
3,113 |
|
3,538 |
|
3,107 |
|
Depreciation and amortization expense |
|
14,828 |
|
14,213 |
|
13,434 |
|
12,721 |
|
12,447 |
|
Abandoned deal costs |
|
130 |
|
— |
|
— |
|
— |
|
— |
|
Total expenses |
|
42,227 |
|
38,214 |
|
38,994 |
|
38,393 |
|
37,253 |
|
Interest expense |
|
(9,497) |
|
(9,873) |
|
(9,783) |
|
(9,849) |
|
(9,721) |
|
Net gains (losses) on sale of assets |
|
— |
|
20,679 |
|
2,390 |
|
12,142 |
|
— |
|
Net income (loss) |
|
(374) |
|
24,020 |
|
4,912 |
|
14,856 |
|
2,566 |
|
(Income) loss allocated to noncontrolling interests |
|
2 |
|
(236) |
|
(49) |
|
(147) |
|
(26) |
|
Net income (loss) available to common shares |
|
$(372) |
|
$23,784 |
|
$4,863 |
|
$14,709 |
|
$2,540 |
|
EPS - basic |
|
$0.00 |
|
$0.26 |
|
$0.05 |
|
$0.16 |
|
$0.03 |
|
Weighted-average shares outstanding - Basic |
|
90,895,488 |
|
90,646,142 |
|
90,027,540 |
|
89,513,105 |
|
88,989,450 |
|
EPS - diluted |
|
$0.00 |
|
$0.26 |
|
$0.05 |
|
$0.16 |
|
$0.03 |
|
Weighted-average shares outstanding - Diluted |
|
90,895,488 |
|
91,409,854 |
|
90,691,368 |
|
90,019,909 |
|
89,516,224 |
|
Funds From Operations (FFO): |
|
|
|
|
|
|
|
|
|
|
|
Net Income (loss) |
|
$(374) |
|
$24,020 |
|
$4,912 |
|
$14,856 |
|
$2,566 |
|
Add-Back (Deduct): |
|
|
|
|
|
|
|
|
|
|
|
Real estate depreciation and amortization |
|
14,725 |
|
14,175 |
|
13,313 |
|
12,675 |
|
12,318 |
|
Net (gains) losses on sale of assets excluding debt extinguishment costs |
|
— |
|
(22,862) |
|
(5,594) |
|
(14,171) |
|
— |
|
FFO |
|
$14,351 |
|
$15,333 |
|
$12,631 |
|
$13,360 |
|
$14,884 |
|
FFO per share |
|
$0.16 |
|
$0.17 |
|
$0.14 |
|
$0.15 |
|
$0.17 |
|
CORE Funds From Operations (CFFO): |
|
|
|
|
|
|
|
|
|
|
|
FFO |
|
$14,351 |
|
$15,333 |
|
$12,631 |
|
$13,360 |
|
$14,884 |
|
Add-Back (Deduct): |
|
|
|
|
|
|
|
|
|
|
|
Stock compensation expense (a) |
|
2,627 |
|
717 |
|
692 |
|
1,086 |
|
622 |
|
Amortization of deferred financing costs |
|
361 |
|
370 |
|
351 |
|
362 |
|
339 |
|
Other depreciation and amortization |
|
103 |
|
38 |
|
121 |
|
46 |
|
129 |
|
Abandoned deal costs |
|
130 |
|
— |
|
— |
|
— |
|
— |
|
Debt extinguishment costs included in net gains (losses) on sale of assets |
|
— |
|
2,184 |
|
3,204 |
|
2,029 |
|
— |
|
CFFO |
|
$17,572 |
|
$18,642 |
|
$16,999 |
|
$16,883 |
|
$15,974 |
|
CFFO per share |
|
$0.19 |
|
$0.20 |
|
$0.19 |
|
$0.19 |
|
$0.18 |
|
Weighted-average shares and units outstanding |
|
91,737,113 |
|
91,526,726 |
|
90,908,646 |
|
90,394,212 |
|
89,870,556 |
|
|
(a) |
Included in the three-months ended March 31, 2020 is $1.7 million of stock compensation expense recorded with respect to stock awards granted during the period to retirement eligible employees. |
12
STATEMENTS OF OPERATIONS, FFO & CORE FFO
THREE MONTHS ENDED MARCH 31, 2020 and 2019
Dollars in thousands, except per share data
|
|
|
For the Three Months Ended March 31, |
||
|
|
|
2020 |
|
2019 |
|
Revenue: |
|
|
|
|
|
Rental and other property revenue |
|
$51,156 |
|
$49,465 |
|
Other revenue |
|
194 |
|
75 |
|
Total revenue |
|
51,350 |
|
49,540 |
|
Expenses: |
|
|
|
|
|
Property operating expenses |
|
19,737 |
|
19,886 |
|
Property management expenses |
|
2,156 |
|
1,813 |
|
General and administrative expenses (a) |
|
5,376 |
|
3,107 |
|
Depreciation and amortization expense |
|
14,828 |
|
12,447 |
|
Abandoned deal costs |
|
130 |
|
— |
|
Total expenses |
|
42,227 |
|
37,253 |
|
Interest expense |
|
(9,497) |
|
(9,721) |
|
Net income (loss) |
|
(374) |
|
2,566 |
|
(Income) loss allocated to noncontrolling interests |
|
2 |
|
(26) |
|
Net income (loss) available to common shares |
|
$(372) |
|
$2,540 |
|
EPS - basic |
|
$0.00 |
|
$0.03 |
|
Weighted-average shares outstanding - Basic |
|
90,895,488 |
|
88,989,450 |
|
EPS - diluted |
|
$0.00 |
|
$0.03 |
|
Weighted-average shares outstanding - Diluted |
|
90,895,488 |
|
89,516,224 |
|
|
|
|
|
|
|
Funds From Operations (FFO): |
|
|
|
|
|
Net Income (loss) |
|
$(374) |
|
$2,566 |
|
Adjustments: |
|
|
|
|
|
Real estate depreciation and amortization |
|
14,725 |
|
12,318 |
|
Net (gains) losses on sale of assets excluding debt extinguishment costs |
|
— |
|
— |
|
Funds From Operations |
|
$14,351 |
|
$14,884 |
|
FFO per share |
|
$0.16 |
|
$0.17 |
|
Core Funds From Operations (CFFO): |
|
|
|
|
|
Funds From Operations |
|
$14,351 |
|
$14,884 |
|
Adjustments: |
|
|
|
|
|
Stock compensation expense (a) |
|
2,627 |
|
622 |
|
Amortization of deferred financing costs |
|
361 |
|
339 |
|
Other depreciation and amortization |
|
103 |
|
129 |
|
Abandoned deal costs |
|
130 |
|
— |
|
Core Funds From Operations |
|
$17,572 |
|
$15,974 |
|
CFFO per share |
|
$0.19 |
|
$0.18 |
|
Weighted-average shares and units outstanding |
|
91,737,113 |
|
89,870,556 |
|
|
(a) |
Included in the three-months ended March 31, 2020 is $1.7 million of stock compensation expense recorded with respect to stock awards granted during the period to retirement eligible employees. |
13
ADJUSTED EBITDA RECONCILIATION AND COVERAGE RATIO
Dollars in thousands
|
|
|
Three Months Ended |
|
||||||||
|
ADJUSTED EBITDA: |
|
March 31, 2020 |
|
December 31, 2019 |
|
September 30, 2019 |
|
June 30, 2019 |
|
March 31, 2019 |
|
|
Net income (loss) |
|
$(374) |
|
$24,020 |
|
$4,912 |
|
$14,856 |
|
$2,566 |
|
|
Add-Back (Deduct): |
|
|
|
|
|
|
|
|
|
|
|
|
Depreciation and amortization |
|
14,828 |
|
14,213 |
|
13,434 |
|
12,721 |
|
12,447 |
|
|
Interest expense |
|
9,497 |
|
9,873 |
|
9,783 |
|
9,849 |
|
9,721 |
|
|
Net (gains) losses on sale of assets |
|
— |
|
(20,679) |
|
(2,390) |
|
(12,142) |
|
— |
|
|
Abandoned deal costs |
|
130 |
|
— |
|
— |
|
— |
|
— |
|
|
Adjusted EBITDA |
|
$24,081 |
|
$27,427 |
|
$25,739 |
|
$25,284 |
|
$24,734 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
INTEREST COST: |
|
|
|
|
|
|
|
|
|
|
|
|
Interest expense |
|
$9,497 |
|
$9,873 |
|
$9,783 |
|
$9,849 |
|
$9,721 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
INTEREST COVERAGE: |
|
2.5x |
|
2.8x |
|
2.6x |
|
2.6x |
|
2.5x |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
14
SAME STORE PORTFOLIO NET OPERATING INCOME
TRAILING FIVE QUARTERS
Dollars in thousands, except per unit data
|
|
|
For the Three-Months Ended (a) |
||||||||
|
|
|
March 31, 2020 |
|
December 31, 2019 |
|
September 30, 2019 |
|
June 30, 2019 |
|
March 31, 2019 |
|
Revenue: |
|
|
|
|
|
|
|
|
|
|
|
Rental and other property revenue |
|
$47,893 |
|
$47,433 |
|
$48,006 |
|
$47,389 |
|
$45,746 |
|
Property Operating Expenses: |
|
|
|
|
|
|
|
|
|
|
|
Real estate taxes |
|
5,921 |
|
5,457 |
|
5,951 |
|
5,937 |
|
6,092 |
|
Property insurance |
|
917 |
|
998 |
|
987 |
|
963 |
|
953 |
|
Personnel expenses |
|
4,385 |
|
4,416 |
|
4,706 |
|
4,512 |
|
4,308 |
|
Utilities |
|
2,766 |
|
3,185 |
|
3,167 |
|
2,922 |
|
2,578 |
|
Repairs and maintenance |
|
1,500 |
|
1,243 |
|
1,970 |
|
1,955 |
|
1,499 |
|
Contract services |
|
1,751 |
|
1,175 |
|
1,219 |
|
1,311 |
|
1,652 |
|
Advertising expenses |
|
535 |
|
526 |
|
528 |
|
522 |
|
464 |
|
Other expenses |
|
663 |
|
623 |
|
649 |
|
652 |
|
664 |
|
Total property operating expenses |
|
18,438 |
|
17,623 |
|
19,177 |
|
18,774 |
|
18,210 |
|
Same-store net operating income (a) |
|
$29,455 |
|
$29,810 |
|
$28,829 |
|
$28,615 |
|
$27,536 |
|
Same-store NOI margin |
|
61.5% |
|
62.8% |
|
60.1% |
|
60.4% |
|
60.2% |
|
Average occupancy |
|
92.7% |
|
92.4% |
|
93.4% |
|
94.2% |
|
92.8% |
|
Average effective monthly rent, per unit |
|
$1,089 |
|
$1,083 |
|
$1,077 |
|
$1,056 |
|
$1,038 |
|
Reconciliation of same-store net operating income to net income (loss) |
|
|
|
|
|
|
|
|
|
|
|
Same-store net operating income |
|
$29,455 |
|
$29,810 |
|
$28,829 |
|
$28,615 |
|
$27,536 |
|
Non same-store net operating income |
|
1,964 |
|
2,376 |
|
1,682 |
|
2,161 |
|
2,043 |
|
Other revenue |
|
194 |
|
178 |
|
242 |
|
108 |
|
75 |
|
Property management expenses |
|
(2,156) |
|
(1,950) |
|
(1,901) |
|
(2,062) |
|
(1,813) |
|
General and administrative expenses |
|
(5,376) |
|
(2,987) |
|
(3,113) |
|
(3,538) |
|
(3,107) |
|
Depreciation and amortization expense |
|
(14,828) |
|
(14,213) |
|
(13,434) |
|
(12,721) |
|
(12,447) |
|
Abandoned deal costs |
|
(130) |
|
— |
|
— |
|
— |
|
— |
|
Interest expense |
|
(9,497) |
|
(9,873) |
|
(9,783) |
|
(9,849) |
|
(9,721) |
|
Net gains (losses) on sale of assets |
|
— |
|
20,679 |
|
2,390 |
|
12,142 |
|
— |
|
Net income (loss) |
|
$(374) |
|
$24,020 |
|
$4,912 |
|
$14,856 |
|
$2,566 |
15
SAME STORE PORTFOLIO NET OPERATING INCOME
THREE MONTHS ENDED MARCH 31, 2020 and 2019
Dollars in thousands, except per unit data
|
|
|
For the Three Months Ended March 31, |
||||
|
|
|
2020 |
|
2019 |
|
% change |
|
Revenue: |
|
|
|
|
|
|
|
Rental and other property revenue |
|
$47,893 |
|
$45,746 |
|
4.7% |
|
Property Operating Expenses: |
|
|
|
|
|
|
|
Real estate taxes |
|
5,921 |
|
6,092 |
|
-2.8% |
|
Property insurance |
|
917 |
|
953 |
|
-3.8% |
|
Personnel expenses |
|
4,385 |
|
4,308 |
|
1.8% |
|
Utilities |
|
2,766 |
|
2,578 |
|
7.3% |
|
Repairs and maintenance |
|
1,500 |
|
1,499 |
|
0.1% |
|
Contract services |
|
1,751 |
|
1,652 |
|
6.0% |
|
Advertising expenses |
|
535 |
|
464 |
|
15.3% |
|
Other expenses |
|
663 |
|
664 |
|
-0.2% |
|
Total property operating expenses |
|
18,438 |
|
18,210 |
|
1.3% |
|
Same-store net operating income (a) |
|
$29,455 |
|
$27,536 |
|
7.0% |
|
Same-store NOI margin |
|
61.5% |
|
60.2% |
|
1.3% |
|
Average occupancy |
|
92.7% |
|
92.8% |
|
-0.1% |
|
Average effective monthly rent, per unit |
|
$1,089 |
|
$1,038 |
|
4.9% |
|
Reconciliation of same-store net operating income to net income (loss) |
|
|
|
|
|
|
|
Same-store portfolio net operating income |
|
$29,455 |
|
$27,536 |
|
|
|
Non same-store net operating income |
|
1,964 |
|
2,043 |
|
|
|
Other revenue |
|
194 |
|
75 |
|
|
|
Property management expenses |
|
(2,156) |
|
(1,813) |
|
|
|
General and administrative expenses |
|
(5,376) |
|
(3,107) |
|
|
|
Depreciation and amortization expense |
|
(14,828) |
|
(12,447) |
|
|
|
Interest expense |
|
(9,497) |
|
(9,721) |
|
|
|
Abandoned deal costs |
|
(130) |
|
— |
|
|
|
Net income (loss) |
|
$(374) |
|
$2,566 |
|
|
|
(a) |
Same store portfolio consists of 54 properties, which represent 14,748 units. |
16
NET OPERATING INCOME (NOI) BRIDGE
TRAILING FIVE QUARTERS
Dollars in thousands
|
|
|
For the Three-Months Ended |
||||||||
|
|
|
March 31, 2020 |
|
December 31, 2019 |
|
September 30, 2019 |
|
June 30, 2019 |
|
March 31, 2019 |
|
Rental and other property revenue |
|
|
|
|
|
|
|
|
|
|
|
Same store (a) |
|
$47,893 |
|
$47,433 |
|
$48,006 |
|
$47,389 |
|
$45,746 |
|
Non same-store |
|
3,263 |
|
3,817 |
|
3,051 |
|
3,459 |
|
3,719 |
|
Total rental and other property revenue |
|
51,156 |
|
51,250 |
|
51,057 |
|
50,848 |
|
49,465 |
|
Property operating expenses |
|
|
|
|
|
|
|
|
|
|
|
Same store (a) |
|
18,438 |
|
17,623 |
|
19,177 |
|
18,774 |
|
18,210 |
|
Non same-store |
|
1,299 |
|
1,441 |
|
1,369 |
|
1,298 |
|
1,676 |
|
Total property operating expenses |
|
19,737 |
|
19,064 |
|
20,546 |
|
20,072 |
|
19,886 |
|
Net operating income |
|
|
|
|
|
|
|
|
|
|
|
Same-store (a) |
|
29,455 |
|
29,810 |
|
28,829 |
|
28,615 |
|
27,536 |
|
Non same-store |
|
1,964 |
|
2,376 |
|
1,682 |
|
2,161 |
|
2,043 |
|
Total property net operating income |
|
$31,419 |
|
$32,186 |
|
$30,511 |
|
$30,776 |
|
$29,579 |
|
Reconciliation of NOI to net income (loss) |
|
|
|
|
|
|
|
|
|
|
|
Total property net operating income |
|
$31,419 |
|
$32,186 |
|
$30,511 |
|
$30,776 |
|
$29,579 |
|
Other revenue |
|
194 |
|
178 |
|
242 |
|
108 |
|
75 |
|
Property management expenses |
|
(2,156) |
|
(1,950) |
|
(1,901) |
|
(2,062) |
|
(1,813) |
|
General and administrative expenses |
|
(5,376) |
|
(2,987) |
|
(3,113) |
|
(3,538) |
|
(3,107) |
|
Depreciation and amortization expense |
|
(14,828) |
|
(14,213) |
|
(13,434) |
|
(12,721) |
|
(12,447) |
|
Interest expense |
|
(9,497) |
|
(9,873) |
|
(9,783) |
|
(9,849) |
|
(9,721) |
|
Abandoned deal costs |
|
(130) |
|
— |
|
— |
|
— |
|
— |
|
Net gains (losses) on sale of assets |
|
— |
|
20,679 |
|
2,390 |
|
12,142 |
|
— |
|
Net income (loss) |
|
$(374) |
|
$24,020 |
|
$4,912 |
|
$14,856 |
|
$2,566 |
|
(a) |
Same store portfolio consists of 54 properties, which represent 14,748 units. |
17
SAME-STORE PORTFOLIO NET OPERATING INCOME BY MARKET
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 |
|
2020 |
|
2019 |
|
% Change |
|
2020 |
|
2019 |
|
% Change |
|
2020 |
|
2019 |
|
% Change |
|
2020 |
|
2019 |
|
% Change |
|
2020 |
|
2019 |
|
% Change |
|
Atlanta, GA |
|
5 |
|
1,796 |
|
$6,469 |
|
$6,037 |
|
7.2% |
|
$2,218 |
|
$2,184 |
|
1.6% |
|
$4,251 |
|
$3,853 |
|
10.3% |
|
93.9% |
|
94.3% |
|
-0.4% |
|
$1,210 |
|
$1,136 |
|
6.5% |
|
Raleigh - Durham, NC |
|
5 |
|
1,372 |
|
4,993 |
|
4,653 |
|
7.3% |
|
1,784 |
|
1,762 |
|
1.2% |
|
3,209 |
|
2,891 |
|
11.0% |
|
93.6% |
|
91.5% |
|
2.1% |
|
1,200 |
|
1,140 |
|
5.2% |
|
Louisville, KY |
|
6 |
|
1,710 |
|
5,145 |
|
4,895 |
|
5.1% |
|
2,090 |
|
1,989 |
|
5.1% |
|
3,055 |
|
2,906 |
|
5.1% |
|
89.5% |
|
88.9% |
|
0.6% |
|
1,009 |
|
977 |
|
3.3% |
|
Columbus, OH |
|
6 |
|
1,547 |
|
4,708 |
|
4,383 |
|
7.4% |
|
2,004 |
|
1,924 |
|
4.2% |
|
2,704 |
|
2,459 |
|
10.0% |
|
93.0% |
|
91.9% |
|
1.0% |
|
1,032 |
|
974 |
|
6.0% |
|
Memphis, TN |
|
4 |
|
1,383 |
|
4,475 |
|
4,467 |
|
0.2% |
|
1,776 |
|
1,676 |
|
6.0% |
|
2,699 |
|
2,791 |
|
-3.3% |
|
88.4% |
|
92.3% |
|
-3.9% |
|
1,151 |
|
1,083 |
|
6.3% |
|
Oklahoma City, OK |
|
5 |
|
1,658 |
|
3,492 |
|
3,332 |
|
4.8% |
|
1,383 |
|
1,338 |
|
3.4% |
|
2,109 |
|
1,994 |
|
5.8% |
|
95.8% |
|
94.8% |
|
1.0% |
|
681 |
|
660 |
|
3.2% |
|
Indianapolis, IN |
|
4 |
|
916 |
|
2,872 |
|
2,697 |
|
6.5% |
|
1,133 |
|
1,213 |
|
-6.6% |
|
1,739 |
|
1,484 |
|
17.2% |
|
94.1% |
|
93.5% |
|
0.6% |
|
1,030 |
|
980 |
|
5.1% |
|
Tampa-St. Petersburg, FL |
|
3 |
|
840 |
|
2,911 |
|
2,927 |
|
-0.5% |
|
1,189 |
|
1,281 |
|
-7.2% |
|
1,722 |
|
1,646 |
|
4.6% |
|
87.6% |
|
94.3% |
|
-6.7% |
|
1,234 |
|
1,158 |
|
6.5% |
|
Dallas, TX |
|
3 |
|
734 |
|
2,677 |
|
2,662 |
|
0.6% |
|
1,115 |
|
1,141 |
|
-2.3% |
|
1,562 |
|
1,521 |
|
2.7% |
|
95.9% |
|
96.5% |
|
-0.6% |
|
1,202 |
|
1,179 |
|
1.9% |
|
Myrtle Beach, SC - Wilmington, NC |
|
3 |
|
628 |
|
1,864 |
|
1,830 |
|
1.9% |
|
626 |
|
613 |
|
2.1% |
|
1,238 |
|
1,217 |
|
1.7% |
|
89.9% |
|
93.0% |
|
-3.1% |
|
1,037 |
|
968 |
|
7.1% |
|
Charleston, SC |
|
2 |
|
518 |
|
2,133 |
|
2,022 |
|
5.5% |
|
915 |
|
886 |
|
3.3% |
|
1,218 |
|
1,136 |
|
7.2% |
|
94.6% |
|
93.7% |
|
0.8% |
|
1,316 |
|
1,263 |
|
4.2% |
|
Orlando, FL |
|
1 |
|
297 |
|
1,357 |
|
1,310 |
|
3.6% |
|
490 |
|
458 |
|
7.0% |
|
867 |
|
852 |
|
1.8% |
|
96.1% |
|
97.4% |
|
-1.3% |
|
1,496 |
|
1,448 |
|
3.3% |
|
Charlotte, NC |
|
1 |
|
208 |
|
1,068 |
|
976 |
|
9.4% |
|
328 |
|
360 |
|
-8.9% |
|
740 |
|
616 |
|
20.1% |
|
98.1% |
|
93.4% |
|
4.7% |
|
1,564 |
|
1,510 |
|
3.6% |
|
Asheville, NC |
|
1 |
|
252 |
|
883 |
|
855 |
|
3.3% |
|
262 |
|
252 |
|
4.0% |
|
621 |
|
603 |
|
3.0% |
|
96.0% |
|
96.9% |
|
-0.9% |
|
1,157 |
|
1,113 |
|
4.0% |
|
Chattanooga, TN |
|
2 |
|
295 |
|
914 |
|
857 |
|
6.7% |
|
417 |
|
425 |
|
-1.9% |
|
497 |
|
432 |
|
15.0% |
|
97.2% |
|
94.2% |
|
2.9% |
|
994 |
|
968 |
|
2.7% |
|
St. Louis, MO |
|
1 |
|
152 |
|
710 |
|
723 |
|
-1.8% |
|
247 |
|
254 |
|
-2.8% |
|
463 |
|
469 |
|
-1.3% |
|
97.6% |
|
95.8% |
|
1.7% |
|
1,553 |
|
1,435 |
|
8.3% |
|
Huntsville, AL |
|
1 |
|
178 |
|
588 |
|
535 |
|
9.9% |
|
204 |
|
188 |
|
8.5% |
|
384 |
|
347 |
|
10.7% |
|
97.8% |
|
97.0% |
|
0.8% |
|
1,010 |
|
931 |
|
8.5% |
|
Baton Rouge, LA |
|
1 |
|
264 |
|
634 |
|
585 |
|
8.4% |
|
257 |
|
266 |
|
-3.4% |
|
377 |
|
319 |
|
18.2% |
|
82.7% |
|
71.5% |
|
11.2% |
|
908 |
|
945 |
|
-3.9% |
|
Total/Weighted Average |
|
54 |
|
14,748 |
|
$47,893 |
|
$45,746 |
|
4.7% |
|
$18,438 |
|
$18,210 |
|
1.3% |
|
$29,455 |
|
$27,536 |
|
7.0% |
|
92.7% |
|
92.8% |
|
-0.1% |
|
$1,089 |
|
$1,038 |
|
4.9% |
18
TOTAL PORTFOLIO NOI EXPOSURE BY MARKET
Dollars in thousands, except rent per unit
|
|
|
|
|
|
|
|
|
|
|
For the Three Months Ended March 31, 2020 |
||||
|
Market |
|
Number of Properties |
|
Units |
|
Gross Real Estate Assets |
|
Period End Occupancy |
|
Average Effective Monthly Rent per Unit |
|
Net Operating Income |
|
% of NOI |
|
Atlanta, GA |
|
6 |
|
2,020 |
|
$256,395 |
|
93.1% |
|
$1,194 |
|
$4,720 |
|
15.0% |
|
Raleigh - Durham, NC |
|
6 |
|
1,690 |
|
244,133 |
|
93.4% |
|
1,181 |
|
3,842 |
|
12.2% |
|
Louisville, KY |
|
6 |
|
1,710 |
|
199,428 |
|
89.2% |
|
1,009 |
|
3,056 |
|
9.7% |
|
Memphis, TN |
|
4 |
|
1,383 |
|
146,932 |
|
89.1% |
|
1,151 |
|
2,699 |
|
8.6% |
|
Columbus, OH |
|
6 |
|
1,547 |
|
153,819 |
|
93.5% |
|
1,032 |
|
2,703 |
|
8.6% |
|
Tampa-St. Petersburg, FL |
|
4 |
|
1,104 |
|
176,353 |
|
89.8% |
|
1,252 |
|
2,373 |
|
7.5% |
|
Oklahoma City, OK |
|
5 |
|
1,658 |
|
78,628 |
|
97.2% |
|
681 |
|
2,108 |
|
6.7% |
|
Indianapolis, IN |
|
4 |
|
916 |
|
91,375 |
|
95.9% |
|
1,030 |
|
1,740 |
|
5.5% |
|
Dallas, TX |
|
4 |
|
985 |
|
139,320 |
|
91.8% |
|
1,298 |
|
1,806 |
|
5.7% |
|
Myrtle Beach, SC - Wilmington, NC |
|
3 |
|
628 |
|
64,118 |
|
90.0% |
|
1,037 |
|
1,234 |
|
3.9% |
|
Charleston, SC |
|
2 |
|
518 |
|
80,036 |
|
94.4% |
|
1,316 |
|
1,223 |
|
3.9% |
|
Orlando, FL |
|
1 |
|
297 |
|
48,829 |
|
96.0% |
|
1,496 |
|
868 |
|
2.8% |
|
Charlotte, NC |
|
1 |
|
208 |
|
42,194 |
|
95.7% |
|
1,564 |
|
740 |
|
2.4% |
|
Asheville, NC |
|
1 |
|
252 |
|
28,738 |
|
96.4% |
|
1,157 |
|
620 |
|
2.0% |
|
Chattanooga, TN |
|
2 |
|
295 |
|
27,455 |
|
96.6% |
|
994 |
|
497 |
|
1.6% |
|
St. Louis, MO |
|
1 |
|
152 |
|
33,602 |
|
98.0% |
|
1,466 |
|
463 |
|
1.5% |
|
Huntsville, AL |
|
1 |
|
178 |
|
16,495 |
|
98.9% |
|
1,010 |
|
383 |
|
1.2% |
|
Baton Rouge, LA |
|
1 |
|
264 |
|
28,910 |
|
84.1% |
|
908 |
|
377 |
|
1.2% |
|
Total/Weighted Average |
|
58 |
|
15,805 |
|
$1,856,760 |
|
92.7% |
|
$1,100 |
|
$31,452 |
|
100.0% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
19
PROJECT LIFE TO DATE AS OF MARCH 31, 2020
|
|
|
|
|
|
|
|
|
|
Renovation Costs per Unit (b) |
|
|
||
|
Property |
Market |
Percentage Complete |
|
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) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Ongoing |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
The Village at Auburn |
Raleigh-Durham, NC |
87.5% |
|
328 |
287 |
256 |
179 |
17.3% |
14,445 |
2,108 |
16,553 |
14.9% |
13.0% |
|
Pointe at Canyon Ridge |
Atlanta, GA |
72.1% |
|
494 |
356 |
352 |
182 |
19.0% |
8,938 |
1,773 |
10,711 |
24.4% |
20.3% |
|
Haverford |
Lexington, KY |
77.5% |
|
160 |
124 |
122 |
85 |
10.0% |
5,402 |
798 |
6,200 |
18.9% |
16.4% |
|
Crestmont |
Atlanta, GA |
91.8% |
|
208 |
191 |
185 |
147 |
15.8% |
12,258 |
7,742 |
20,000 |
14.4% |
8.8% |
|
The Commons at Canal Winchester |
Columbus, OH |
51.9% |
|
264 |
137 |
114 |
191 |
22.1% |
10,274 |
402 |
10,675 |
22.4% |
21.5% |
|
Creekside Corners |
Atlanta, GA |
63.1% |
|
444 |
280 |
267 |
180 |
19.3% |
8,932 |
1,314 |
10,246 |
24.2% |
21.1% |
|
Stonebridge Crossing |
Memphis, TN |
66.4% |
|
500 |
332 |
297 |
130 |
15.5% |
9,723 |
1,131 |
10,855 |
16.0% |
14.4% |
|
Arbors River Oaks |
Memphis, TN |
58.6% |
|
191 |
112 |
100 |
239 |
20.6% |
9,494 |
561 |
10,055 |
30.2% |
28.5% |
|
Vantage at Hillsborough |
Tampa, FL |
37.6% |
|
348 |
131 |
111 |
194 |
18.7% |
12,958 |
2,155 |
15,113 |
18.0% |
15.4% |
|
Waterford Landing |
Atlanta, GA |
13.5% |
|
260 |
35 |
32 |
201 |
20.6% |
8,994 |
685 |
9,678 |
26.9% |
25.0% |
|
North Park |
Atlanta, GA |
13.8% |
|
224 |
31 |
25 |
194 |
20.3% |
8,866 |
268 |
9,134 |
26.2% |
25.4% |
|
Avalon Oaks |
Columbus, OH |
2.6% |
|
235 |
6 |
12 |
273 |
27.4% |
10,793 |
1,021 |
11,815 |
30.3% |
27.7% |
|
Total/Weighted Average |
|
|
|
3,656 |
2,022 |
1,873 |
$169 |
17.7% |
$10,273 |
$2,009 |
$12,282 |
19.7% |
16.5% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
On hold (e) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Jamestown |
Louisville, KY |
70.2% |
|
356 |
250 |
238 |
281 |
34.0% |
16,148 |
5,161 |
21,309 |
20.9% |
15.8% |
|
Oxmoor |
Louisville, KY |
61.8% |
|
432 |
267 |
258 |
190 |
21.3% |
16,188 |
127 |
16,314 |
14.1% |
14.0% |
|
Brunswick Point |
Wilmington, NC |
67.7% |
|
288 |
195 |
167 |
64 |
6.5% |
6,775 |
56 |
6,830 |
11.4% |
11.3% |
|
Schirm Farms |
Columbus, OH |
73.1% |
|
264 |
193 |
187 |
79 |
9.2% |
7,709 |
613 |
8,322 |
12.3% |
11.4% |
|
Lucerne |
Tampa, FL |
35.5% |
|
276 |
98 |
78 |
270 |
24.7% |
13,141 |
634 |
13,775 |
24.6% |
23.5% |
|
Rocky Creek |
Tampa, FL |
0.0% |
|
264 |
0 |
0 |
- |
0.0% |
- |
- |
- |
0.0% |
0.0% |
|
Meadows |
Louisville, KY |
0.0% |
|
400 |
0 |
0 |
- |
0.0% |
- |
- |
- |
0.0% |
0.0% |
|
Westmont Commons |
Asheville, NC |
0.0% |
|
252 |
0 |
0 |
- |
0.0% |
- |
- |
- |
0.0% |
0.0% |
|
Walnut Hill |
Memphis, TN |
0.0% |
|
362 |
0 |
0 |
- |
0.0% |
- |
- |
- |
0.0% |
0.0% |
|
Lenoxplace |
Raleigh-Durham, NC |
0.0% |
|
268 |
0 |
0 |
- |
0.0% |
- |
- |
- |
0.0% |
0.0% |
|
Thornhill |
Raleigh-Durham, NC |
0.0% |
|
318 |
0 |
0 |
- |
0.0% |
- |
- |
- |
0.0% |
0.0% |
|
Total/Weighted Average |
|
|
|
3,480 |
1,003 |
928 |
$175 |
19.7% |
$12,519 |
$1,546 |
$14,064 |
16.8% |
14.9% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Grand Total/Weighted Average |
|
|
|
7,136 |
3,025 |
2,801 |
$171 |
18.3% |
$11,017 |
$1,568 |
$12,585 |
18.6% |
16.3% |
|
|
(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 properties have been paused or otherwise delayed as we evaluate market conditions amid the COVID-19 pandemic. |
20
CAPITAL RECYCLING
Dollars in thousands with respect to Contract Price and Price per Unit
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Acquisitions to Date 2020 |
|
Market |
|
Units |
|
Acquisition Date |
|
Contract Price |
|
Price per Unit |
|
Average Rent Per Unit |
|
The Adley at Craig Ranch |
|
Dallas, TX |
|
251 |
|
February 11, 2020 |
|
$51,204 |
|
$204 |
|
$1,552 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total |
|
|
|
251 |
|
|
|
$51,204 |
|
$204 |
|
$1,552 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
21
DEBT SUMMARY AS OF MARCH 31, 2020
Dollars in thousands
|
|
|
Amount |
|
Weighted Average Rate |
|
Type |
|
Weighted Average Maturity (in years) |
|
|
Debt: |
|
|
|
|
|
|
|
|
|
|
Unsecured credit facility (a) |
|
$251,802 |
|
2.3% |
|
Floating |
|
3.1 |
|
|
Unsecured term loans (b) |
|
300,000 |
|
2.2% |
|
Floating |
|
4.1 |
|
|
Mortgages |
|
503,033 |
|
3.9% |
|
Fixed |
|
3.7 |
|
|
Unamortized deferred financing costs |
|
(5,294) |
|
|
|
|
|
|
|
|
Total Debt |
|
1,049,541 |
|
3.0% |
|
|
|
3.7 |
|
|
Market Equity Capitalization, at period end |
|
853,600 |
|
|
|
|
|
|
|
|
Total Capitalization |
|
$1,903,140 |
|
|
|
|
|
|
|
|
|
(a) |
Credit facility total capacity is $350,000, comprised entirely of an unsecured revolving line of credit, of which $251,802 was drawn as of March 31, 2020. 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 March 31, 2020, 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. |
22
DEBT COVENANT AND UNENCUMBERED ASSET STATS AS OF MARCH 31, 2020
Dollars in thousands
|
Debt Covenant Summary (a) |
Requirement |
Actual |
Compliance |
|
Consolidated leverage ratio |
≤ 60% |
47.9% |
Yes |
|
Consolidated fixed charge coverage ratio |
≥ 1.5x |
2.0x |
Yes |
|
Unsecured leverage ratio |
≤ 60% |
48.9% |
Yes |
|
Unencumbered asset debt service ratio |
≥ 1.3x |
1.7x |
Yes |
|
|
(a) |
For a complete listing of all debt covenants along with definitions of each covenant calculation see the Unsecured Credit Facility and Unsecured Term Loan Agreements included as exhibits 10.20, 10.6, and 10.15 of IRT’s 2019 Form 10-K. |
|
Encumbered & Unencumbered Statistics |
|
|
Total Units |
|
% of Total |
|
Gross Assets |
|
% of Total |
|
Q1 2020 NOI |
|
% of Total |
|
Unencumbered assets |
|
|
8,790 |
|
55.6% |
|
$1,052,691 |
|
54.0% |
|
$16,140 |
|
51.4% |
|
Encumbered assets |
|
|
7,015 |
|
44.4% |
|
896,803 |
|
46.0% |
|
15,279 |
|
48.6% |
|
|
|
|
15,805 |
|
100.0% |
|
$1,949,494 |
|
100.0% |
|
$31,419 |
|
100.0% |
23
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, and abandoned deal costs. 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 abandoned deal 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, 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 |
||||||||
|
|
March 31, 2020 |
|
December 31, 2019 |
|
September 30, 2019 |
|
June 30, 2019 |
|
March 31, 2019 |
|
Total debt |
$1,049,541 |
|
$985,572 |
|
$979,330 |
|
$989,499 |
|
$990,920 |
|
Less: cash and cash equivalents |
(57,436) |
|
(9,888) |
|
(6,587) |
|
(11,060) |
|
(9,030) |
|
Total net debt |
$992,105 |
|
$975,684 |
|
$972,743 |
|
$978,439 |
|
$981,890 |
|
|
|
|
|
|
|
|
|
|
|
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.
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 |
||||||||
|
|
March 31, 2020 |
|
December 31, 2019 |
|
September 30, 2019 |
|
June 30, 2019 |
|
March 31, 2019 |
|
Total assets |
$1,757,138 |
|
$1,664,106 |
|
$1,653,017 |
|
$1,655,747 |
|
$1,655,849 |
|
Plus: accumulated depreciation |
172,789 |
|
158,435 |
|
148,924 |
|
141,965 |
|
132,448 |
|
Plus: accumulated amortization |
19,567 |
|
19,197 |
|
19,232 |
|
19,495 |
|
19,658 |
|
Total gross assets |
$1,949,494 |
|
$1,841,738 |
|
$1,821,173 |
|
$1,817,207 |
|
$1,807,955 |
25