0001558370-19-003238.txt : 20190424 0001558370-19-003238.hdr.sgml : 20190424 20190424163205 ACCESSION NUMBER: 0001558370-19-003238 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 13 CONFORMED PERIOD OF REPORT: 20190424 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20190424 DATE AS OF CHANGE: 20190424 FILER: COMPANY DATA: COMPANY CONFORMED NAME: CoreSite Realty Corp CENTRAL INDEX KEY: 0001490892 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 000000000 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-34877 FILM NUMBER: 19764221 BUSINESS ADDRESS: STREET 1: 1001 17TH STREET STREET 2: SUITE 500 CITY: DENVER STATE: CO ZIP: 80202 BUSINESS PHONE: (866) 777-2673 MAIL ADDRESS: STREET 1: 1001 17TH STREET STREET 2: SUITE 500 CITY: DENVER STATE: CO ZIP: 80202 8-K 1 f8-k.htm 8-K cor_Current_Folio_8K

 

 

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): April 24, 2019


 

CoreSite Realty Corporation

(Exact name of registrant as specified in its charter)


 

Maryland

001-34877

27-1925611

(State or other jurisdiction

(Commission

(IRS Employer

of incorporation)

File Number)

Identification No.)

 

 

 

1001 17th Street, Suite 500

 

Denver, CO

80202

(Address of principal executive offices)

(Zip Code)

 

Registrant's telephone number, including area code: (866) 777-2673

 

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))

 

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

 

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. ◻

 

 

 

 


 

Section 2 — Financial Information

 

Item 2.02 Results of Operations and Financial Condition.

 

On April 24, 2019, CoreSite Realty Corporation ("CoreSite") issued a press release reporting financial results and operating information for the quarter ended March 31, 2019. In addition, CoreSite made available on its website supplemental operating and financial data for the same period. The text of the press release and the supplemental information package are furnished herewith as Exhibits 99.1 and 99.2, respectively.

 

The information in this report, including Exhibits 99.1 and 99.2 attached hereto, shall not be deemed to be "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that section, and shall not be incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Exchange Act, except as expressly set forth by specific reference in such a filing.

 

Section 9 — Financial Statements and Exhibits

 

Item 9.01 Financial Statements and Exhibits.

 

(d) The following exhibits are furnished with this Current Report on Form 8-K.

 

 

2


 

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.

 

 

CORESITE REALTY CORPORATION

 

 

 

 

 

 

Date: April 24, 2019

By:

/s/ Jeffrey S. Finnin

 

 

Name: Jeffrey S. Finnin

 

 

Title:   Chief Financial Officer

 

 

 

 

 

 

 

By:

/s/ Mark R. Jones

 

 

Name: Mark R.  Jones

 

 

Title:   Chief Accounting Officer

 

3


EX-99.1 2 ex-99d1.htm EX-99.1 cor_Ex99_1

 

 

 Picture 1

 

CoreSite Reports First Quarter 2019 Financial Results

 

-- Delivered Improved Q1 Sales and Pre-leased Two Phases of SV8 in April --

-- Achieved Substantial Progress on Development Pipeline, including Closing Purchase of SV9 --

-- Executed Financing that funds Property Development and extends Debt Maturities –

 

DENVER, CO – April 24, 2019 – CoreSite Realty Corporation (NYSE:COR) (“the Company”), a premier provider of secure, reliable, high-performance data center and interconnection solutions across the U.S., today announced financial results for the first quarter ended March 31, 2019.

 

Q1 Quarterly Highlights

·

Key Financial Results  –

o

Operating revenues of $138.9 million increased 7.2% year over year, in line sequentially

o

Net income of $0.54 per common diluted share decreased $0.05 year over year, in line sequentially

o

Q1 FFO of $1.25 per diluted share and unit decreased $0.02 year over year, and $0.01 sequentially

·

Lease Commencements  –

o

Commenced 119 new and expansion leases for 24,040 net rentable square feet (“NRSF”), representing $5.8 million of annualized GAAP rent at an average GAAP rate of $242 per square foot

·

Lease Sales Activity  –

o

Signed 121 new and expansion leases for 31,975 NRSF, representing $6.6 million of annualized GAAP rent at an average GAAP rate of $207 per square foot

o

Renewed 264 existing leases for 68,605 NRSF, representing $11.9 million of annualized GAAP rent at an average GAAP rate of $173 per square foot, including churn of 2.7%, reflecting 3.2% cash rent growth and 5.9% GAAP rent growth

April 2019 Subsequent Events

·

Finalized Santa Clara Property Purchase

o

On April 12th, closed SV9 purchase, a property adjacent to CoreSite’s existing Santa Clara campus, which is held for development for a planned data center facility of approximately 200,000 NRSF

·

Pre-Leasing in Santa Clara  –

o

On April 15th, executed data center pre-leasing of Phases 1 and 2 at SV8, for approximately 108,000 NRSF, leading to the acceleration of the development of Phases 2 and 3

·

Financing  –

o

On April 17th, closed the financing of senior notes totaling $400 million of principal, with $325 million issued, and $75 million expected to be issued prior to July 17, 2019

 

“We’re executing well on our 2019 imperatives to accelerate growth in 2020,” said Paul Szurek, CoreSite’s President and Chief Executive Officer. “This includes substantial progress on our development pipeline, additional financing to fund new capacity, strong sales execution with the highest annualized GAAP rent for core retail colocation sales in 10 quarters, pre-leasing of two phases of our new SV8 purpose-built data center, and first quarter financial results consistent with where we are in the development cycle and our expectations, all of which we believe position us well for achieving higher revenue growth in 2020.” 

 

 

Picture 8

© 2019, CoreSite, L.L.C. All Rights Reserved

1

 


 

Sales Activity

In the core retail colocation space, CoreSite signed sales representing $6.6 million of GAAP annualized rent for the quarter, its highest quarterly core retail colocation sales in ten quarters. CoreSite’s core retail colocation sales included solid pricing, continued expansion with strategic customers and ongoing acquisition of new logos.  Scale colocation leasing continued to be impacted by high occupancies, resulting in constrained capacity for large blocks of contiguous space in certain markets. The Company continues to make solid progress on constructing new data center facilities, and believes its new capacity will strengthen its future sales opportunities, including for scale leasing. 

 

On April 15th, the Company pre-leased Phases 1 and 2 of its SV8 facility, comprised of approximately 108,000 NRSF. SV8 Phase 1 is currently under construction and on track for completion in late Q3 2019, and Phase 2 has been accelerated and is now expected to be completed in late Q4 2019.

 

Development Activity

CoreSite expects 2019 to be a positive transition year, entering the year with leasable capacity at a lower level compared to historical norms, and plans to end 2019 with leasable capacity, plus quickly developable incremental capacity, at the higher levels the Company experienced in previous years. 

 

As of March 31, 2019, including the accelerated development at SV8, CoreSite had a total of approximately 428,000 NRSF of turn-key data center capacity under construction, with $261.7 million incurred to date of the $671.2 million of total estimated costs, as detailed below. Property development highlights include –

o

CH2 in Chicago, began Phase 1 construction for 56,000 NRSF of a planned 169,000 NRSF project

o

NY2 in the New York area, began Phase 3 construction for 35,000 NRSF data center expansion

o

BO1 in Boston, began construction on a 20,000 NRSF data center expansion

o

SV8 in Santa Clara, executed pre-leasing that accelerated development of remaining phases

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Costs Incurred

 

Estimated

 

 

 

 

 

 

 

 

 

 

 

Estimated

 

To-Date

 

Total Costs

 

Percent

 

 

 

Market

 

Building

 

NRSF

 

Completion

 

(in millions)

 

(in millions)

 

Leased

 

 

 

Under Construction:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston

 

BO1

 

19,961

 

 

Q3 2019

 

$

0.3

 

$

9.0

 

 —

%

 

 

Chicago

 

CH2, Phase 1

 

56,000

 

 

1H 2020

 

 

21.9

 

 

120.0

 

 —

 

 

 

Los Angeles

 

LA1

 

17,238

 

 

Q2 2019

 

 

7.5

 

 

13.2

 

 —

 

 

 

Los Angeles

 

LA2

 

28,191

 

 

Q2 2019

 

 

15.8

 

 

21.0

 

100.0

 

 

 

New York

 

NY2, Phase 3

 

34,589

 

 

1H 2020

 

 

 —

 

 

46.0

 

 —

 

 

 

Northern Virginia

 

VA3, Phase 1B

 

49,837

 

 

Q2 2019

 

 

102.3

 

 

119.0

 

 —

 

 

 

San Francisco Bay

 

SV8, Phase 1

 

53,953

 

 

Q3 2019

 

 

84.5

 

 

127.0

 

100.0

 

 

 

San Francisco Bay

 

SV8, Phase 2

 

53,728

 

 

Q4 2019

 

 

 —

 

 

46.0

 

100.0

 

 

 

San Francisco Bay

 

SV8, Phase 3

 

54,056

 

 

1H 2020

 

 

 —

 

 

40.0

 

 —

 

 

 

Pre-Construction:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Los Angeles

 

LA3, Phase 1

 

60,000

 

 

2H 2020

 

 

29.4

 

 

130.0

 

 —

 

 

 

    Total

 

 

 

427,553

 

 

 

 

$

261.7

 

$

671.2

 

31.8

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CoreSite’s ongoing development and operational position includes --

 

·

the ability to increase its occupied footprint of land and buildings, both owned or leased, by about 2.1 million NRSF, or about 99%, including space unoccupied, under construction, pre-construction or held for development, and

·

owning (versus leasing) 92.5% of its 4.3 million data center NRSF, supporting operational control, expansion and long-term cost management.

 

 

Picture 2

© 2019, CoreSite, L.L.C. All Rights Reserved

2

 


 

Other Financial Results

CoreSite’s $138.9 million of operating revenues for the first quarter included $117.9 million of rental, power and related revenue, $18.4 million of interconnection revenue and $2.6 million of office, light-industrial and other revenue. Net Income was $25.9 million for the first quarter, or $0.54 attributable to each common diluted share. 

 

As forecasted for the first quarter, CoreSite’s results reflect higher than normal churn and interest and operating expense associated with recently completed developments now in lease up.

Balance Sheet, Financing and Liquidity

On April 17th, the Company’s Operating Partnership entered into a note purchase agreement pursuant to which the Operating Partnership agreed to issue and sell an aggregate principal amount of $200 million of 4.11% Series A Senior Notes due April 17, 2026, and $200 million of 4.31% Series B Senior Notes due April 17, 2029.  An initial aggregate principal amount of $200 million of the Series A Notes and $125 million of the Series B Notes were issued on April 17, 2019. The Company expects the Operating Partnership to issue $75 million in aggregate principal amount of the Series B Notes prior to July 17, 2019. 

 

The Operating Partnership used the proceeds from the Notes to pay down outstanding amounts on the revolving portion of its senior unsecured credit facilities, and plans to use the remainder for general corporate purposes. Including the repayment of all outstanding amounts on the revolving credit facility subsequent to March 31, CoreSite has the ability to borrow $445.1 million under the revolving credit facility. CoreSite expects to use its liquidity of $522 million, including $445 million available under the revolving credit facility, $75 million of expected additional debt proceeds, and $2 million in cash, primarily to fund the $409 million of remaining current development pipeline costs.

Financial Guidance

The Company’s outlook is based on current economic conditions, internal assumptions about its customer base, and the supply and demand dynamics of the markets in which it operates. The guidance does not include the impact of any future financing, investment or disposition activities, beyond what has already been disclosed.    

The Company reiterates its net income and FFO guidance for 2019 including:

·

Net income attributed to common shares in a range of $2.15 to $2.25, and

·

FFO per common diluted share and unit in the range of $5.21 to $5.31

·

The difference between net income and FFO represents real estate depreciation and amortization.

Due to a recent customer development and expected bankruptcy, CoreSite expects the customer to vacate its deployment in the third quarter and provide payments for utilization of the data center room and termination of the current license in August.  As a result, annual churn guidance is revised to:

·

7% to 9% annual churn

In conjunction with the pre-leasing at SV8 and acceleration of Phase 2 and Phase 3 development, CoreSite has revised its 2019 capital expenditure guidance, including:

·

Data center expansion capital – to a revised range of $405 million to $465 million, and

·

Total capital expenditures – to a revised range of $425 million to $500 million

 

For further detail on the Company’s 2019 guidance, including operating revenues, Adjusted EBITDA, depreciation and amortization and capital expenditures, along with guidance drivers, please see page 23 of CoreSite’s Supplemental Information.

 

Picture 2

© 2019, CoreSite, L.L.C. All Rights Reserved

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Upcoming Conferences and Events

CoreSite’s management will participate in RBC Capital Markets Data Center and Connectivity Investor Day in San Francisco, CA on May 29th,  Nareit’s REITweek in NYC, NY on June 4-6th, Cowen Communications Infrastructure Summit on August 12-13th in Boulder, CO and KeyBanc Capital Markets Annual Technology Leadership Forum, August 11-13 in Vail, CO.    

 

Conference Call Details

CoreSite will host its first quarter 2019 earnings call on Thursday, April 25, 2019, at 12:00 p.m. (Eastern Time).  The call will be accessible by dialing 1-877-407-3982 (domestic) or 1-201-493-6780 (international). A replay will be available until May 9, 2019, and can be accessed shortly after the call by dialing 1-844-512-2921 (domestic) or 1-412-317-6671 (international). The passcode for the replay is 13688781.  The quarterly conference call also will be offered as a simultaneous webcast, accessible by visiting CoreSite.com and clicking on the “Investors” link. An on-line replay will be available for a limited time immediately following the call.

 

Concurrently with issuing its financial results, the Company will post its Q1 2019 Supplemental Information on its website at CoreSite.com, under the “Investors” link.

 

About CoreSite

CoreSite Realty Corporation (NYSE:COR) delivers secure, reliable, high-performance data center and interconnection solutions to a growing customer ecosystem across eight key North American markets. More than 1,350 of the world’s leading enterprises, network operators, cloud providers, and supporting service providers choose CoreSite to connect, protect and optimize their performance-sensitive data, applications and computing workloads. Our scalable, flexible solutions and 450+ dedicated employees consistently deliver unmatched data center options — all of which leads to a best-in-class customer experience and lasting relationships. For more information, visit www.CoreSite.com.

 

CoreSite Contact

Carole Jorgensen

Vice President Investor Relations and Corporate Communications

303-405-1012
InvestorRelations@CoreSite.com

 

 

 

 

 

 

 

 

 

 

 

 

Picture 2

© 2019, CoreSite, L.L.C. All Rights Reserved

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Forward Looking Statements

This earnings release and accompanying supplemental information may contain forward-looking statements within the meaning of the federal securities laws. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “believes,” “expects,” “may,” “will,” “should,” “seeks,” “approximately,” “intends,” “plans,” “pro forma,” “estimates” or “anticipates” or the negative of these words and phrases or similar words or phrases that are predictions of or indicate future events or trends and that do not relate solely to historical matters. Forward-looking statements involve known and unknown risks, uncertainties, assumptions and contingencies, many of which are beyond CoreSite’s control that may cause actual results to differ significantly from those expressed in any forward-looking statement. These risks include, without limitation: the geographic concentration of the Company’s data centers in certain markets and any adverse developments in local economic conditions or the demand for data center space in these markets; fluctuations in interest rates and increased operating costs; difficulties in identifying properties to acquire and completing acquisitions; significant industry competition; failure to obtain necessary outside financing; the ability to service existing debt; the failure to qualify or maintain its status as a REIT; financial market fluctuations; changes in real estate and zoning laws and increases in real property tax rates; and other factors affecting the real estate industry generally. All forward-looking statements reflect the Company’s good faith beliefs, assumptions and expectations, but they are not guarantees of future performance. Furthermore, the Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. For a further discussion of these and other factors that could cause the Company’s future results to differ materially from any forward-looking statements, see the section entitled “Risk Factors” in its most recent annual report on Form 10-K, and other risks described in documents subsequently filed by the Company from time to time with the Securities and Exchange Commission.

 

Use of Funds From Operations (“FFO”)

FFO is a supplemental measure of CoreSite’s performance which should be considered along with, but not as an alternative to, net income and cash provided by operating activities as a measure of operating performance. The Company calculates FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“Nareit”). FFO represents net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of property and undepreciated land and impairment write-downs of depreciable real estate, plus real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures.

 

CoreSite’s management uses FFO as a supplemental performance measure because, by excluding real estate related depreciation and amortization and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs.

 

CoreSite offers this measure because it recognizes that investors use FFO as a basis to compare its operating performance with that of other REITs. However, the utility of FFO as a measure of the Company’s performance is limited because FFO excludes depreciation and amortization and captures neither the changes in the value of its properties that result from use or market conditions, nor the level of capital expenditures and capitalized leasing commissions necessary to maintain the operating performance of its properties, all of which have real economic effect and could materially impact the Company’s financial condition and results from operations. FFO is a non-GAAP measure and should not be considered a measure of liquidity, an alternative to net income, cash provided by operating activities or any other performance measure determined in accordance with GAAP, nor is it indicative of funds available to fund the Company’s cash needs, including its ability to pay dividends

 

Picture 2

© 2019, CoreSite, L.L.C. All Rights Reserved

5

 


 

or make distributions. In addition, CoreSite’s calculations of FFO are not necessarily comparable to FFO as calculated by other REITs that do not use the same definition or implementation guidelines or interpret the standards differently from the Company. Investors in CoreSite’s securities should not rely on these measures as a substitute for any GAAP measure, including net income. 

 

Use of Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“EBITDAre”)

EBITDAre is calculated in accordance with the standards established by the National Association of Real Estate Investment Trusts (“Nareit”). EBITDAre is defined as earnings before interest, taxes, depreciation and amortization, gains or losses from the sale of depreciated property, and impairment of depreciated property. CoreSite calculates adjusted EBITDA by adding its non-cash compensation expense, transaction costs from unsuccessful deals and business combinations and litigation expense to EBITDAre as well as adjusting for the impact of other impairment charges, gains or losses from sales of undepreciated land and gains or losses on early extinguishment of debt. Management uses EBITDAre and adjusted EBITDA as indicators of the Company’s ability to incur and service debt. In addition, CoreSite considers EBITDAre and adjusted EBITDA to be appropriate supplemental measures of its performance because they eliminate depreciation and interest, which permits investors to view income from operations without the impact of non-cash depreciation or the cost of debt. However, because EBITDAre and adjusted EBITDA are calculated before recurring cash charges including interest expense and taxes, and are not adjusted for capital expenditures or other recurring cash requirements of the Company’s business, their utilization as a cash flow measurement is limited.  

 

Picture 2

© 2019, CoreSite, L.L.C. All Rights Reserved

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Consolidated Balance Sheets

(in thousands, except per share data)

 

 

 

 

 

 

 

 

 

 

  

March 31,

  

December 31,

 

 

 

2019

 

2018

 

Assets:

 

 

 

 

 

 

 

Investments in real estate:

 

 

 

 

 

 

 

Land

 

$

86,955

 

$

86,955

 

Buildings and improvements

 

 

1,737,967

 

 

1,730,329

 

 

 

 

1,824,922

 

 

1,817,284

 

Less: Accumulated depreciation and amortization

 

 

(621,682)

 

 

(590,784)

 

Net investment in operating properties

 

 

1,203,240

 

 

1,226,500

 

Construction in progress

 

 

364,458

 

 

265,921

 

Net investments in real estate

 

 

1,567,698

 

 

1,492,421

 

Operating lease right-of-use assets

 

 

186,311

 

 

190,304

 

Cash and cash equivalents

 

 

2,294

 

 

2,599

 

Accounts and other receivables, net

 

 

26,148

 

 

18,464

 

Lease intangibles, net

 

 

6,324

 

 

6,943

 

Goodwill

 

 

40,646

 

 

40,646

 

Other assets, net

 

 

103,441

 

 

102,290

 

Total assets

 

$

1,932,862

 

$

1,853,667

 

 

 

 

 

 

 

 

 

Liabilities and equity:

 

 

 

 

 

 

 

Liabilities

 

 

 

 

 

 

 

Debt, net

 

$

1,210,716

 

$

1,130,823

 

Operating lease liabilities

 

 

199,112

 

 

202,699

 

Accounts payable and accrued expenses

 

 

116,195

 

 

89,315

 

Accrued dividends and distributions

 

 

55,109

 

 

55,679

 

Acquired below-market lease contracts, net

 

 

2,737

 

 

2,846

 

Unearned revenue, prepaid rent and other liabilities

 

 

42,823

 

 

37,672

 

Total liabilities

 

 

1,626,692

 

 

1,519,034

 

 

 

 

 

 

 

 

 

Stockholders' equity

 

 

 

 

 

 

 

Common stock, par value $0.01

 

 

364

 

 

363

 

Additional paid-in capital

 

 

494,923

 

 

491,314

 

Accumulated other comprehensive loss

 

 

(5,733)

 

 

(2,193)

 

Distributions in excess of net income

 

 

(267,849)

 

 

(246,929)

 

Total stockholders' equity

 

 

221,705

 

 

242,555

 

Noncontrolling interests

 

 

84,465

 

 

92,078

 

Total equity

 

 

306,170

 

 

334,633

 

Total liabilities and equity

 

$

1,932,862

 

$

1,853,667

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Picture 2

© 2019, CoreSite, L.L.C. All Rights Reserved

7

 


 

Consolidated Statements of Operations

(in thousands, except per share data)

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

March 31,

 

December 31,

 

March 31,

 

  

2019

 

2018

  

2018

Operating revenues:

 

 

 

 

 

 

 

 

 

Data center revenue:(1)

 

 

 

 

 

 

 

 

 

Rental, power, and related revenue

 

$

117,853

 

$

118,341

 

$

110,008

Interconnection revenue

 

 

18,416

 

 

18,026

 

 

16,560

Total data center revenue

 

 

136,269

 

 

136,367

 

 

126,568

Office, light-industrial and other revenue

 

 

2,626

 

 

2,779

 

 

3,051

Total operating revenues

 

 

138,895

 

 

139,146

 

 

129,619

 

 

 

 

 

 

 

 

 

 

Operating expenses:

 

 

 

 

 

 

 

 

 

Property operating and maintenance

 

 

38,110

 

 

39,487

 

 

33,848

Real estate taxes and insurance

 

 

6,196

 

 

4,910

 

 

4,937

Depreciation and amortization

 

 

35,646

 

 

36,035

 

 

33,776

Sales and marketing

 

 

5,652

 

 

5,394

 

 

5,080

General and administrative

 

 

10,170

 

 

10,534

 

 

9,185

Rent

 

 

7,688

 

 

7,420

 

 

6,400

Transaction costs

 

 

 —

 

 

 —

 

 

56

Total operating expenses

 

 

103,462

 

 

103,780

 

 

93,282

Operating income

 

 

35,433

 

 

35,366

 

 

36,337

Interest expense

 

 

(9,498)

 

 

(9,448)

 

 

(7,738)

Income before income taxes

 

 

25,935

 

 

25,918

 

 

28,599

Income tax expense

 

 

(30)

 

 

(20)

 

 

(33)

Net income

 

 

25,905

 

 

25,898

 

 

28,566

Net income attributable to noncontrolling interests

 

 

6,244

 

 

6,267

 

 

8,264

Net income attributable to common shares

 

$

19,661

 

$

19,631

 

$

20,302

 

 

 

 

 

 

 

 

 

 

Net income per share attributable to common shares:

 

 

 

 

 

 

 

 

 

Basic

 

$

0.54

 

$

0.54

 

$

0.60

Diluted

 

$

0.54

 

$

0.54

 

$

0.59

 

 

 

 

 

 

 

 

 

 

Weighted average common shares outstanding:

 

 

 

 

 

 

 

 

 

Basic

 

 

36,348

 

 

36,300

 

 

33,936

Diluted

 

 

36,547

 

 

36,486

 

 

34,164

 

 

(1)

During 2018, the Financial Accounting Standards Board (“FASB”) issued updates to the new lease accounting standard. As a result of the updates the Company has combined contractual data center rental, power, and tenant reimbursements and other revenue into a single line item as shown below:

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

March 31,

 

December 31,

 

March 31,

 

 

2019

 

2018

  

2018

Rental revenue

 

$

74,930

 

$

74,326

 

$

71,033

Power revenue

 

 

40,503

 

 

41,637

 

 

36,403

Tenant reimbursement and other

 

 

2,420

 

 

2,378

 

 

2,572

Rental, power, and related revenue

 

$

117,853

 

$

118,341

 

$

110,008

 

 

Picture 2

© 2019, CoreSite, L.L.C. All Rights Reserved

8

 


 

Reconciliations of Net Income to FFO

(in thousands, except per share data)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

 

  

March 31,

 

December 31,

 

March 31,

 

 

 

  

2019

 

2018

 

2018

 

 

Net income

 

$

25,905

 

$

25,898

 

$

28,566

 

 

Real estate depreciation and amortization

 

 

34,187

 

 

34,853

 

 

32,432

 

 

FFO available to common shareholders and OP unit holders

 

$

60,092

 

$

60,751

 

$

60,998

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average common shares outstanding - diluted

 

 

36,547

 

 

36,486

 

 

34,164

 

 

Weighted average OP units outstanding - diluted

 

 

11,600

 

 

11,602

 

 

13,835

 

 

Total weighted average shares and units outstanding - diluted

 

 

48,147

 

 

48,088

 

 

47,999

 

 

 

 

 

 

 

 

 

 

 

 

 

 

FFO per common share and OP unit - diluted

 

$

1.25

 

$

1.26

 

$

1.27

 

 

 

 

 

 

Reconciliations of Net Income to EBITDAre and Adjusted EBITDA:

(in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

 

  

March 31,

 

December 31,

 

March 31,

 

 

 

  

2019

 

2018

 

2018

 

 

Net income

 

$

25,905

 

$

25,898

 

$

28,566

 

 

Adjustments:

 

 

 

 

 

 

 

 

 

 

 

Interest expense

 

 

9,498

 

 

9,448

 

 

7,738

 

 

Income taxes

 

 

30

 

 

20

 

 

33

 

 

Depreciation and amortization

 

 

35,646

 

 

36,035

 

 

33,776

 

 

EBITDAre

 

$

71,079

 

$

71,401

 

$

70,113

 

 

Non-cash compensation

 

 

3,432

 

 

3,174

 

 

2,626

 

 

Transaction costs / litigation

 

 

 —

 

 

 —

 

 

139

 

 

Adjusted EBITDA

 

$

74,511

 

$

74,575

 

$

72,878

 

 

 

 

 

 

Picture 2

© 2019, CoreSite, L.L.C. All Rights Reserved

9

 


EX-99.2 3 ex-99d2.htm EX-99.2 cor_EX99-2

 

 

 

Picture 22

 

 

 

Picture 2

ONE DATA CENTER PROVIDER. EVERYTHING YOU NEED.

 

©2019 CoreSite Realty Corporation, All Rights Reserved

 

 

 


 

 

 

Quarter Ended March 31, 2019

 

 

 

        
       

 

 

 

 

 

2

 


 

 

Company Profile


Low-latency, secure and reliable on-premises access to Amazon, Microsoft, Google, Alibaba Cloud, Oracle and IBM from all eight key North American Markets via inter-site connectivity and a robust set of network service providers.

Picture 11

 

 

 

 

 

 

ONE DATA CENTER PROVIDER. EVERYTHING YOU NEED.

 

 

CONNECTIVITY TO NETWORKS AND CLOUDS

 

LOW LATENCY, EDGE MARKETS, GLOBAL REACH

 

 

 

Connecting to cloud and network providers within the same data center can save thousands of dollars a month in networking and data egress fees while reducing latency.

 

The closer a business is to end users, the easier it is to provide a better experience.

 

22 operating data centers in eight major metros that provide access to 75% of US businesses within 5 milliseconds

Optionality to connect to 775+ cloud, IT and network service providers as business needs evolve

 

 

27,000+ interconnections

 

National footprint with international cloud and data center partnerships for multi-market requirements

Peering and cloud exchanges

 

 

Direct connections to Amazon, Alibaba, Microsoft, Google, Oracle and IBM cloud services

 

Subsea cables for international reach

The CoreSite Interconnect GatewaySM allows customers to rapidly optimize application performance with a 100% managed solution

 

 

 

 

HIGH GROWTH, HIGH-DENSITY SOLUTIONS

 

THE BEST CUSTOMER EXPERIENCE

 

 

 

Cloud connectivity is important, and so is the ability for a data center campus to grow as business evolves

 

450+ team dedicated to ensuring that everything runs smoothly and needs are met no matter the time of day for our 1,350+ customers

The ability to cost-effectively scale from a single cabinet to a large-scale deployment

 

 

Consistent customer satisfaction demonstrated by customer expansion and retention

Data center campuses that connect our downtown carrier hotels to scalable infrastructure via short, high-count dark fiber

 

 

 

Dedicated move-in and service representatives, and in-house 24/7 data center operations personnel

Flexible and high-density solutions in many markets

 

100% uptime Service Level Agreement with six-nines portfolio uptime

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

3

 


 

 

 

 Summary of Financial Data


(in thousands, except per share, NRSF and MRR data) 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

 

 

 

March 31,

 

December 31,

 

March 31,

 

Growth %

Summary of Results

 

2019

 

2018

 

2018

 

Y/Y

GAAP Financial Measures

 

 

 

 

 

 

 

 

 

 

 

 

Operating revenues

 

$

138,895

 

$

139,146

 

$

129,619

 

7.2

%

Net income

 

 

25,905

 

 

25,898

 

 

28,566

 

(9.3)

 

Net income attributable to common shares

 

 

19,661

 

 

19,631

 

 

20,302

 

(3.2)

 

Net income attributable to common shares per share - diluted

 

$

0.54

 

$

0.54

 

$

0.59

 

(8.5)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

REIT Financial Measures(1)

 

 

 

 

 

 

 

 

 

 

 

 

Funds from operations (FFO) to shares and units

 

$

60,092

 

$

60,751

 

$

60,998

 

(1.5)

%

Adjusted funds from operations (AFFO)

 

 

60,651

 

 

61,169

 

 

57,045

 

6.3

 

EBITDAre

 

 

71,079

 

 

71,401

 

 

70,113

 

1.4

 

Adjusted EBITDA

 

 

74,511

 

 

74,575

 

 

72,878

 

2.2

 

FFO per common share and OP unit - diluted

 

$

1.25

 

$

1.26

 

$

1.27

 

(1.6)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

As of

 

 

    

March 31,

    

December 31,

    

September 30,

    

June 30,

    

March 31,

 

 

    

2019

    

2018

    

2018

    

2018

    

2018

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dividend Activity

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dividends declared per share and OP unit

 

$

1.10

 

$

1.10

 

$

1.03

 

$

1.03

 

$

0.98

 

TTM FFO payout ratio

 

 

84.9

 

82.1

 

82.6

 

82.3

 

82.6

%

TTM AFFO payout ratio

 

 

87.1

 

85.8

 

90.0

 

91.0

 

93.9

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating Portfolio Statistics

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating data center properties

 

 

22

 

 

22

 

 

21

 

 

21

 

 

20

 

Stabilized data center NRSF

 

 

2,320,538

 

 

2,318,220

 

 

2,318,220

 

 

2,241,335

 

 

2,164,778

 

Stabilized data center NRSF occupied

 

 

2,128,820

 

 

2,151,747

 

 

2,141,455

 

 

2,084,852

 

 

2,021,268

 

Stabilized data center % occupied

 

 

91.7

 

92.8

 

92.4

 

93.0

 

93.4

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Turn-Key Data Center ("TKD") Same-Store Statistics

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MRR per cabinet equivalent

 

$

1,556

 

$

1,547

 

$

1,523

 

$

1,484

 

$

1,459

 

TKD NRSF % occupied

 

 

89.2

 

90.3

 

89.4

 

89.5

 

88.4

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Market Capitalization & Net Principal Debt

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total enterprise value

 

$

6,401,725

 

$

5,345,711

 

$

6,445,083

 

$

6,388,352

 

$

5,832,403

 

Total net principal debt outstanding

 

$

1,213,706

 

$

1,133,901

 

$

1,074,194

 

$

1,034,130

 

$

988,421

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net Principal Debt to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Annualized adjusted EBITDA

 

 

4.1

x

 

3.8

x

 

3.6

x

 

3.5

x

 

3.4

x

Enterprise value

 

 

19.0

 

21.2

 

16.7

 

16.2

 

16.9

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(1)

See reconciliations of non-GAAP measures on page 12 and a discussion of the non-GAAP disclosures in the Appendix.

 

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

4

 


 

 

CoreSite Reports First Quarter 2019 Financial Results    

 


-- Delivered Improved Q1 Sales and Pre-leased Two Phases of SV8 in April --

-- Achieved Substantial Progress on Development Pipeline, including Closing Purchase of SV9 --

-- Executed Financing that funds Property Development and extends Debt Maturities –

DENVER, CO – April 24, 2019 – CoreSite Realty Corporation (NYSE:COR) (“the Company”), a premier provider of secure, reliable, high-performance data center and interconnection solutions across the U.S., today announced financial results for the first quarter ended March 31, 2019.

Q1 Quarterly Highlights

·

Key Financial Results  –

o

Operating revenues of $138.9 million increased 7.2% year over year, in line sequentially

o

Net income of $0.54 per common diluted share decreased $0.05 year over year, in line sequentially

o

Q1 FFO of $1.25 per diluted share and unit decreased $0.02 year over year, and $0.01 sequentially

·

Lease Commencements  –

o

Commenced 119 new and expansion leases for 24,040 net rentable square feet (“NRSF”), representing $5.8 million of annualized GAAP rent at an average GAAP rate of $242 per square foot

·

Lease Sales Activity  –

o

Signed 121 new and expansion leases for 31,975 NRSF, representing $6.6 million of annualized GAAP rent at an average GAAP rate of $207 per square foot

o

Renewed 264 existing leases for 68,605 NRSF, representing $11.9 million of annualized GAAP rent at an average GAAP rate of $173 per square foot, including churn of 2.7%, reflecting 3.2% cash rent growth and 5.9% GAAP rent growth

 

April 2019 Subsequent Events

·

Finalized Santa Clara Property Purchase

o

On April 12th, closed SV9 purchase, a property adjacent to CoreSite’s existing Santa Clara campus, which is held for development for a planned data center facility of approximately 200,000 NRSF

·

Pre-Leasing in Santa Clara  –

o

On April 15th, executed data center pre-leasing of Phases 1 and 2 at SV8, for approximately 108,000 NRSF, leading to the acceleration of the development of Phases 2 and 3

·

Financing  –

o

On April 17th, closed the financing of senior notes totaling $400 million of principal, with $325 million issued, and $75 million expected to be issued prior to July 17, 2019

 

“We’re executing well on our 2019 imperatives to accelerate growth in 2020,” said Paul Szurek, CoreSite’s President and Chief Executive Officer. “This includes substantial progress on our development pipeline, additional financing to fund new capacity, strong sales execution with the highest annualized GAAP rent for core retail colocation sales in 10 quarters, pre-leasing of two phases of our new SV8 purpose-built data center, and first quarter financial results consistent with where we are in the development cycle and our expectations, all of which we believe position us well for achieving higher revenue growth in 2020.” 

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

5

 


 

Table of Contents

 

Quarter Ended March 31, 2019

 

 

Sales Activity

In the core retail colocation space, CoreSite signed sales representing $6.6 million of GAAP annualized rent for the quarter, its highest quarterly core retail colocation sales in ten quarters. CoreSite’s core retail colocation sales included solid pricing, continued expansion with strategic customers and ongoing acquisition of new logos. Scale colocation leasing continued to be impacted by high occupancies, resulting in constrained capacity for large blocks of contiguous space in certain markets. The Company continues to make solid progress on constructing new data center facilities, and believes its new capacity will strengthen its future sales opportunities, including for scale leasing. 

On April 15th, the Company pre-leased Phases 1 and 2 of its SV8 facility, comprised of approximately 108,000 NRSF. SV8 Phase 1 is currently under construction and on track for completion in late Q3 2019, and Phase 2 has been accelerated and is now expected to be completed in late Q4 2019.

Development Activity

CoreSite expects 2019 to be a positive transition year, entering the year with leasable capacity at a lower level compared to historical norms, and plans to end 2019 with leasable capacity, plus quickly developable incremental capacity, at the higher levels the Company experienced in previous years. 

As of March 31, 2019, including the accelerated development at SV8, CoreSite had a total of approximately 428,000 NRSF of turn-key data center capacity under construction, with $261.7 million incurred to date of the $671.2 million of total estimated costs, as detailed below. Property development highlights include –

o

CH2 in Chicago, began Phase 1 construction for 56,000 NRSF of a planned 169,000 NRSF project

o

NY2 in the New York area, began Phase 3 construction for 35,000 NRSF data center expansion

o

BO1 in Boston, began construction on a 20,000 NRSF data center expansion

o

SV8 in Santa Clara, executed pre-leasing that accelerated development of remaining phases

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Costs Incurred

 

Estimated

 

 

 

 

 

 

 

 

 

 

 

Estimated

 

To-Date

 

Total Costs

 

Percent

 

 

 

Market

 

Building

 

NRSF

 

Completion

 

(in millions)

 

(in millions)

 

Leased

 

 

 

Under Construction:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston

 

BO1

 

19,961

 

 

Q3 2019

 

$

0.3

 

$

9.0

 

 —

%

 

 

Chicago

 

CH2, Phase 1

 

56,000

 

 

1H 2020

 

 

21.9

 

 

120.0

 

 —

 

 

 

Los Angeles

 

LA1

 

17,238

 

 

Q2 2019

 

 

7.5

 

 

13.2

 

 —

 

 

 

Los Angeles

 

LA2

 

28,191

 

 

Q2 2019

 

 

15.8

 

 

21.0

 

100.0

 

 

 

New York

 

NY2, Phase 3

 

34,589

 

 

1H 2020

 

 

 —

 

 

46.0

 

 —

 

 

 

Northern Virginia

 

VA3, Phase 1B

 

49,837

 

 

Q2 2019

 

 

102.3

 

 

119.0

 

 —

 

 

 

San Francisco Bay

 

SV8, Phase 1

 

53,953

 

 

Q3 2019

 

 

84.5

 

 

127.0

 

100.0

 

 

 

San Francisco Bay

 

SV8, Phase 2

 

53,728

 

 

Q4 2019

 

 

 —

 

 

46.0

 

100.0

 

 

 

San Francisco Bay

 

SV8, Phase 3

 

54,056

 

 

1H 2020

 

 

 —

 

 

40.0

 

 —

 

 

 

Pre-Construction:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Los Angeles

 

LA3, Phase 1

 

60,000

 

 

2H 2020

 

 

29.4

 

 

130.0

 

 —

 

 

 

    Total

 

 

 

427,553

 

 

 

 

$

261.7

 

$

671.2

 

31.8

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CoreSite’s ongoing development and operational position includes --

·

the ability to increase its occupied footprint of land and buildings, both owned or leased, by about 2.1 million NRSF, or about 99%, including space unoccupied, under construction, pre-construction or held for development, and

·

owning (versus leasing) 92.5% of its 4.3 million data center NRSF, supporting operational control, expansion and long-term cost management.

 

 

arch

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

6

 


 

Table of Contents

 

Quarter Ended March 31, 2019

 

 

Other Financial Results

CoreSite’s $138.9 million of operating revenues for the first quarter included $117.9 million of rental, power and related revenue, $18.4 million of interconnection revenue and $2.6 million of office, light-industrial and other revenue.  Net Income was $25.9 million for the first quarter, or $0.54 attributable to each common diluted share. 

As forecasted for the first quarter, CoreSite’s results reflect higher than normal churn and interest and operating expense associated with recently completed developments now in lease up.

Balance Sheet, Financing and Liquidity

On April 17th, the Company’s Operating Partnership entered into a note purchase agreement pursuant to which the Operating Partnership agreed to issue and sell an aggregate principal amount of $200 million of 4.11% Series A Senior Notes due April 17, 2026, and $200 million of 4.31% Series B Senior Notes due April 17, 2029. An initial aggregate principal amount of $200 million of the Series A Notes and $125 million of the Series B Notes were issued on April 17, 2019. The Company expects the Operating Partnership to issue $75 million in aggregate principal amount of the Series B Notes prior to July 17, 2019. 

The Operating Partnership used the proceeds from the Notes to pay down outstanding amounts on the revolving portion of its senior unsecured credit facilities, and plans to use the remainder for general corporate purposes. Including the repayment of all outstanding amounts on the revolving credit facility subsequent to March 31, CoreSite has the ability to borrow $445.1 million under the revolving credit facility. CoreSite expects to use its liquidity of $522 million, including $445 million available under the revolving credit facility, $75 million of expected additional debt proceeds, and $2 million in cash, primarily to fund the $409 million of remaining current development pipeline costs.

Financial Guidance

The Company’s outlook is based on current economic conditions, internal assumptions about its customer base, and the supply and demand dynamics of the markets in which it operates. The guidance does not include the impact of any future financing, investment or disposition activities, beyond what has already been disclosed.    

The Company reiterates its net income and FFO guidance for 2019 including:

·

Net income attributed to common shares in a range of $2.15 to $2.25, and

·

FFO per common diluted share and unit in the range of $5.21 to $5.31

·

The difference between net income and FFO represents real estate depreciation and amortization.

Due to a recent customer development and expected bankruptcy, CoreSite expects the customer to vacate its deployment in the third quarter and provide payments for utilization of the data center room and termination of the current license in August. As a result, annual churn guidance is revised to:

·

7% to 9% annual churn

In conjunction with the pre-leasing at SV8 and acceleration of Phase 2 and Phase 3 development, CoreSite has revised its 2019 capital expenditure guidance, including:

·

Data center expansion capital – to a revised range of $405 million to $465 million, and

·

Total capital expenditures – to a revised range of $425 million to $500 million

For further detail on the Company’s 2019 guidance, including operating revenues, Adjusted EBITDA, depreciation and amortization and capital expenditures, along with guidance drivers, please see page 23 of CoreSite’s Supplemental Information.

 

 

arch

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

7

 


 

Table of Contents

 

Quarter Ended March 31, 2019

 

 

Upcoming Conferences and Events

CoreSite’s management will participate in RBC Capital Markets Data Center and Connectivity Investor Day in San Francisco, CA on May 29th,  Nareit’s REITweek in NYC, NY on June 4-6th,  Cowen Communications Infrastructure Summit on August 12-13th in Boulder, CO and KeyBanc Capital Markets Annual Technology Leadership Forum, August 11-13 in Vail, CO.    

Conference Call Details

CoreSite will host its first quarter 2019 earnings call on Thursday, April 25, 2019, at 12:00 p.m. (Eastern Time).  The call will be accessible by dialing 1-877-407-3982 (domestic) or 1-201-493-6780 (international). A replay will be available until May 9, 2019, and can be accessed shortly after the call by dialing 1-844-512-2921 (domestic) or 1-412-317-6671 (international). The passcode for the replay is 13688781. The quarterly conference call also will be offered as a simultaneous webcast, accessible by visiting CoreSite.com and clicking on the “Investors” link. An on-line replay will be available for a limited time immediately following the call.

Concurrently with issuing its financial results, the Company will post its Q1 2019 Supplemental Information on its website at CoreSite.com, under the “Investors” link.

About CoreSite

CoreSite Realty Corporation (NYSE:COR) delivers secure, reliable, high-performance data center and interconnection solutions to a growing customer ecosystem across eight key North American markets. More than 1,350 of the world’s leading enterprises, network operators, cloud providers, and supporting service providers choose CoreSite to connect, protect and optimize their performance-sensitive data, applications and computing workloads. Our scalable, flexible solutions and 450+ dedicated employees consistently deliver unmatched data center options — all of which leads to a best-in-class customer experience and lasting relationships. For more information, visit www.CoreSite.com.

CoreSite Contact

Carole Jorgensen

Vice President Investor Relations and Corporate Communications

303-405-1012
InvestorRelations@CoreSite.com

 

arch

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

8

 


 

Table of Contents

 

Quarter Ended March 31, 2019

 

 

Forward Looking Statements

This earnings release and accompanying supplemental information may contain forward-looking statements within the meaning of the federal securities laws. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “believes,” “expects,” “may,” “will,” “should,” “seeks,” “approximately,” “intends,” “plans,” “pro forma,” “estimates” or “anticipates” or the negative of these words and phrases or similar words or phrases that are predictions of or indicate future events or trends and that do not relate solely to historical matters. Forward-looking statements involve known and unknown risks, uncertainties, assumptions and contingencies, many of which are beyond CoreSite’s control, that may cause actual results to differ significantly from those expressed in any forward-looking statement. These risks include, without limitation: the geographic concentration of the Company’s data centers in certain markets and any adverse developments in local economic conditions or the demand for data center space in these markets; fluctuations in interest rates and increased operating costs; difficulties in identifying properties to acquire and completing acquisitions; significant industry competition; failure to obtain necessary outside financing; the ability to service existing debt; the failure to qualify or maintain its status as a REIT; financial market fluctuations; changes in real estate and zoning laws and increases in real property tax rates; and other factors affecting the real estate industry generally. All forward-looking statements reflect the Company’s good faith beliefs, assumptions and expectations, but they are not guarantees of future performance. Furthermore, the Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. For a further discussion of these and other factors that could cause the Company’s future results to differ materially from any forward-looking statements, see the section entitled “Risk Factors” in its most recent annual report on Form 10-K, and other risks described in documents subsequently filed by the Company from time to time with the Securities and Exchange Commission.

 

 

 

arch

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

9

 


 

 

Consolidated Balance Sheets


(in thousands, except per share data)

 

 

 

 

 

 

 

 

 

  

March 31,

  

December 31,

 

 

 

2019

 

2018

 

Assets:

 

 

 

 

 

 

 

Investments in real estate:

 

 

 

 

 

 

 

Land

 

$

86,955

 

$

86,955

 

Buildings and improvements

 

 

1,737,967

 

 

1,730,329

 

 

 

 

1,824,922

 

 

1,817,284

 

Less: Accumulated depreciation and amortization

 

 

(621,682)

 

 

(590,784)

 

Net investment in operating properties

 

 

1,203,240

 

 

1,226,500

 

Construction in progress

 

 

364,458

 

 

265,921

 

Net investments in real estate

 

 

1,567,698

 

 

1,492,421

 

Operating lease right-of-use assets

 

 

186,311

 

 

190,304

 

Cash and cash equivalents

 

 

2,294

 

 

2,599

 

Accounts and other receivables, net

 

 

26,148

 

 

18,464

 

Lease intangibles, net

 

 

6,324

 

 

6,943

 

Goodwill

 

 

40,646

 

 

40,646

 

Other assets, net

 

 

103,441

 

 

102,290

 

Total assets

 

$

1,932,862

 

$

1,853,667

 

 

 

 

 

 

 

 

 

Liabilities and equity:

 

 

 

 

 

 

 

Liabilities

 

 

 

 

 

 

 

Debt, net

 

$

1,210,716

 

$

1,130,823

 

Operating lease liabilities

 

 

199,112

 

 

202,699

 

Accounts payable and accrued expenses

 

 

116,195

 

 

89,315

 

Accrued dividends and distributions

 

 

55,109

 

 

55,679

 

Acquired below-market lease contracts, net

 

 

2,737

 

 

2,846

 

Unearned revenue, prepaid rent and other liabilities

 

 

42,823

 

 

37,672

 

Total liabilities

 

 

1,626,692

 

 

1,519,034

 

 

 

 

 

 

 

 

 

Stockholders' equity

 

 

 

 

 

 

 

Common stock, par value $0.01

 

 

364

 

 

363

 

Additional paid-in capital

 

 

494,923

 

 

491,314

 

Accumulated other comprehensive loss

 

 

(5,733)

 

 

(2,193)

 

Distributions in excess of net income

 

 

(267,849)

 

 

(246,929)

 

Total stockholders' equity

 

 

221,705

 

 

242,555

 

Noncontrolling interests

 

 

84,465

 

 

92,078

 

Total equity

 

 

306,170

 

 

334,633

 

Total liabilities and equity

 

$

1,932,862

 

$

1,853,667

 

 

 

 

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

10

 


 

Consolidated Statements of Operations


(in thousands, except per share data)

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

March 31,

 

December 31,

 

March 31,

 

  

2019

 

2018

  

2018

Operating revenues:

 

 

 

 

 

 

 

 

 

Data center revenue:(1)

 

 

 

 

 

 

 

 

 

Rental, power, and related revenue

 

$

117,853

 

$

118,341

 

$

110,008

Interconnection revenue

 

 

18,416

 

 

18,026

 

 

16,560

Total data center revenue

 

 

136,269

 

 

136,367

 

 

126,568

Office, light-industrial and other revenue

 

 

2,626

 

 

2,779

 

 

3,051

Total operating revenues

 

 

138,895

 

 

139,146

 

 

129,619

 

 

 

 

 

 

 

 

 

 

Operating expenses:

 

 

 

 

 

 

 

 

 

Property operating and maintenance

 

 

38,110

 

 

39,487

 

 

33,848

Real estate taxes and insurance

 

 

6,196

 

 

4,910

 

 

4,937

Depreciation and amortization

 

 

35,646

 

 

36,035

 

 

33,776

Sales and marketing

 

 

5,652

 

 

5,394

 

 

5,080

General and administrative

 

 

10,170

 

 

10,534

 

 

9,185

Rent

 

 

7,688

 

 

7,420

 

 

6,400

Transaction costs

 

 

 —

 

 

 —

 

 

56

Total operating expenses

 

 

103,462

 

 

103,780

 

 

93,282

Operating income

 

 

35,433

 

 

35,366

 

 

36,337

Interest expense

 

 

(9,498)

 

 

(9,448)

 

 

(7,738)

Income before income taxes

 

 

25,935

 

 

25,918

 

 

28,599

Income tax expense

 

 

(30)

 

 

(20)

 

 

(33)

Net income

 

 

25,905

 

 

25,898

 

 

28,566

Net income attributable to noncontrolling interests

 

 

6,244

 

 

6,267

 

 

8,264

Net income attributable to common shares

 

$

19,661

 

$

19,631

 

$

20,302

 

 

 

 

 

 

 

 

 

 

Net income per share attributable to common shares:

 

 

 

 

 

 

 

 

 

Basic

 

$

0.54

 

$

0.54

 

$

0.60

Diluted

 

$

0.54

 

$

0.54

 

$

0.59

 

 

 

 

 

 

 

 

 

 

Weighted average common shares outstanding:

 

 

 

 

 

 

 

 

 

Basic

 

 

36,348

 

 

36,300

 

 

33,936

Diluted

 

 

36,547

 

 

36,486

 

 

34,164

 

 

(1)

During 2018, the Financial Accounting Standards Board (“FASB”) issued updates to the new lease accounting standard. As a result of the updates we have combined contractual data center rental, power, and tenant reimbursements and other revenue into a single line item as shown below:

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

March 31,

 

December 31,

 

March 31,

 

 

2019

 

2018

  

2018

Rental revenue

 

$

74,930

 

$

74,326

 

$

71,033

Power revenue

 

 

40,503

 

 

41,637

 

 

36,403

Tenant reimbursement and other

 

 

2,420

 

 

2,378

 

 

2,572

Rental, power, and related revenue

 

$

117,853

 

$

118,341

 

$

110,008

 

 

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

11

 


 

Reconciliations of Net Income to FFO, AFFO, EBITDAre and Adjusted EBITDA(1)


(in thousands, except per share data)

 

Reconciliation of Net Income to FFO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

 

  

March 31,

 

December 31,

 

March 31,

 

 

 

  

2019

 

2018

 

2018

 

 

Net income

 

$

25,905

 

$

25,898

 

$

28,566

 

 

Real estate depreciation and amortization

 

 

34,187

 

 

34,853

 

 

32,432

 

 

FFO available to common shareholders and OP unit holders

 

$

60,092

 

$

60,751

 

$

60,998

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average common shares outstanding - diluted

 

 

36,547

 

 

36,486

 

 

34,164

 

 

Weighted average OP units outstanding - diluted

 

 

11,600

 

 

11,602

 

 

13,835

 

 

Total weighted average shares and units outstanding - diluted

 

 

48,147

 

 

48,088

 

 

47,999

 

 

 

 

 

 

 

 

 

 

 

 

 

 

FFO per common share and OP unit - diluted

 

$

1.25

 

$

1.26

 

$

1.27

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reconciliation of FFO to AFFO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

 

  

March 31,

 

December 31,

 

March 31,

 

 

 

  

2019

 

2018

 

2018

 

 

FFO available to common shareholders and unit holders

 

$

60,092

 

$

60,751

 

$

60,998

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Adjustments:

 

 

 

 

 

 

 

 

 

 

 

Amortization of deferred financing costs

 

 

611

 

 

614

 

 

566

 

 

Non-cash compensation

 

 

3,432

 

 

3,174

 

 

2,626

 

 

Non-real estate depreciation

 

 

1,459

 

 

1,182

 

 

1,344

 

 

Straight-line rent adjustment

 

 

1,250

 

 

521

 

 

(1,450)

 

 

Amortization of above and below market leases

 

 

(86)

 

 

(86)

 

 

(175)

 

 

Recurring capital expenditures

 

 

(2,243)

 

 

(1,149)

 

 

(3,172)

 

 

Tenant improvements

 

 

(1,096)

 

 

(1,155)

 

 

(1,437)

 

 

Capitalized leasing costs

 

 

(2,768)

 

 

(2,683)

 

 

(2,255)

 

 

AFFO available to common shareholders and OP unit holders

 

$

60,651

 

$

61,169

 

$

57,045

 

 

 

 

 

 

 

 

 

 

 

Reconciliation of Net Income to EBITDAre and Adjusted EBITDA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

 

  

March 31,

 

December 31,

 

March 31,

 

 

 

  

2019

 

2018

 

2018

 

 

Net income

 

$

25,905

 

$

25,898

 

$

28,566

 

 

Adjustments:

 

 

 

 

 

 

 

 

 

 

 

Interest expense

 

 

9,498

 

 

9,448

 

 

7,738

 

 

Income taxes

 

 

30

 

 

20

 

 

33

 

 

Depreciation and amortization

 

 

35,646

 

 

36,035

 

 

33,776

 

 

EBITDAre

 

$

71,079

 

$

71,401

 

$

70,113

 

 

Non-cash compensation

 

 

3,432

 

 

3,174

 

 

2,626

 

 

Transaction costs / litigation

 

 

 —

 

 

 —

 

 

139

 

 

Adjusted EBITDA

 

$

74,511

 

$

74,575

 

$

72,878

 

 

 

 

 

 

 

(1)

For additional discussion of these non-GAAP measures, see the Appendix starting on page 24.  

 

 

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

12

 


 

Operating Properties


 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Data Center Operating NRSF

 

 

 

 

 

 

 

 

 

Annualized

 

Stabilized

 

Pre-Stabilized

 

Total

 

NRSF

 

Held for

 

 

 

 

 

Rent

 

 

 

Percent

 

 

 

Percent

 

 

 

Percent

 

Under / Pre-

 

Development

 

 

 

Market / Facilities

  

($000)(1)

  

Total

  

Occupied(2)

  

Total

  

Occupied(2)

  

Total

  

Occupied(2)

  

Construction(3)

  

NRSF

  

Total NRSF

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco Bay

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SV1

 

$

6,454

 

88,250

 

77.3

 —

 

 —

88,250

 

77.3

 —

 

 —

 

88,250

 

SV2

 

 

8,050

 

76,676

 

94.3

 

 —

 

 —

 

76,676

 

94.3

 

 —

 

 —

 

76,676

 

Santa Clara campus(4)

 

 

75,846

 

615,500

 

96.8

 

 —

 

 —

 

615,500

 

96.8

 

161,737

 

200,000

 

977,237

 

San Francisco Bay Total

 

 

90,350

 

780,426

 

94.3

 

 —

 

 —

 

780,426

 

94.3

 

161,737

 

200,000

 

1,142,163

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Los Angeles

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

One Wilshire campus

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LA1*

 

 

30,754

 

145,776

 

97.9

 

 —

 

 —

 

145,776

 

97.9

 

17,238

 

10,352

 

173,366

 

LA2

 

 

46,355

 

356,774

 

92.6

 

39,925

 

15.9

 

396,699

 

84.9

 

28,191

 

 —

 

424,890

 

LA3

 

 

 —

 

 —

 

 —

 

 —

 

 —

 

 —

 

 —

 

60,000

 

120,000

 

180,000

 

LA4*

 

 

1,323

 

21,850

 

89.5

 

 —

 

 —

 

21,850

 

89.5

 

 —

 

 —

 

21,850

 

Los Angeles Total

 

 

78,432

 

524,400

 

93.9

 

39,925

 

15.9

 

564,325

 

88.4

 

105,429

 

130,352

 

800,106

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Northern Virginia

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

VA1

 

 

26,680

 

198,632

 

81.4

 

3,087

 

 —

 

201,719

 

80.1

 

 —

 

 —

 

201,719

 

VA2

 

 

21,547

 

188,446

 

97.7

 

 —

 

 —

 

188,446

 

97.7

 

 —

 

 —

 

188,446

 

VA3

 

 

1,438

 

52,758

 

100.0

 

26,413

 

10.2

 

79,171

 

70.1

 

 —

 

 —

 

79,171

 

DC1*

 

 

3,215

 

22,137

 

75.0

 

 —

 

 —

 

22,137

 

75.0

 

 —

 

 —

 

22,137

 

DC2*

 

 

 9

 

 —

 

 —

 

24,563

 

0.2

 

24,563

 

0.2

 

 —

 

 —

 

24,563

 

Reston Campus Expansion(5)

 

 

 —

 

 —

 

 —

 

 —

 

 —

 

 —

 

 —

 

49,837

 

811,138

 

860,975

 

Northern Virginia Total

 

 

52,889

 

461,973

 

89.8

 

54,063

 

5.1

 

516,036

 

81.0

 

49,837

 

811,138

 

1,377,011

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NY1*

 

 

6,094

 

48,404

 

90.7

 

 —

 

 —

 

48,404

 

90.7

 

 —

 

 —

 

48,404

 

NY2

 

 

14,996

 

101,742

 

91.5

 

18,121

 

 —

 

119,863

 

77.7

 

34,589

 

81,799

 

236,251

 

New York Total

 

 

21,090

 

150,146

 

91.2

 

18,121

 

 —

 

168,267

 

81.4

 

34,589

 

81,799

 

284,655

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BO1

 

 

19,421

 

180,057

 

94.1

 

13,735

 

62.3

 

193,792

 

91.8

 

19,961

 

39,923

 

253,676

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicago

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CH1

 

 

16,351

 

178,407

 

82.0

 

 —

 

 —

 

178,407

 

82.0

 

 —

 

 —

 

178,407

 

CH2

 

 

 —

 

 —

 

 —

 

 —

 

 —

 

 —

 

 —

 

56,000

 

113,000

 

169,000

 

Chicago Total

 

 

16,351

 

178,407

 

82.0

 

 —

 

 —

 

178,407

 

82.0

 

56,000

 

113,000

 

347,407

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Denver

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

DE1*

 

 

4,041

 

9,813

 

93.0

 

19,971

 

32.5

 

29,784

 

52.4

 

 —

 

 —

 

29,784

 

DE2*

 

 

465

 

5,140

 

92.7

 

 —

 

 —

 

5,140

 

92.7

 

 —

 

 —

 

5,140

 

Denver Total

 

 

4,506

 

14,953

 

92.9

 

19,971

 

32.5

 

34,924

 

58.3

 

 —

 

 —

 

34,924

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Miami

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MI1

 

 

1,502

 

30,176

 

61.4

 

 —

 

 —

 

30,176

 

61.4

 

 —

 

13,154

 

43,330

 

Total Data Center Facilities

 

$

284,541

 

2,320,538

 

91.7

145,815

 

16.6

2,466,353

 

87.3

427,553

 

1,389,366

 

4,283,272

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Office & Light-Industrial

 

 

8,158

 

364,504

 

76.0

 

 —

 

 —

 

364,504

 

76.0

 

 —

 

 —

 

364,504

 

Reston Office & Light-Industrial(5)

 

 

1,844

 

126,700

 

100.0

 

 —

 

 —

 

126,700

 

100.0

 

 —

 

(126,700)

 

 —

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Portfolio

 

$

294,543

 

2,811,742

 

90.1

145,815

 

16.6

2,957,557

 

86.4

427,553

 

1,262,666

 

4,647,776

 

 

* Indicates properties in which we hold a leasehold interest.

(1)

On a gross basis, our total portfolio annualized rent was approximately $300.9 million as of March 31, 2019, which includes $6.3 million in operating expense reimbursements under modified gross and triple-net leases.

(2)

Includes customer leases that have commenced as of March 31, 2019. If all leases signed during the current and prior periods had commenced, the percent occupied would have been as follows:

 

 

 

 

 

 

 

 

 

Percent Leased

    

Stabilized

    

Pre-Stabilized

    

Total

 

Total Data Center Facilities

 

92.5

%  

20.1

%  

88.2

%

Total Portfolio

 

91.0

%  

20.1

%  

87.5

%

 

(3)

NRSF under construction includes the LA3 pre-construction project, which is in the design and permitting stage. Construction will commence upon receipt of the applicable permits.

(4)

On April 12, 2019, we acquired a 3.8-acre land parcel with a single-story office building located adjacent to our Santa Clara campus, for a purchase price of $26 million. We expect to develop  an approximately 200,000 NRSF turn-key data center building on the acquired land parcel, which we refer to as SV9, as the existing office tenants vacate upon expiration of their leases and upon the receipt of necessary entitlements. We have included SV9 within our held for development NRSF in the table above.

(5)

Included within our Reston Campus Expansion held for development space is 126,700 NRSF which is currently operating as office and light-industrial space. 

See Appendix for definitions.

 

 

Quarter Ended March 31, 2019

 

 

 

 

 

 

 

 

 

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

13

 


 

Leasing Statistics


 

Data Center Leasing Activity

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GAAP

 

 

 

 

GAAP

 

 

 

 

 

 

 

 

 

Leasing

 

Number

 

Annualized

 

Total

 

 

Annualized

 

Rental

 

Cash

 

GAAP

 

 

 

Activity

 

of

 

Rent

 

Leased

 

 

Rent per

 

Churn

 

Rent

 

Rent

 

 

  

Period

  

Leases(1)

  

($000)

  

NRSF

  

 

Leased NRSF

  

Rate

  

Growth

  

Growth

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New / expansion leases commenced

 

Q1 2019

 

119

 

$

5,826

 

24,040

 

 

$

242

 

 

 

 

 

 

 

 

 

Q4 2018

 

116

 

 

4,356

 

22,684

 

 

 

192

 

 

 

 

 

 

 

 

 

Q3 2018

 

127

 

 

5,869

 

36,576

 

 

 

160

 

 

 

 

 

 

 

 

 

Q2 2018

 

145

 

 

6,531

 

33,938

 

 

 

192

 

 

 

 

 

 

 

 

 

Q1 2018

 

129

 

 

16,184

(2)  

81,636

 

 

 

184

(2)  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New / expansion leases signed(3)

 

Q1 2019

 

121

 

$

6,622

 

31,975

(3)

 

$

207

 

 

 

 

 

 

 

 

 

Q4 2018

 

115

 

 

4,177

 

16,125

 

 

 

259

 

 

 

 

 

 

 

 

 

Q3 2018

 

120

 

 

6,057

 

31,330

 

 

 

193

 

 

 

 

 

 

 

 

 

Q2 2018

 

143

 

 

10,352

(2)  

65,037

 

 

 

178

(2)  

 

 

 

 

 

 

 

 

Q1 2018

 

136

 

 

7,067

 

29,624

 

 

 

239

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Renewal leases signed

 

Q1 2019

 

264

 

$

11,873

 

68,605

 

 

$

173

 

2.7

%

3.2

%

5.9

%

 

 

Q4 2018

 

303

 

 

22,464

 

125,078

 

 

 

180

 

1.9

 

3.0

 

7.0

 

 

 

Q3 2018

 

300

 

 

16,192

 

97,682

 

 

 

166

 

2.5

 

3.2

 

5.8

 

 

 

Q2 2018

 

288

 

 

17,643

 

128,386

 

 

 

137

 

1.3

 

2.6

 

5.4

 

 

 

Q1 2018

 

243

 

 

20,213

 

118,876

 

 

 

170

 

1.9

 

5.6

 

11.5

 

 

(1)

Number of leases represents each agreement with a customer; a lease agreement could include multiple spaces and a customer could have multiple leases.

(2)

During Q2 2017, we signed a customer lease that commenced in Q1 2018, which included contractual payments to reserve dedicated expansion space. The contractual reservation payments were included within GAAP annualized rent, but were excluded in calculating the GAAP annualized rent per leased NRSF rate. During Q2 2018, the customer exercised its option to expand into the reserved expansion space. The Q2 2018 GAAP annualized rent signed includes only the incremental contractual payments; however, the rent per leased NRSF rate includes the entire GAAP annualized rent amount.

(3)

Subsequent to March 31, 2019, we pre-leased 100% of Phases 1 and 2 at SV8, comprised of approximately 108,000 NRSF, half of the NRSF commencing late in the third quarter of 2019 and the remaining half commencing late in the fourth quarter of 2019.

 

 

New / Expansion Leases Signed by Deployment Size by Period

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

Q1 2019

 

Q4 2018

    

Q3 2018

 

Q2 2018

 

Q1 2018

    

    

GAAP Annualized Rent ($000)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Core Retail Colocation

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

< 1,000 NRSF

 

$

3,921

 

$

2,665

 

$

2,971

 

$

3,912

 

$

2,657

 

 

1,000 - 5,000 NRSF

 

 

2,701

 

 

1,512

 

 

2,117

 

 

1,825

 

 

1,829

 

 

Total Core Retail Colocation

 

$

6,622

 

$

4,177

 

$

5,088

 

$

5,737

 

$

4,486

 

 

Scale Colocation

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

> 5,000 NRSF

 

 

 —

 

 

 —

 

 

969

 

 

4,615

 

 

2,581

 

 

Total GAAP Annualized Rent

 

$

6,622

 

$

4,177

 

$

6,057

 

$

10,352

 

$

7,067

 

 

 

 

 

 

MRR per Cabinet Equivalent Billed (TKD Same-Store)(1)

 

Picture 5

1)

During the first quarter of 2019, we updated the same-store turn-key data center pool to include all space available for lease that existed as turn-key data center space as of December 31, 2017. The MRR per Cabinet Equivalent for all periods reported was updated to reflect the new same-store pool.

 

 

Quarter Ended March 31, 2019

 

 

 

 

 

 

 

 

 

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

14

 


 

Leasing Statistics


 

Lease Distribution (total portfolio, including total data center and office and light-industrial “OLI”)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

Percentage

 

 

 

 

Percentage

 

 

 

Number

 

Percentage

 

Operating

 

of Total

 

Annualized

 

of Total

 

 

 

of

 

of All

 

NRSF of

 

Operating

 

Rent

 

Annualized

 

NRSF Under Lease

    

Leases

    

Leases

    

Leases

    

NRSF

    

($000)

    

Rent

 

Unoccupied data center

  

 —

 

 —

%  

313,371

  

10.6

%  

$

 —

  

 —

%

Unoccupied OLI

 

 —

 

 —

 

87,490

 

3.0

 

 

 —

 

 —

 

Data center NRSF:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

5,000 or less

  

2,314

 

91.4

 

807,341

  

27.2

 

 

136,232

  

46.3

 

5,001 - 10,000

  

39

 

1.5

 

253,537

  

8.5

 

 

38,299

  

13.0

 

10,001 - 25,000

  

23

 

0.9

 

354,308

  

12.0

 

 

49,299

  

16.7

 

Greater than 25,000

  

 6

 

0.2

 

250,456

  

8.5

 

 

43,117

  

14.6

 

Powered shell

 

18

 

0.7

 

487,340

  

16.5

 

 

17,594

  

6.0

 

OLI

 

133

 

5.3

 

403,714

  

13.7

 

 

10,002

  

3.4

 

Portfolio Total

  

2,533

  

100.0

%  

2,957,557

  

100.0

%  

$

294,543

  

100.0

%

 

 

Lease Expirations (total portfolio, including total data center and office and light-industrial “OLI”)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

 

 

 

 

 

 

 

 

 

 

 

Annualized

 

 

 

Number

 

Operating

 

Percentage

 

 

 

 

Percentage

 

Annualized

 

Annualized

 

Rent Per

 

 

 

of

 

NRSF of

 

of Total

 

Annualized

 

of Total

 

Rent Per

 

Rent at

 

Leased

 

 

 

Leases

 

Expiring

 

Operating

 

Rent

 

Annualized

 

Leased

 

Expiration

 

NRSF at

 

Year of Lease Expiration

    

Expiring(1)

    

Leases

    

NRSF

    

($000)

    

Rent

    

NRSF

    

($000)(2)

    

Expiration

 

Unoccupied data center

 

 —

 

313,371

 

10.6

$

 —

 

 —

$

 —

 

$

 —

 

$

 —

 

Unoccupied OLI

 

 —

 

87,490

 

3.0

 

 

 —

 

 —

 

 

 —

 

 

 —

 

 

 —

 

2019

 

1,067

 

577,608

 

19.5

 

 

83,860

 

28.4

 

 

145

 

 

84,101

 

 

146

 

2020

 

768

 

392,833

 

13.2

 

 

65,867

 

22.4

 

 

168

 

 

66,834

 

 

170

 

2021

 

339

 

269,331

 

9.1

 

 

41,833

 

14.2

 

 

155

 

 

45,189

 

 

168

 

2022

 

137

 

234,981

 

7.9

 

 

29,962

 

10.2

 

 

128

 

 

32,720

 

 

139

 

2023

 

65

 

202,818

 

6.9

 

 

23,346

 

7.9

 

 

115

 

 

28,056

 

 

138

 

2024-Thereafter

 

24

 

475,411

 

16.1

 

 

39,673

 

13.5

 

 

83

 

 

49,499

 

 

104

 

OLI (3)

 

133

 

403,714

 

13.7

 

 

10,002

 

3.4

 

 

25

 

 

10,633

 

 

26

 

Portfolio Total / Weighted Average

 

2,533

 

2,957,557

 

100.0

$

294,543

 

100.0

$

115

 

$

317,032

 

$

124

 

 

(1)

Includes leases that upon expiration will automatically be renewed, primarily on a year-to-year basis. Number of leases represents each agreement with a customer; a lease agreement could include multiple spaces and a customer could have multiple leases.

(2)

Represents the final monthly contractual rent under existing customer leases as of March 31, 2019, multiplied by 12. This amount reflects total annualized base rent before any one-time or non-recurring rent abatements and excludes power revenue, interconnection revenue and operating expense reimbursement. Leases expiring during 2019 include annualized rent of $11.7 million associated with lease terms currently on a month-to-month basis.

(3)

The office and light-industrial leases are scheduled to expire as follows:

 

 

 

 

 

 

 

 

 

NRSF of

 

Annualized

 

 

 

Expiring

 

Rent

 

Year

  

Leases

  

($000)

 

2019

 

25,727

 

$

656

 

2020

 

74,384

 

 

1,642

 

2021

 

39,832

 

 

1,265

 

2022

 

70,551

 

 

1,309

 

2023

 

147,859

 

 

4,018

 

2024 - Thereafter

 

45,361

 

 

1,112

 

Total OLI

 

403,714

 

$

10,002

 

 

 

 

 

Quarter Ended March 31, 2019

 

 

 

 

 

 

 

 

 

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

15

 


 

 

Geographic and Vertical Diversification


 

Geographical Diversification

 

 

 

 

 

 

 

Picture 3

 

 

 

Percentage  of Total Data

 

Metropolitan Market

  

Center Annualized Rent

 

San Francisco Bay

 

31.8

%

 

Los Angeles

 

27.6

 

 

Northern Virginia

 

18.6

 

 

New York

 

7.4

 

 

Boston

 

6.8

 

 

Chicago

 

5.7

 

 

Denver

 

1.6

 

 

Miami

 

0.5

 

 

Total

 

100.0

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vertical Diversification

 

 

 

 

 

 

 

 

Picture 1

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  

Percentage  of Total Data

 

Vertical

  

Center Annualized Rent

 

Enterprise

 

48.2

%

 

Cloud

 

27.4

 

 

Network

 

24.4

 

 

Total

 

100.0

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Quarter Ended March 31, 2019

 

 

 

 

 

 

 

 

 

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

16

 


 

 

10 Largest Customers


 

 

10 Largest Customers (total portfolio, including data center and office and light-industrial “OLI”)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted

 

 

 

 

 

 

 

 

 

Percentage

 

 

 

 

Percentage

 

Average

 

 

 

 

 

Number

 

Total

 

of Total

 

Annualized

 

of Total

 

Remaining

 

 

 

 

 

of

 

Occupied

 

Operating

 

Rent

 

Annualized

 

Lease Term in

 

 

CoreSite Vertical

Customer Industry

    

Locations

    

NRSF

    

NRSF(1)

    

($000)

    

Rent(2)

    

Months(3)

 

1

Cloud

Public Cloud

 

7

 

93,925

 

3.2

%

$

19,341

 

6.6

%

81

 

2

Enterprise

Travel / Hospitality

 

4

 

83,131

 

2.8

 

 

17,127

 

5.8

 

21

 

3

Cloud

Public Cloud

 

11

 

297,416

 

10.1

 

 

17,125

 

5.8

 

68

 

4

Cloud

Public Cloud

 

3

 

118,356

 

4.0

 

 

13,055

 

4.4

 

50

 

5

Enterprise

Digital Content

 

6

 

90,488

 

3.0

 

 

10,524

 

3.6

 

37

 

6

Enterprise

SI & MSP

 

3

 

62,602

 

2.1

 

 

9,190

 

3.1

 

 9

 

7

Network

Global Service Provider

 

8

 

31,100

 

1.1

 

 

5,854

 

2.0

 

 5

 

8

Network

US National Service Provider

 

16

 

42,305

 

1.4

 

 

5,146

 

1.7

 

13

 

9

Enterprise

SI & MSP

 

1

 

18,124

 

0.6

 

 

4,708

 

1.6

 

11

 

10

Enterprise

Colocation / Reseller

 

4

 

34,103

 

1.2

 

 

4,599

 

1.6

 

10

 

 

Total / Weighted Average

 

  

 

  

871,550

  

29.5

$

106,669

  

36.2

41

 

 

(1)

Represents the customer’s total occupied square feet divided by the total operating NRSF in the portfolio as of March 31, 2019.

(2)

Represents the customer’s total annualized rent divided by the total annualized rent in the portfolio as of March 31, 2019.

(3)

Weighted average based on percentage of total annualized rent expiring calculated as of March 31, 2019.

 

 

 

 

 

 

 

 

Quarter Ended March 31, 2019

 

 

 

 

 

 

 

 

 

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

17

 


 

Capital Expenditures and Completed

Pre-Stabilized Projects


(in thousands, except NRSF and cost per NRSF data)

 

Capital Expenditures and Repairs and Maintenance

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

 

March 31,

 

December 31,

 

September 30,

 

June 30,

 

March 31,

 

 

  

2019

 

2018

  

2018

  

2019

  

2018

 

Data center expansion(1)

 

$

102,363

 

$

81,749

 

$

60,276

 

$

59,726

 

$

44,977

 

Non-recurring investments(2)

 

 

1,374

 

 

862

 

 

1,737

 

 

1,710

 

 

1,577

 

Tenant improvements

 

 

1,096

 

 

1,155

 

 

1,422

 

 

1,456

 

 

1,437

 

Recurring capital expenditures(3)

 

 

2,243

 

 

1,149

 

 

3,332

 

 

3,651

 

 

3,172

 

Total capital expenditures

 

$

107,076

 

$

84,915

 

$

66,767

 

$

66,543

 

$

51,163

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Repairs and maintenance expense(4)

 

$

3,532

 

$

3,915

 

$

3,853

 

$

4,037

 

$

3,158

 

 

(1)

Data center expansion capital expenditures include new data center construction, development projects adding capacity to existing data centers and other revenue generating investments. Data center expansion also includes investment of Deferred Expansion Capital. During the year ended December 31, 2018, we incurred $4.5 million to acquire a two acre land parcel located in Chicago, Illinois, which we refer to as CH2, and we incurred $6.3 million, net of previously accrued legal expense, to acquire U.S. Colo, a carrier-neutral, network-dense colocation provider, located in Los Angeles, CA.

(2)

Non-recurring investments include upgrades to existing data center or office space and company-wide improvements that are ancillary to revenue generation such as internal system development and system-wide security upgrades, which have a future economic benefit.

(3)

Recurring capital expenditures include required equipment upgrades within our operating portfolio, which have a future economic benefit. Included within recurring capital expenditures associated with replacing our chiller plants at LA2 which has generated a significant return on investment.

(4)

Repairs and maintenance expense is classified within property operating and maintenance expense in the consolidated statements of operations. These expenditures represent recurring maintenance contracts and repairs to operating equipment necessary to maintain current operations.

 

 

 

Completed Pre-Stabilized Projects

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Metropolitan

 

 

 

 

 

 

 

 

Cost Per

 

Percent

 

Percent

 

Projects / Facilities

  

Market

  

Completion

  

NRSF

  

Cost(1)

  

NRSF

  

Leased(2)

 

Occupied

 

DE1

 

Denver

 

Q3 2017

 

4,341

 

$

6,206

 

$

1,430

 

75.0

74.7

BO1

 

Boston

 

Q4 2017

 

13,735

 

 

7,000

 

 

510

 

62.3

 

62.3

 

VA1

 

Northern Virginia

 

Q4 2017

 

3,087

 

 

1,263

 

 

409

 

 —

 

 —

 

LA2

 

Los Angeles

 

Q1 2018

 

39,925

 

 

12,122

 

 

304

 

23.6

 

15.9

 

VA3 Phase 1A

 

Northern Virginia

 

Q1 2018

 

26,413

 

 

24,289

 

 

920

 

17.1

 

10.2

 

DE1

 

Denver

 

Q2 2018

 

15,630

 

 

7,581

 

 

485

 

21.4

 

20.7

 

NY2

 

New York

 

Q2 2018

 

18,121

 

 

13,407

 

 

740

 

 —

 

 —

 

DC2

 

Northern Virginia

 

Q4 2018

 

24,563

 

 

21,512

 

 

876

 

0.7

 

0.2

 

Total completed pre-stabilized

 

 

 

 

 

145,815

 

$

93,380

 

$

640

 

20.1

16.6

%

 

(1)

Cost includes capital expenditures related to the specific project / phase and, for NY2 and VA3 Phase 1A, also includes allocations of capital expenditures related to land and building shell that were incurred at the beginning of the overall project.

(2)

Includes customer leases that have been signed as of March 31, 2019, but have not commenced. The percent leased is determined based on leased NRSF as a proportion of total pre-stabilized NRSF.

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

18

 


 

Development Summary


 

 

Development Completion Timeline

 

The following chart sets forth the estimated development timeline of megawatts planned to be completed and placed into service in 2019 and 2020:

 

Picture 6

 

 

Development Detail

(in thousands, except NRSF and power data)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Under Construction and Pre-Construction

 

Held for Development

 

Total

 

 

 

 

 

 

Costs

 

 

 

 

 

Estimated

 

Estimated

 

 

Estimated

 

 

 

Incurred

 

Estimated

 

Percent

 

Power

 

 

 

 

 

Power

 

 

 

 

 

Projects/Facilities

 

Completion

 

NRSF

 

To- Date

 

Total

 

Leased

  

(MW)

 

NRSF

 

Total Cost

 

(MW)

 

NRSF

 

 

Cost

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Data center expansion

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BO1

 

Q3 2019

 

19,961

 

$

287

 

$

9,000

 

 —

%

1.5

 

39,923

 

$

23,200

 

3.0

 

59,884

 

$

32,200

LA1

 

Q2 2019

 

17,238

 

 

7,498

 

 

13,200

 

 —

 

1.5

 

10,352

 

 

1,250

 

0.5

 

27,590

 

 

14,450

LA2

 

Q2 2019

 

28,191

 

 

15,759

 

 

21,000

 

100.0

 

3.0

 

 —

 

 

 —

 

 —

 

28,191

 

 

21,000

MI1

 

 

 —

 

 

 —

 

 

 —

 

 —

 

 —

 

13,154

 

 

7,500

 

1.0

 

13,154

 

 

7,500

NY2

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    Phase 3

 

1H 2020

 

34,589

 

 

 —

 

 

46,000

 

 —

 

4.0

 

 —

 

 

 —

 

 —

 

34,589

 

 

46,000

    Phase 4

 

 

 —

 

 

 —

 

 

 —

 

 —

 

 —

 

46,699

 

 

14,000

 

5.0

 

46,699

 

 

14,000

    Phase 5

 

 

 —

 

 

 —

 

 

 —

 

 —

 

 —

 

35,100

 

 

28,000

 

4.0

 

35,100

 

 

28,000

Total data center expansion

 

99,979

 

$

23,544

 

$

89,200

 

28.2

%

10.0

 

145,228

 

$

73,950

 

13.5

 

245,207

 

$

163,150

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New development

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 Ground-up construction

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CH2 Phase 1

 

1H 2020

 

56,000

 

$

21,885

 

$

120,000

 

 —

%

6.0

 

113,000

 

$

80,000

 

12.0

 

169,000

 

$

200,000

SV8

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    Phase 1(1)

 

Q3 2019

 

53,953

 

 

84,464

 

 

127,000

 

100.0

 

6.0

 

 —

 

 

 —

 

 —

 

53,953

 

 

127,000

    Phase 2(1)

 

Q4 2019

 

53,728

 

 

 —

 

 

46,000

 

100.0

 

6.0

 

 —

 

 

 —

 

 —

 

53,728

 

 

46,000

    Phase 3

 

1H 2020

 

54,056

 

 

 —

 

 

40,000

 

 —

 

6.0

 

 —

 

 

 —

 

 —

 

54,056

 

 

40,000

SV9(2)

 

 

 —

 

 

 —

 

 

 —

 

 —

 

 —

 

200,000

 

 

300,000

 

24.0

 

200,000

 

 

300,000

VA3

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    Phase 1B(3)

 

Q2 2019

 

49,837

 

 

102,315

 

 

119,000

 

 —

 

6.0

 

 —

 

 

 —

 

 —

 

49,837

 

 

119,000

    Phase 1C(3)

 

 

 —

 

 

 —

 

 

 —

 

 —

 

 —

 

49,837

 

 

30,000

 

6.0

 

49,837

 

 

30,000

    Future Phases

 

 

 —

 

 

 —

 

 

 —

 

 —

 

 —

 

761,301

 

 

810,000

 

98.0

 

761,301

 

 

810,000

 Pre-construction

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LA3 Phase 1

 

2H 2020

 

60,000

 

 

29,445

 

 

130,000

 

 —

 

6.0

 

120,000

 

 

70,000

 

12.0

 

180,000

 

 

200,000

Total new development

 

327,574

 

$

238,109

 

$

582,000

 

32.9

%

36.0

 

1,244,138

 

$

1,290,000

 

152.0

 

1,571,712

 

$

1,872,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total development(4)(5)

 

427,553

 

$

261,653

 

$

671,200

 

31.8

%

46.0

 

1,389,366

 

$

1,363,950

 

165.5

 

1,816,919

 

$

2,035,150

 

(1)

Subsequent to March 31, 2019, we pre-leased 100% of Phases 1 and 2 at SV8, comprised of approximately 108,000 NRSF, half of the NRSF commencing late in the third quarter of 2019 and the remaining half commencing late in the fourth quarter of 2019.

(2)

On April 12, 2019, we acquired a 3.8-acre land parcel with a single-story office building located adjacent to our Santa Clara campus. We expect to develop an approximately 200,000 NRSF turn-key data center building on the acquired land parcel, which we refer to as SV9, as the existing office tenants vacate upon expiration of their leases and upon receipt of the necessary entitlements. We have included SV9 within our held for development NRSF in the table above.

(3)

As part of VA3 Phase 1B, we will build the shell of an 80,000 NRSF, 12 megawatt building, and a 77,000 NRSF centralized infrastructure building which will serve Phases 1 and 2 of the VA3 property. The centralized infrastructure building represents approximately $24 million of the estimated Phase 1B cost. The full construction of the 12 megawatt TKD building (Phases 1B and 1C) will cost approximately $1,495 per NRSF.

(4)

In addition to new development and incremental capacity in existing core and shell buildings, we have land adjacent to our NY2 facility, in the form of an existing parking lot. By utilizing this land, we believe we can build approximately 100,000 NRSF of data center capacity in Secaucus, New Jersey, upon receipt of necessary entitlements.

(5)

We have an estimated $14.6 million in deferred expansion capital under construction at multiple properties as of March 31, 2019, of which $8.1 million has been incurred to-date. We estimate approximately $35 million of additional deferred expansion capital may be required in the future to support existing or anticipated future customer utilization.

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

19

 


 

 

Market Capitalization and Debt Summary


(in thousands, except per share data)

 

Market Capitalization

 

 

 

 

 

 

 

 

 

 

 

 

 

Shares or

 

Market Price /

 

 

 

 

 

 

Equivalents

 

Liquidation Value as of

 

Market Value

 

 

    

Outstanding

    

March 31, 2019

    

Equivalents

 

Common shares

 

36,902

 

$

107.02

 

$

3,949,234

 

Operating partnership units

 

11,575

 

 

107.02

 

 

1,238,785

 

Total equity

 

 

 

 

 

 

 

5,188,019

 

Total net principal debt outstanding(1)

 

 

 

 

 

 

 

1,213,706

 

Total enterprise value

 

 

 

 

 

 

$

6,401,725

 

 

 

 

 

 

 

 

 

 

 

Net principal debt to enterprise value

 

 

 

 

 

 

 

19.0

%

 

 

 

(1)

Net principal debt outstanding includes total principal debt outstanding net of $2.3 million of cash and cash equivalents.

 

 

Debt Summary(1)(2)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Outstanding as of:

 

 

 

 

 

Maturity

 

March 31,

 

December 31,

 

Instrument

  

Rate

  

Date(3)

  

2019

  

2018

 

Revolving credit facility (4)

 

3.94

%  

4/19/2022

 

$

291,000

 

$

211,500

 

2020 Senior unsecured term loan (5)

 

3.36

 

6/24/2020

 

 

150,000

 

 

150,000

 

2021 Senior unsecured term loan (4)

 

3.89

 

2/2/2021

 

 

100,000

 

 

100,000

 

2022 Senior unsecured term loan (4)

 

3.89

 

4/19/2022

 

 

200,000

 

 

200,000

 

2023 Senior unsecured term loan (5)

 

4.00

 

4/19/2023

 

 

150,000

 

 

150,000

 

2023 Senior unsecured notes

 

4.19

 

6/15/2023

 

 

150,000

 

 

150,000

 

2024 Senior unsecured notes

 

3.91

 

4/20/2024

 

 

175,000

 

 

175,000

 

Total principal debt outstanding

 

 

 

 

 

 

1,216,000

 

 

1,136,500

 

Unamortized deferred financing costs

 

 

 

 

 

 

(5,284)

 

 

(5,677)

 

Total debt

 

 

 

 

 

$

1,210,716

 

$

1,130,823

 

Weighted average interest rate

 

3.89

%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Floating rate vs. fixed rate debt

 

 

 

 

 

 

61% / 39%

 

 

54% / 46%

 

 

(1)

See the filed Form 10-K and 10-Q for information on specific debt instruments.

(2)

On April 17, 2019, we entered into a note purchase agreement to issue and sell an aggregate principal amount of $200 million of 4.11% Series A Senior Notes (the “Series A Notes”) due April 17, 2026, and $200 million of 4.31% Series B Senior Notes  (the “Series B Notes” and, together with the Series A Notes, the “Notes”) due April 17, 2029. An aggregate principal amount of $200 million of the Series A Notes and $125 million of the Series B Notes was issued on April 17, 2019. We expect to issue the remaining $75 million of the Series B Notes prior to July 17, 2019. As a result of this subsequent debt financing and repayment of the revolving credit facility, the floating rate to fixed rate debt ratio was 34% / 66%.

(3)

The revolving credit facility contains a one-time extension option, which, if exercised, would extend the maturity date to April 2023.

(4)

The revolving credit facility, 2021 and 2022 senior unsecured term loan interest rates are based on 1-month LIBOR at March 31, 2019, plus applicable spread.

(5)

The interest rates for the 2020 and 2023 senior unsecured term loans include the impact of interest rate swaps associated with a portion of the outstanding 1-month LIBOR variable rate debt.

 

 

 

Debt Maturities, including subsequent debt financing(1)

 

Picture 4

 

(1)

The proceeds from the Notes issued on April 17, 2019, were used to pay down outstanding amounts on the revolving portion of our senior unsecured credit facilities. The debt maturities include the subsequent repayment of the revolving credit facility.  

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

20

 


 

 

 

Interest Summary and Debt Covenants


(in thousands)

 

Interest Expense Components

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

  

March 31,

 

December 31,

  

March 31,

  

 

  

2019

 

2018

  

2018

  

Interest expense and fees

 

$

11,516

 

$

10,894

 

$

8,275

 

Amortization of deferred financing costs

 

 

611

 

 

614

 

 

566

 

Capitalized interest

 

 

(2,629)

 

 

(2,060)

 

 

(1,103)

 

Total interest expense

 

$

9,498

 

$

9,448

 

$

7,738

 

 

 

 

 

 

 

 

 

 

 

 

Percent capitalized

 

 

21.7

%  

 

17.9

%  

 

12.5

%  

 

 

Debt Covenants

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revolving Credit Facility and Senior Unsecured Term Loans and Notes

 

 

 

 

 

March 31,

 

December 31,

 

September 30,

 

June 30,

 

March 31,

 

 

  

Required Compliance

  

2019 (1)

   

2018

   

2018

   

2018

   

2018 (2)

   

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fixed charge coverage ratio

 

Greater than 1.50x

 

 

6.6

x

 

7.0

x

 

7.4

x

 

7.9

x

 

8.6

x

Total indebtedness to gross asset value

 

Less than 60%

 

 

26.3

%

 

25.3

%

 

24.8

 

24.3

%

 

26.8

%

Secured debt to gross asset value

 

Less than 40%

 

 

 —

%

 

 —

%

 

 —

 

 —

%

 

 —

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revolving credit facility availability

 

 

 

$

450,000

 

$

450,000

 

$

450,000

 

$

450,000

 

$

450,000

 

Borrowings outstanding

 

 

 

 

 —

 

 

(211,500)

 

 

(154,500)

 

 

(111,964)

 

 

(66,500)

 

Outstanding letters of credit

 

 

 

 

(4,879)

 

 

(4,879)

 

 

(4,879)

 

 

(4,879)

 

 

(4,879)

 

Current availability

 

 

 

$

445,121

 

$

233,621

 

$

290,621

 

$

333,157

 

$

378,621

 

 

(1)

On April 17, 2019, we entered into a note purchase agreement to issue and sell an aggregate principal amount of $200 million of 4.11% Series A Senior Notes and $200 million of 4.31% Series B Senior Notes (together, the “Notes”).  The proceeds from the Notes were used to pay down outstanding amounts on the revolving portion of our senior unsecured credit facilities. The borrowings outstanding and current availability include the subsequent repayment of the revolving credit facility.

(2)

During April 2018, we amended our credit agreement which increased our revolving credit facility availability by $100 million and we entered into a new five-year $150 million senior unsecured term loan maturing in April 2023, which was used to pay down a portion of the current revolving facility balance. The revolving credit facility availability, borrowings outstanding, and current availability as of March 31, 2018, have been adjusted to reflect these subsequent debt financing transactions.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

21

 


 

Components of Net Asset Value (NAV)


(in thousands)

 

Cash Net Operating Income

 

 

 

 

 

 

 

 

Reconciliation of Net Operating Income (NOI)

  

Q1 2019

  

Annualized

Operating Income

 

$

35,433

 

$

141,732

Adjustments:

 

 

 

 

 

 

Depreciation and amortization

 

 

35,646

 

 

142,584

General and administrative (includes litigation expenses)

 

 

10,170

 

 

40,680

Net Operating Income

 

$

81,249

 

$

324,996

 

 

 

 

 

 

 

Cash Net Operating Income (Cash NOI)

 

 

 

 

 

 

Net Operating Income

 

$

81,249

 

$

324,996

Adjustments:

 

 

 

 

 

 

Straight-line rent

 

 

1,250

 

 

5,000

Amortization of above and below-market leases

 

 

(86)

 

 

(344)

Cash NOI

 

$

82,413

 

$

329,652

 

 

 

 

 

 

 

Cash NOI with backlog (87.5% leased)(1)

 

$

84,959

 

$

339,836

Cash stabilized NOI (93% leased)

 

$

90,299

 

$

361,196

 

 

 

Development Projects

 

 

 

 

 

 

 

 

 

Data Center Projects Under / Pre- Construction

 

 

 

 

 

 

TKD construction in progress(2)

  

$

261,653

  

  

 

Remaining spend(2)

 

 

409,547

 

 

 

Total

 

$

671,200

 

 

 

 

 

 

 

 

 

 

Targeted stabilized annual yields

 

 

  12 - 16

%

 

 

Annualized pro forma NOI range

 

$

80,500 - 107,400

 

 

 

 

 

 

 

 

 

 

 

 

 

Other Assets and Liabilities

 

 

 

 

 

 

 

 

 

Other Assets

 

 

 

 

 

 

Remaining construction in progress(3)

  

$

102,805

 

  

 

Cash and cash equivalents

 

 

2,294

 

 

 

Accounts and other receivables

 

 

26,148

 

 

 

Other tangible assets

 

 

33,129

 

 

 

Total other assets

 

$

164,376

 

 

 

 

 

 

 

 

 

 

Liabilities

 

 

 

 

 

 

Principal debt

 

$

1,216,000

 

 

 

Accounts payable, accrued expenses and other liabilities

 

 

159,018

 

 

 

Accrued dividends and distributions

 

 

55,109

 

 

 

Total liabilities

 

$

1,430,127

 

 

 

 

 

 

 

 

 

 

Weighted average common shares and units - diluted

 

 

48,147

 

 

 

 

 

(1)

Cash NOI with backlog is adjusted to include one quarter of the cash backlog as of March 31, 2019, less any leasing of currently occupied NRSF and data center projects under development.

(2)

Does not include spend associated with leasing commissions. See page 19 for further breakdown of data center projects under construction.

(3)

Represents the book value of in-progress capital projects, including land and shell building, of future data center expansion, non-recurring investments, tenant improvements and recurring capital expenditures.

 

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

22

 


 

2019 Guidance


(in thousands, except per share data)

The annual guidance provided below represents forward-looking projections, which are based on current economic conditions, internal assumptions about our existing customer base and the supply and demand dynamics of the markets in which we operate. Please refer to the press release for additional information on forward-looking statements.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  

 

 

 

2019

 

 

 

 

 

 

 

 

Implied

 

 

  

Low

  

High

  

Mid

  

  

2018

  

Growth(1)

 

Net income attributable to common shares

 

$

2.15

 

$

2.25

 

$

2.20

 

 

$

2.22

 

(0.9)

%

Real estate depreciation and amortization

 

 

3.06

 

 

3.06

 

 

3.06

 

 

 

2.84

 

 

 

FFO per common share and OP unit

 

$

5.21

 

$

5.31

 

$

5.26

 

 

$

5.06

 

4.0

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Projected operating results:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total operating revenues

 

$

580,000

 

$

590,000

 

$

585,000

 

 

$

544,392

 

7.5

%

Interconnection revenues

 

 

74,000

 

 

77,000

 

 

75,500

 

 

 

69,709

 

8.3

 

General and administrative expenses

 

 

42,000

 

 

44,000

 

 

43,000

 

 

 

40,090

 

7.3

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net Income

 

$

104,000

 

$

109,000

 

$

106,500

 

 

$

106,763

 

(0.2)

%

Depreciation and amortization

 

 

153,000

 

 

153,000

 

 

153,000

 

 

 

141,633

 

8.0

 

Other adjustments(2)

 

 

59,000

 

 

59,000

 

 

59,000

 

 

 

47,722

 

23.6

 

Adjusted EBITDA

 

$

316,000

 

$

321,000

 

$

318,500

 

 

$

296,118

 

7.6

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Guidance drivers:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Annual rental churn rate

 

 

7.0

%  

 

9.0

%  

 

8.0

%  

 

 

7.7

%  

 

 

Cash rent growth on data center renewals

 

 

2.0

%  

 

4.0

%  

 

3.0

%  

 

 

3.6

%  

 

 

Capitalized interest

 

 

20.0

%  

 

24.0

%  

 

22.0

%  

 

 

17.9

%  

 

 

Sales and marketing expense as a percentage of revenue

 

 

3.9

%  

 

4.1

%  

 

4.0

%  

 

 

3.9

%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Capital expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Data center expansion

 

$

405,000

 

$

465,000

 

$

435,000

 

 

$

246,728

 

 

 

Non-recurring investments

 

 

5,000

 

 

10,000

 

 

7,500

 

 

 

5,886

 

 

 

Tenant improvements

 

 

5,000

 

 

10,000

 

 

7,500

 

 

 

5,470

 

 

 

Recurring capital expenditures

 

 

10,000

 

 

15,000

 

 

12,500

 

 

 

11,304

 

 

 

Total capital expenditures

 

$

425,000

 

$

500,000

 

$

462,500

 

 

$

269,388

 

 

 

 

(1)

Implied growth is based on the midpoint of 2019 guidance.

(2)

Refer to the appendix for the adjustments made to net income to calculate adjusted EBITDA.

 

 

 

 

 

 

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

23

 


 

Appendix


Definitions

This document includes certain non-GAAP financial measures that management believes are helpful in understanding our business, as further described below. Our definition and calculation of non-GAAP financial measures may differ from those of other Real Estate Investment Trusts (“REITs”) and therefore may not be comparable. The non-GAAP measures should not be considered an alternative to net income as an indicator of our performance and should be considered only a supplement to net income, cash flows from operating, investing or financing activities as measures of profitability and/or liquidity, computed in accordance with GAAP.

Adjusted Funds From Operations “AFFO” is a non-GAAP measure that is used as a supplemental
operating measure specifically for comparing year over year ability to fund dividend distribution from operating activities. We use AFFO as a basis to address our ability to fund our dividend payments. AFFO is calculated by adding to or subtracting from FFO:

1.

Plus: Amortization of deferred financing costs

2.

Plus: Non-cash compensation

3.

Plus: Non-real estate depreciation

4.

Plus: Impairment charges

5.

Plus: Below market debt amortization

6.

Plus: Original issuance costs associated with redeemed preferred stock

7.

Plus / Less: Net straight line rent adjustments (lessor revenue and lessee expense)

8.

Plus / Less: Net amortization of above and below market leases

9.

Less: Recurring capital expenditures

10.

Less: Tenant improvements

11.

Less: Capitalized leasing costs

Capitalized leasing costs consist of commissions payable to third parties, including brokers, leasing agents, referral agents, and internal sales commissions payable to employees. Capitalized leasing costs are accrued and deducted from AFFO generally in the period the lease is executed. Leasing costs are generally paid a) to third party brokers and internal sales employees 50% at customer lease signing and 50% at lease commencement and b) to referral and leasing agents monthly over the lease term as and to the extent we receive payment from the end customer.

AFFO is not intended to represent cash flow from operations for the period, and is only intended to provide an additional measure of performance by adjusting for the effect of certain items noted above included in FFO. Other REITs widely report AFFO, however, other REITs may use different methodologies for calculating AFFO and, accordingly, our AFFO may not be comparable to other REITs.

Annualized Rent

Monthly contractual rent under existing commenced customer leases as of quarter-end, multiplied by 12. This amount reflects total annualized base rent before any one-time or non-recurring rent abatements and excludes power revenue, interconnection revenue and operating expense reimbursement.

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

24

 


 

Appendix


Data Center Leasing Metrics

·

Rental Churn Rate – represents data center leases which are not renewed or are terminated during the period. Rental churn is calculated based on the annualized cash rent of data center expired leases terminated in the period, compared with total data center annualized rent at the beginning of the period.

·

Cash and GAAP Rent Growth – represents the increase in rental rates on renewed data center leases signed during the period, as compared with the previous rental rates for the same space. Cash and GAAP rent growth are calculated based on annualized rent from the renewed data center lease compared to annualized rent from the expired data center lease.

Data Center Net Rentable Square Feet (“NRSF”)

Both occupied and available data center NRSF includes a factor based on management’s estimate of space to account for a customer’s proportionate share of required data center support space (such as the mechanical, telecommunications and utility rooms) and building common areas, which may be updated on a periodic basis to reflect the most current build-out of our properties.

Deferred Expansion Capital

As we construct data center capacity, we work to optimize both the amount of the capital we deploy on power and cooling infrastructure and the timing of that capital deployment; as such, we generally construct our power and cooling infrastructure supporting our data center NRSF based on our estimate of customer utilization. This practice can result in our investment at a later time in Deferred Expansion Capital. We define Deferred Expansion Capital as our estimate of the incremental capital we may invest in the future to add power or cooling infrastructure to support existing or anticipated future customer utilization of NRSF within our operating data centers. From time to time, we may revise our estimate of Deferred Expansion Capital as well as the potential time period during which we may invest it. See the Data Center Projects Under Construction and Held for Development tables for more detail.

Earnings before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre) and Adjusted EBITDA 

EBITDAre is calculated in accordance with the standards established by the National Association of Real Estate Investment Trusts (“Nareit”). EBITDAre is defined as earnings before interest, taxes, depreciation and amortization, gains or losses from the sale of depreciated property, and impairment of depreciated property. We calculate adjusted EBITDA by adding our non-cash compensation expense, transaction costs from unsuccessful deals and business combinations and litigation expense to EBITDAre as well as adjusting for the impact of other impairment charges, gains or losses from sales of undepreciated land and gains or losses on early extinguishment of debt. Management uses EBITDAre and adjusted EBITDA as indicators of our ability to incur and service debt. In addition, we consider EBITDAre and adjusted EBITDA to be appropriate supplemental measures of our performance because they eliminate depreciation and interest, which permits investors to view income from operations without the impact of non-cash depreciation or the cost of debt. However, because EBITDAre and adjusted EBITDA are calculated before recurring cash charges including interest expense and taxes, and are not adjusted for capital expenditures or other recurring cash requirements of our business, their utilization as a cash flow measurement is limited.

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

25

 


 

Appendix


Funds From Operations (“FFO”) is a supplemental measure of our performance which should be considered
along with, but not as an alternative to, net income and cash provided by operating activities as a measure of operating performance. We calculate FFO in accordance with the standards established by Nareit. FFO represents net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of property and undepreciated land and impairment write-downs of depreciable real estate, plus real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures.

Our management uses FFO as a supplemental performance measure because, by excluding real estate related depreciation and amortization and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs.

We offer this measure because we recognize that investors use FFO as a basis to compare our operating performance with that of other REITs. However, the utility of FFO as a measure of our performance is limited because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures and capitalized leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effect and could materially impact our financial condition and results from operations. FFO is a non-GAAP measure and should not be considered a measure of liquidity, an alternative to net income, cash provided by operating activities or any other performance measure determined in accordance with GAAP, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions. In addition, our calculations of FFO are not necessarily comparable to FFO as calculated by other REITs that do not use the same definition or implementation guidelines or interpret the standards differently from us. Investors in our securities should not rely on these measures as a substitute for any GAAP measure, including net income.

GAAP Annualized Rent

Represents the monthly average contractual rent as stated on customer contracts, multiplied by 12. This amount is inclusive of any one-time or non-recurring rent abatements and excludes power revenue, interconnection revenue and operating expense reimbursement.

Monthly Recurring Revenue per Cabinet Equivalent Billed

Represents the turn-key monthly recurring colocation revenue (“MRR”) per cabinet equivalent billed. We define MRR as recurring contractual revenue, including rental, power, and interconnection revenue and operating expense reimbursement, under existing commenced customer leases. MRR per cabinet equivalent is calculated as (current quarter MRR/3) divided by ((quarter-end cabinet equivalents billed plus prior quarter-end cabinet equivalents billed)/2). Cabinet equivalents are calculated as cage-usable square feet (turn-key leased NRSF/NRSF factor) divided by 25.

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

26

 


 

Appendix


Net Operating Income (“NOI”) and Cash NOI – NOI, and cash NOI are supplemental measures for the operating performance of the Company’s portfolio. NOI is operating revenues less operating expenses adjusted for items such as depreciation and amortization, general and administrative expenses, transaction costs from unsuccessful deals and business combinations and litigation expenses. Cash NOI is NOI less straight-line rents and above and below market rent amortization.

NRSF Held for Development

Represents incremental data center capacity that may be constructed in existing facilities that requires significant capital investment in order to develop new data center facilities. The estimates are based on current construction plans and expectations regarding entitlements, and they are subject to change based on current economic conditions, final zoning approvals, and the supply and demand of the market. The estimated NRSF for new development projects is based on the entire building size. NRSF placed into service may change depending on the final construction and utilization of the built space.

NRSF Under Construction

Represents NRSF for which substantial activities are ongoing to prepare the property for its intended use following development. The NRSF reflects management’s estimate of engineering drawings and required support space and is subject to change based on final demising of space. TKD estimated development costs include two components: 1) general construction to ready the NRSF as data center space and 2) power, cooling and other infrastructure to provide the designed amount of power capacity for the project. Following development completion, incremental capital, referred to as Deferred Expansion Capital, may be invested to support existing or anticipated future customer utilization of NRSF within our operating data centers.

 

NRSF Pre-Construction

Represents NRSF for which the projects are in the design and permitting stage. Construction will commence upon receipt of the applicable permits. The estimated completion dates are subject to change based on timing of final design and permitting approvals.

 

Turn-Key Same-Store

Includes turn-key data center space that was leased or available to be leased to our colocation customers as of December 31, 2017, at each of our properties, and excludes powered shell data center space, office and light-industrial space and space for which development was completed and became available to be leased after December 31, 2017. The turn-key same-store space as of December 31, 2017, is 1,771,880 NRSF. We track same-store on a computer room basis within each data center facility.

Stabilized and Pre-Stabilized NRSF

Data center projects and facilities that recently have been developed and are in the initial lease-up phase are classified as pre-stabilized NRSF until they reach 85% occupancy or have been in service for 24 months. Pre-stabilized projects and facilities become stabilized operating properties at the earlier of achievement of 85% occupancy or 24 months after development completion and are included in the stabilized operating NRSF.

 

 

Quarter Ended March 31, 2019

 

Overview

Financial
Statements

Operating
Portfolio

Development

Capital
Structure

Components
of NAV

Guidance

Appendix

27

 


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