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 27, 2016
EMPIRE STATE REALTY TRUST, INC.
(Exact Name of Registrant as Specified in its Charter)
Maryland | 001-36105 | 37-1645259 | ||
(State or other Jurisdiction of Incorporation) |
(Commission File Number) |
(I.R.S. Employer Identification No.) |
EMPIRE STATE REALTY OP, L.P.
(Exact Name of Registrant as Specified in its Charter)
Delaware | 001-36106 | 45-4685158 | ||
(State or other Jurisdiction of Incorporation) |
(Commission File Number) |
(I.R.S. Employer Identification No.) |
One Grand Central Place 60 East 42nd Street New York, New York |
10165 | |
(Address of Principal Executive Offices) | (Zip Code) |
Registrants telephone number, including area code: (212) 687-8700
n/a
(Former name or former address, if changed from 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)) |
Item 2.02. | Results of Operations and Financial Condition. |
On April 27, 2016, Empire State Realty Trust, Inc. (the Company or we) issued a press release announcing its financial results for the first quarter of 2016. The press release referred to certain supplemental information that is available on the Companys website. The press release and the supplemental information are attached hereto as Exhibits 99.1 and 99.2, respectively, and are incorporated by reference herein.
The information in Item 2.02 of this Current Report, including Exhibits 99.1 and 99.2, is being furnished and shall not be deemed 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. Such information shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act of 1933, as amended (the Securities Act), or the Exchange Act, unless it is specifically incorporated by reference therein.
Item 7.01. | Regulation FD Disclosure |
As discussed in Item 2.02 above, the Company issued a press release regarding its financial results for the first quarter of 2016 and made available on its website certain supplemental information relating thereto.
The information in Item 7.01 of this Current Report is being furnished and shall not be deemed filed for purposes of Section 18 of the Exchange Act, or otherwise subject to the liabilities of that Section. Such information shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act or the Exchange Act, unless it is specifically incorporated by reference therein.
Item 9.01. | Financial Statements and Exhibits. |
(d) Exhibits.
Exhibit No. |
Description | |
99.1 | Press Release announcing financial results for the first quarter of 2016 | |
99.2 | Supplemental report |
Non-GAAP Supplemental Financial Measures
Funds From Operations (FFO)
We compute FFO in accordance with the White Paper on FFO published by the National Association of Real Estate Investment Trusts, or NAREIT, which defines FFO as net income (loss) (determined in accordance with GAAP), excluding impairment writedowns of investments in depreciable real estate and investments in in-substance real estate investments, gains or losses from debt restructurings and sales of depreciable operating properties, plus real estate-related depreciation and amortization (excluding amortization of
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deferred financing costs), less distributions to non-controlling interests and gains/losses from discontinued operations and after adjustments for unconsolidated partnerships and joint ventures. FFO is a widely recognized non-GAAP financial measure for REITs that we believe, when considered with financial statements determined in accordance with GAAP, is useful to investors in understanding financial performance and providing a relevant basis for comparison among REITs. In addition, FFO is useful to investors as it captures features particular to real estate performance by recognizing that real estate has generally appreciated over time or maintains residual value to a much greater extent than do other depreciable assets. Investors should review FFO, along with GAAP net income, when trying to understand an equity REITs operating performance. We present FFO because we consider it an important supplemental measure of our operating performance and believe that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs. However, 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 leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effect and could materially impact our results of operations, the utility of FFO as a measure of its performance is limited. There can be no assurance that FFO presented by us is comparable to similarly titled measures of other REITs. FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Although FFO is a measure used for comparability in assessing the performance of REITs, as the NAREIT White Paper only provides guidelines for computing FFO, the computation of FFO may vary from one company to another.
Modified Funds From Operations (Modified FFO)
Modified FFO adds back an adjustment for any above or below-market ground lease amortization to traditionally defined FFO. We consider this a useful supplemental measure in evaluating our operating performance due to the non-cash accounting treatment under GAAP, which stems from the July 2014 acquisition of two properties as they carry significantly below market ground leases, the amortization of which is material to our overall results. We present Modified FFO because we consider it an important supplemental measure of our operating performance in that it adds back the non-cash amortization of below-market ground leases. There can be no assurance that Modified FFO presented by us is comparable to similarly titled measures of other REITs. Modified FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. Modified FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions.
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Core Funds From Operations (Core FFO)
Core FFO adds back to Modified FFO the following items: private perpetual preferred exchange offering expenses, acquisition expenses, gain on settlement of lawsuit related to the Observatory, net of income taxes, deferred financing costs write-offs, prepayment penalties, construction severance expenses and acquisition break-up fee. The Company presents Core FFO because it considers it an important supplemental measure of its operating performance in that it excludes non-recurring items. There can be no assurance that Core FFO presented by the Company is comparable to similarly titled measures of other REITs. Core FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. Core FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. In future periods, we may also exclude other items from Core FFO that we believe may help investors compare our results.
Core Funds Available for Distribution (Core FAD)
In addition to Core FFO, we present Core FAD by (i) adding to Core FFO non-real estate depreciation and amortization, the amortization of deferred financing costs, amortization of debt discounts and non-cash compensation expense and (ii) deducting straight line rent, recurring second generation leasing commissions, tenant improvements, prebuilts, capital expenditures, furniture, fixtures & equipment purchases, amortization of debt premiums and above/below market rent revenue. Core FAD is presented solely as a supplemental disclosure that management believes provides useful information regarding our ability to fund our dividends. Core FAD does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. Core FAD is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. There can be no assurance that Core FAD presented by us is comparable to similarly titled measures of other REITs.
Net Operating Income (NOI)
NOI is a non-GAAP financial measure of performance. NOI is used by investors and our management to evaluate and compare the performance of our properties and to determine trends in earnings and to compute the fair value of our properties as it is not affected by; (i) the cost of funds of the property owner, (ii) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP, (iii) acquisition expenses and break-up fee, or (iv) general and administrative expenses and other gains and losses that are specific to the property owner. The cost of funds is eliminated from net operating income because it is specific to the particular financing capabilities and constraints of the owner. The cost of funds is also eliminated because it is dependent on historical interest rates and other costs of capital as well as past decisions made by us regarding the appropriate mix of capital which may have changed or may change in the future. Depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets are eliminated because they may not accurately represent the
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actual change in value in our office or retail properties that result from use of the properties or changes in market conditions. While certain aspects of real property do decline in value over time in a manner that is reasonably captured by depreciation and amortization, the value of the properties as a whole have historically increased or decreased as a result of changes in overall economic conditions instead of from actual use of the property or the passage of time. Gains and losses from the sale of real property vary from property to property and are affected by market conditions at the time of sale which will usually change from period to period. These gains and losses can create distortions when comparing one period to another or when comparing our operating results to the operating results of other real estate companies that have not made similarly timed, purchases or sales. We believe that eliminating these costs from net income is useful because the resulting measure captures the actual revenue, generated and actual expenses incurred in operating our properties as well as trends in occupancy rates, rental rates and operating costs. However, the usefulness of NOI is limited because it excludes general and administrative costs, interest expense, depreciation and amortization expense and gains or losses from the sale of properties, and other gains and losses as stipulated by GAAP, the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, all of which are significant economic costs. NOI may fail to capture significant trends in these components of net income which further limits its usefulness. NOI is a measure of the operating performance of our properties but does not measure our performance as a whole. NOI is therefore not a substitute for net income as computed in accordance with GAAP. This measure should be analyzed in conjunction with net income computed in accordance with GAAP. Other companies may use different methods for calculating NOI or similarly entitled measures and, accordingly, our NOI may not-be comparable to similarly entitled measures reported by other companies that do not define the measure exactly as we do.
EBITDA
We compute EBITDA as net income plus perpetual preferred unit distributions, interest expense, income taxes, depreciation and amortization and acquisition expenses. We present EBITDA because we believe that EBITDA, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of its ability to incur and service debt. EBITDA should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of our financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of its liquidity.
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SIGNATURE
Pursuant to the requirements of the Exchange Act, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
EMPIRE STATE REALTY TRUST, INC. (Registrant) | ||||||
Date: April 27, 2016 | By: | /s/ David A. Karp | ||||
Name: | David A. Karp | |||||
Title: | Executive Vice President and Chief Financial Officer |
Pursuant to the requirements of the Exchange Act, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
EMPIRE STATE REALTY OP, L.P. (Registrant) | ||||||
By: | Empire State Realty Trust, Inc., as general partner | |||||
Date: April 27, 2016 | By: | /s/ David A. Karp | ||||
Name: | David A. Karp | |||||
Title: | Executive Vice President and Chief Financial Officer |
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EXHIBIT 99.1
EMPIRE STATE REALTY TRUST ANNOUNCES FIRST QUARTER 2016 RESULTS
- Reports Core FFO of $0.22 Per Fully Diluted Share -
- Leased 255,723 Square Feet of Office and Retail Space -
- Achieved a 50.9% Increase in Mark-To-Market Rent on New Manhattan Office Leases -
New York, New York, April 27, 2016 - Empire State Realty Trust, Inc. (NYSE: ESRT) (the Company), a real estate investment trust with office and retail properties in Manhattan and the greater New York metropolitan area, today reported its operational and financial results for the first quarter of 2016.
Our strong first quarter results, including a 10% increase in Core FFO per share over the prior year, reflect the successful execution of our strategy to consolidate, redevelop and re-lease space to larger, higher credit quality tenants at materially higher rents, stated John B. Kessler, Empire State Realty Trusts President and Chief Operating Officer. In the face of solid leasing demand, our newly renovated space, coupled with our relatively low in-place expiring rents, achieved market-leading spreads on new Manhattan office and retail leases, which exceeded 50% and 110%, respectively, this quarter. Prospective tenants are attracted to our value price point at our well located, amenity-rich office buildings.
Observatory revenues increased 16.5% over the first quarter of last year, which can be attributed in parts to increased tourist visits, favorable weather conditions, the calendar shift of Easter weekend to the first quarter of 2016, and our revenue mix. Finally, our low-levered balance sheet remains strong and supports our strategy to unlock the embedded, de-risked growth within our portfolio and create long term value for our shareholders, with whom our management team remains highly aligned. We had limited new net borrowings during the past year and continue to maintain high levels of liquidity.
First Quarter Highlights
| Achieved Core Funds From Operations (Core FFO) of $0.22 per fully diluted share and net income attributable to the Company of $0.06 per fully diluted share. |
| Occupancy and leased percentages at March 31, 2016: |
| Total portfolio was 88.2% occupied; including signed leases not commenced (SLNC), the total portfolio was 89.8% leased. |
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| Manhattan office portfolio (excluding the retail component of these properties) was 86.4% occupied; including SLNC, the Manhattan office portfolio was 88.2% leased. |
| Retail portfolio was 91.4% occupied; including SLNC, the retail portfolio was 93.4% leased. |
| Empire State Building was 89.2% occupied; including SLNC, the Empire State Building was 90.7% leased. |
| Executed 47 leases, representing 255,723 rentable square feet across the total portfolio, achieving a 42.9% increase in mark-to-market rent over previous fully escalated rents on new, renewal, and expansion leases. |
| Signed 15 new leases representing 135,603 rentable square feet in the first quarter 2016 for the Manhattan office portfolio (excluding the retail component of these properties), achieving an increase of 50.9% in mark-to-market rent over previous fully escalated rents. |
| The Empire State Building Observatory revenue for the first quarter 2016 grew 16.5% to $21.2 million from $18.2 million in the first quarter 2015. |
| Refinanced 10 Union Square East with a new 10 year, $50.0 million mortgage loan, reducing the interest rate from 6.0% to 3.7%, and generated net refinancing proceeds of approximately $29.8 million which were applied to pay down the Companys credit facility. |
| Declared a dividend in the amount of $0.085 per share for the first quarter 2016, which was paid on March 31, 2016. |
Financial Results for the First Quarter 2016
Core FFO was $58.2 million, or $0.22 per fully diluted share, compared to $52.7 million, or $0.20 per fully diluted share, in the first quarter of 2015.
Modified FFO was $57.5 million, or $0.22 per fully diluted share, compared to $50.8 million, or $0.19 per fully diluted share, in the first quarter of 2015.
FFO was $55.5 million, or $0.21 per fully diluted share, compared to $48.9 million, or $0.18 per fully diluted share, in the first quarter of 2015.
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Net income attributable to common stockholders was $7.4 million, or $0.06 per fully diluted share, compared to $3.1 million, or $0.03 per fully diluted share, in the first quarter of 2015.
A reconciliation of net income to FFO, Modified FFO and Core FFO is provided in the tables accompanying this press release.
Portfolio Operations
As of March 31, 2016, the Companys total portfolio contained 10.1 million rentable square feet of office and retail space and was 88.2% occupied. Percentage occupied was up 90 basis points from 87.3% at the end of the fourth quarter 2015, and up 60 basis points from 87.6% at the end of the first quarter 2015. Including SLNC, the Companys portfolio was 89.8% leased at March 31, 2016.
The Companys office portfolio (excluding the retail component of these properties), containing 9.4 million rentable square feet, was 88.0% occupied at the end of the first quarter 2016, up 130 basis points from the end of the fourth quarter 2015, and up 70 basis points from the end of the first quarter 2015. Including SLNC, the Companys office portfolio (excluding the retail component of these properties) was 89.5% leased at March 31, 2016.
The Manhattan office portfolio (excluding the retail component of these properties), containing 7.5 million rentable square feet, was 86.4% occupied at the end of the first quarter 2016, up 150 basis points from the end of the fourth quarter 2015, and up 30 basis points from the end of the first quarter 2015. Including SLNC, the Companys Manhattan office portfolio (excluding the retail component of these properties) was 88.2% leased at March 31, 2016.
The Companys retail portfolio, containing approximately 721,000 rentable square feet, was 91.4% occupied at the end of the first quarter 2016, down 290 basis points from the end of the fourth quarter 2015, and up 20 basis points from the end of the first quarter 2015. Including SLNC, the Companys retail portfolio was 93.4% leased at March 31, 2016.
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Leasing
For the three months ended March 31, 2016, the Company executed 47 new, renewal, and expansion leases within the total portfolio, comprising 255,723 rentable square feet with an average starting rental rate of $61.63 per rentable square foot, representing an increase of 42.9% over the prior in-place rent on a fully escalated basis.
On a blended basis, the 41 new, renewal, and expansion office leases signed within the total portfolio during the quarter had an average starting rental rate of $52.29 per rentable square foot, representing an increase of 31.9% over the prior in-place rent on a fully escalated basis.
On a blended basis, the six new, renewal, and expansion retail leases signed within the total portfolio during the quarter had an average starting rental rate of $207.39 per rentable square foot, representing an increase of 108.5% over the prior in-place rent on a fully escalated basis.
Leases Signed in the First Quarter 2016 for the Manhattan Office Portfolio
| 15 new leases comprising 135,603 rentable square feet, with an average starting rental rate of $60.01 per rentable square foot, representing an increase of 50.9% over the prior in-place rent on a fully escalated basis, and |
| 15 renewal leases, comprising 47,465 rentable square feet, with an average starting rental rate of $58.89 per rentable square foot, representing an increase of 29.6% over the prior in-place rent on a fully escalated basis. |
Significant Leases Executed During the First Quarter 2016
| At 250 West 57th Street, the Company signed a new lease for one and a half floors, totaling 38,000 rentable square feet, with the insurance provider Guildnet, for a term of 10.9 years. |
| At the Empire State Building, the Company signed a full floor 25,000 rentable square foot expansion lease with Shutterstock, for a term of 13.3 years. Shutterstock now leases over 105,000 rentable square feet. |
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Empire State Building
The Company continues to renovate and lease the 2.8 million rentable square foot Empire State Building, its flagship property. At March 31, 2016, the Empire State Building was 89.2% occupied; including SLNC, the Empire State Building was 90.7% leased.
During the first quarter 2016, the Company executed ten office leases at the Empire State Building, representing 56,818 rentable square feet in the aggregate and one retail lease representing 5,332 rentable square feet.
The Observatory revenue for the first quarter 2016 grew 16.5% to $21.2 million, from $18.2 million in the first quarter 2015. The Observatory hosted approximately 719,000 visitors in the first quarter 2016 compared to 622,000 visitors in the first quarter 2015, an increase of 15.6%. A portion of this increase can be apportioned to the shift of the Easter weekend to the first quarter in 2016 from the second quarter in 2015. In the first quarter 2016, there were two bad weather days which fell on a weekend. This compares to the first quarter 2015, in which there were nine bad weather days which fell on weekends.
Balance Sheet
At March 31, 2016, there was no outstanding balance on the Companys $800.0 million unsecured revolving credit facility. The unsecured revolving credit facility has an accordion feature allowing for an increase in its maximum aggregate principal balance to $1.25 billion under certain circumstances.
At March 31, 2016, the Company had total debt outstanding of approximately $1.6 billion, with a weighted average interest rate of 4.14% per annum, and a weighted average term to maturity of 5.4 years. As of March 31, 2016, the Company had no debt maturing during 2016. The Companys consolidated debt to total market capitalization was approximately 26% as of March 31, 2016 and consolidated net debt to EBITDA was 4.8x.
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During the quarter, the Company refinanced at a lower rate its 6.0% $20 million mortgage loan on its 10 Union Square East property. The new $50 million mortgage loan has a ten year term and bears interest at a fixed rate of 3.7%. The additional proceeds were used to reduce amounts outstanding under the Companys unsecured revolving credit facility. The Company expensed $0.2 million of unamortized deferred finance costs and incurred a $0.4 million prepayment penalty, which will be offset by interest cost savings.
Dividend
On March 31, 2016, the Company paid a dividend of $0.085 per share for the first quarter 2016 to holders of the Companys Class A common stock and Class B common stock and to holders of the operating partnerships Series ES, Series 250 and Series 60 operating partnership units (NYSE Arca: ESBA, FISK and OGCP, respectively) and Series PR operating partnership units. The Company paid a dividend of $0.15 per unit for the first quarter 2016 to holders of the operating partnerships private perpetual preferred units.
Webcast and Conference Call Details
Empire State Realty Trust, Inc. will host a webcast and conference call, open to the general public, on Thursday, April 28, 2016 at 8:30 am Eastern time.
The webcast will be available in the Investors section of the Companys website at www.empirestaterealtytrust.com. To listen to a live broadcast, go to the site at least five minutes prior to the scheduled start time in order to register, download and install any necessary audio software. Shortly after the call, a replay of the webcast will be available for 90 days on the Companys website.
The conference call can be accessed by dialing 1-877-407-3982 for domestic callers or 1-201-493-6780 for international callers. A replay will be available shortly after the call and can be accessed by dialing 1-877-870-5176 for domestic callers or 1-858-384-5517 for international callers. The passcode for the replay is 13634157. A replay of the conference call will be available until May 5, 2016.
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The Supplemental Report will be available prior to the conference call in the Investors section of the Companys website, www.empirestaterealtytrust.com.
About Empire State Realty Trust
Empire State Realty Trust, Inc. (NYSE: ESRT), a leading real estate investment trust (REIT), owns, manages, operates, acquires and repositions office and retail properties in Manhattan and the greater New York metropolitan area, including the Empire State Building, the worlds most famous building. Headquartered in New York, New York, the Companys office and retail portfolio covers 10.1 million rentable square feet, as of March 31, 2016, consisting of 9.4 million rentable square feet in 14 office properties, including nine in Manhattan, three in Fairfield County, Connecticut and two in Westchester County, New York; and approximately 721,000 rentable square feet in the retail portfolio.
Forward-Looking Statements
This press release includes forward looking statements within the meaning of the federal securities laws. Forward-looking statements may be identified by the use of words such as believes, expects, may, will, should, seeks, approximately, intends, plans, pro forma, estimates, contemplates, aims, continues, would or anticipates or the negative of these words and phrases or similar words or phrases. The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: changes in our industry, the real estate markets, either nationally or in Manhattan or the greater New York metropolitan area; resolution of the litigations and arbitration involving the company; reduced demand for office or retail space; general volatility of the capital and credit markets and the market price of our Class A common stock and our publicly-traded OP Units; changes in technology and market competition, which affect utilization of our broadcast or other facilities; changes in domestic or international tourism, including geopolitical events and currency exchange rates; defaults on, early terminations of, or non-renewal of leases by tenants; fluctuations in interest rates; declining real estate valuations and impairment charges; our failure to obtain necessary outside financing, including our unsecured revolving credit facility; decreased rental rates or increased vacancy rates; our failure to redevelop and reposition properties
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successfully or on the anticipated timeline or at the anticipated costs; difficulties in identifying properties to acquire and completing acquisitions; risks of real estate development (including our Metro Tower development site), including the cost of construction delays and cost overruns; and conflicts of interest affecting any of our senior management team.
While forward-looking statements reflect the Companys good faith beliefs, they are not guarantees of future performance. The Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, or new information, data or methods, future events or other changes after the date of this press release, except as required by applicable law. For a further discussion of these and other factors that could impact the Companys future results, performance or transactions, see the section entitled Risk Factors in the Annual Report on Form 10-K for the year ended December 31, 2015, and other risks described in documents subsequently filed by the Company from time to time with the Securities and Exchange Commission. Prospective investors should not place undue reliance on any forward-looking statements, which are based only on information currently available to the Company (or to third parties making the forward-looking statements).
Contact:
Investors
Empire State Realty Trust Investor Relations
(212) 850-2678
IR@empirestaterealtytrust.com
Media
Brandy Bergman/Hugh Burns
Sard Verbinnen & Co.
(212) 687-8080
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Empire State Realty Trust, Inc.
Condensed Consolidated Statements of Income
(unaudited and amounts in thousands, except per share data)
Three Months Ended March 31, | ||||||||
2016 | 2015 | |||||||
Revenues |
||||||||
Rental revenue |
$ | 114,908 | $ | 110,058 | ||||
Tenant expense reimbursement |
18,120 | 18,200 | ||||||
Observatory revenue |
21,181 | 18,223 | ||||||
Construction revenue |
| 1,607 | ||||||
Third-party management and other fees |
545 | 446 | ||||||
Other revenue and fees |
2,320 | 3,348 | ||||||
|
|
|
|
|||||
Total revenues |
157,074 | 151,882 | ||||||
Operating expenses |
||||||||
Property operating expenses |
39,104 | 42,027 | ||||||
Ground rent expenses |
2,333 | 2,331 | ||||||
General and administrative expenses |
10,918 | 9,100 | ||||||
Observatory expenses |
7,755 | 7,402 | ||||||
Construction expenses |
| 2,869 | ||||||
Real estate taxes |
23,525 | 22,978 | ||||||
Acquisition expenses |
98 | | ||||||
Depreciation and amortization |
39,227 | 41,418 | ||||||
|
|
|
|
|||||
Total operating expenses |
122,960 | 128,125 | ||||||
|
|
|
|
|||||
Total operating income |
34,114 | 23,757 | ||||||
Interest expense |
(17,951 | ) | (16,047 | ) | ||||
|
|
|
|
|||||
Income before income taxes |
16,163 | 7,710 | ||||||
Income tax benefit |
542 | 178 | ||||||
|
|
|
|
|||||
Net income |
16,705 | 7,888 | ||||||
Preferred unit distributions |
(234 | ) | (234 | ) | ||||
Net income attributable to non-controlling interests |
(9,043 | ) | (4,516 | ) | ||||
|
|
|
|
|||||
Net income attributable to common stockholders |
$ | 7,428 | $ | 3,138 | ||||
|
|
|
|
|||||
Total weighted average shares |
||||||||
Basic |
120,778 | 109,400 | ||||||
|
|
|
|
|||||
Diluted |
266,641 | 265,810 | ||||||
|
|
|
|
|||||
Net income per share attributable to common stockholders |
| |||||||
Basic |
$ | 0.06 | $ | 0.03 | ||||
|
|
|
|
|||||
Diluted |
$ | 0.06 | $ | 0.03 | ||||
|
|
|
|
For all periods presented, certain Empire State Building public relations costs previously included in property operating expenses are included in observatory expenses. For the three months ended March 31, 2016 and 2015, these costs were $1,012 and $425, respectively.
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Empire State Realty Trust, Inc.
Reconciliation of Net Income to Funds From Operations (FFO),
Modified Funds From Operations (Modified FFO) and Core Funds From Operations (Core FFO)
(unaudited and amounts in thousands, except per share data)
Three Months Ended March 31, | ||||||||
2016 | 2015 | |||||||
Net income |
$ | 16,705 | $ | 7,888 | ||||
Preferred unit distributions |
(234 | ) | (234 | ) | ||||
Real estate depreciation and amortization |
39,075 | 41,233 | ||||||
|
|
|
|
|||||
FFO attributable to common stockholders and non-controlling interests |
55,546 | 48,887 | ||||||
Amortization of below-market ground leases |
1,958 | 1,958 | ||||||
|
|
|
|
|||||
Modified FFO attributable to common stockholders and non-controlling interests |
57,504 | 50,845 | ||||||
Prepayment penalty and deferred financing cost write-off |
552 | 1,345 | ||||||
Acquisition expenses |
98 | | ||||||
Construction severance expenses, net of income taxes |
| 480 | ||||||
|
|
|
|
|||||
Core FFO attributable to common stockholders and non-controlling interests |
$ | 58,154 | $ | 52,670 | ||||
|
|
|
|
|||||
Total weighted average shares |
||||||||
Basic |
266,134 | 265,810 | ||||||
|
|
|
|
|||||
Diluted |
266,134 | 265,810 | ||||||
|
|
|
|
|||||
FFO per share |
| |||||||
Basic |
$ | 0.21 | $ | 0.18 | ||||
|
|
|
|
|||||
Diluted |
$ | 0.21 | $ | 0.18 | ||||
|
|
|
|
|||||
Modified FFO per share |
||||||||
Basic |
$ | 0.22 | $ | 0.19 | ||||
|
|
|
|
|||||
Diluted |
$ | 0.22 | $ | 0.19 | ||||
|
|
|
|
|||||
Core FFO per share |
||||||||
Basic |
$ | 0.22 | $ | 0.20 | ||||
|
|
|
|
|||||
Diluted |
$ | 0.22 | $ | 0.20 | ||||
|
|
|
|
10
Empire State Realty Trust, Inc.
Condensed Consolidated Balance Sheets
(unaudited and amounts in thousands)
March 31, | December 31, | |||||||
2016 | 2015 | |||||||
Assets |
||||||||
Commercial real estate properties, at cost |
$ | 2,298,919 | $ | 2,276,330 | ||||
Less: accumulated depreciation |
(490,427 | ) | (465,584 | ) | ||||
|
|
|
|
|||||
Commercial real estate properties, net |
1,808,492 | 1,810,746 | ||||||
Cash and cash equivalents |
44,440 | 46,685 | ||||||
Restricted cash |
60,165 | 65,880 | ||||||
Tenant and other receivables |
14,828 | 18,782 | ||||||
Deferred rent receivables |
127,148 | 122,048 | ||||||
Prepaid expenses and other assets |
29,908 | 50,460 | ||||||
Deferred costs, net |
304,977 | 310,679 | ||||||
Acquired below market ground leases, net |
381,934 | 383,891 | ||||||
Goodwill |
491,479 | 491,479 | ||||||
|
|
|
|
|||||
Total assets |
$ | 3,263,371 | $ | 3,300,650 | ||||
|
|
|
|
|||||
Liabilities and equity |
||||||||
Mortgage notes payable, net |
$ | 772,015 | $ | 747,661 | ||||
Senior unsecured notes, net |
587,861 | 587,018 | ||||||
Unsecured term loan facility, net |
262,640 | 262,545 | ||||||
Unsecured revolving credit facility, net |
| 35,192 | ||||||
Accounts payable and accrued expenses |
119,104 | 111,099 | ||||||
Acquired below market leases, net |
96,245 | 104,171 | ||||||
Deferred revenue and other liabilities |
26,802 | 31,388 | ||||||
Tenants security deposits |
49,729 | 48,890 | ||||||
|
|
|
|
|||||
Total liabilities |
1,914,396 | 1,927,964 | ||||||
Total equity |
1,348,975 | 1,372,686 | ||||||
|
|
|
|
|||||
Total liabilities and equity |
$ | 3,263,371 | $ | 3,300,650 | ||||
|
|
|
|
11
EXHIBIT 99.2
EMPIRE STATE REALTY TRUST
Supplemental Operating and Financial Data
For the Quarter Ended March 31, 2016
First Quarter 2016
Table of Contents |
Page | |||
Summary |
||||
Company Profile |
3 | |||
Financial Highlights |
4 | |||
Selected Property Data |
| |||
Property Summary |
5 | |||
Property Detail |
10 | |||
Tenant Lease Expirations |
11 | |||
Largest Tenants and Portfolio Tenant Diversification by Industry |
14 | |||
Capital Expenditures and Redevelopment Program |
15 | |||
Observatory Summary |
16 | |||
Financial information |
| |||
Condensed Consolidated Balance Sheets |
17 | |||
Condensed Consolidated Statements of Income |
18 | |||
Core FFO, Modified FFO, FFO, FAD and EBITDA |
19 | |||
Net Operating Income |
20 | |||
Consolidated Debt Analysis |
| |||
Debt Summary |
21 | |||
Debt Detail |
22 | |||
Debt Maturities |
23 | |||
Ground Leases |
23 | |||
Supplemental Definitions |
24 |
Forward-looking Statements
We make forward-looking statements in this supplemental package within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. You should not rely on them as predictions of future events. For these statements, we claim the protections of the safe harbor for forward-looking statements contained in such Sections.
You can identify forward-looking statements by the use of forward-looking terminology such as believes, expects, may, will, should, seeks, approximately, intends, plans, estimates, contemplates, aims, continues, would or anticipates or similar words or phrases in the positive or negative. In particular, forward looking statements include those pertaining to our capital resources, portfolio performance, dividend policy, results of operations, anticipated growth in our portfolio from operations, acquisitions, and market conditions and demographics.
Forward-looking statements involve numerous risks and uncertainties, many of which are difficult to predict and generally beyond our control. They depend on assumptions, data or methods which may be incorrect or imprecise, and we may not be able to realize them. We do not guarantee that the transactions and events described will happen as described (or that they will happen at all).
The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: changes in our industry and markets, either nationally or in Manhattan or the greater New York metropolitan area; resolution of the litigations and arbitration involving our company; reduced demand for office or retail space; general volatility of the capital and credit markets and the market price of our Class A common stock and listed operating partnership units; changes in our business strategy; defaults on, early terminations of, or non-renewal of, leases by tenants; bankruptcy or insolvency of a major tenant or a significant number of smaller tenants; litigation; fluctuations in interest rates; increased operating costs; declining real estate valuations and impairment charges; availability, terms and deployment of capital; our failure to obtain necessary outside financing; our expected leverage; decreased rental rates or increased vacancy rates; breach of or the expiration of our ground lease; our failure to generate sufficient cash flows to service our outstanding indebtedness; our failure to redevelop, renovate and reposition properties successfully or on the anticipated timeline or at the anticipated costs; difficulties in identifying properties to acquire and completing acquisitions; risks of real estate acquisitions, dispositions and development (including our Metro Tower development site), including construction delays and cost overruns; our failure to operate acquired properties and operations successfully; our ability to manage our growth effectively; changes in governmental regulations, tax laws and rates and similar matters; estimates relating to our ability to make distributions to our securityholders in the future; our failure to qualify as a REIT; a future terrorist event in the U.S.; environmental uncertainties and risks related to adverse weather conditions and natural disasters; lack or insufficient amounts of insurance; financial market fluctuations; availability of, and our ability to attract and retain, qualified personnel; conflicts of interest affecting our senior management team; competition; changes in real estate and zoning laws and increases in real property tax rates; and our ability to comply with the laws, rules and regulations applicable to companies and, in particular, public companies. While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. We disclaim any obligation to update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, or new information, data or methods, future events or other changes after the date of this presentation, except as required by applicable law. For a further discussion of these and other factors that could impact our future results, performance or transactions, see the section entitled Risk Factors in our Annual Report on Form 10-K for the year ended December 31, 2015 and other risks described in documents we subsequently file from time to time with the Securities and Exchange Commission.
Page 2
First Quarter 2016
COMPANY PROFILE
Empire State Realty Trust, Inc., or the Company, is a leading real estate investment trust (REIT) that owns, manages, operates, acquires and repositions office and retail properties in Manhattan and the greater New York metropolitan area, including the Empire State Building, the worlds most famous building.
BOARD OF DIRECTORS | ||||||
Anthony E. Malkin |
William H. Berkman | Alice M. Connell | ||||
Chairman and Chief Executive | Director | Director, Chair of | ||||
Officer | Finance Committee | |||||
Thomas J. DeRosa | Steven J. Gilbert | S. Michael Giliberto | ||||
Director | Director, Lead Director | Director, Chair of | ||||
Audit Committee | ||||||
James D. Robinson IV | ||||||
Director, Chair of Compensation and Nominating/Corporate | ||||||
Governance Committees | ||||||
EXECUTIVE MANAGEMENT | ||||||
Anthony E. Malkin | John B. Kessler | Thomas P. Durels | ||||
Chairman and Chief Executive | President and Chief Operating | Executive Vice President and | ||||
Officer | Officer | Director of Leasing and | ||||
Operations | ||||||
David A. Karp | Thomas N. Keltner, Jr. | |||||
Executive Vice President and Chief | Executive Vice President, | |||||
Financial Officer | General Counsel and Secretary | |||||
COMPANY INFORMATION | ||||||
Corporate Headquarters | Investor Relations | New York Stock Exchange | ||||
One Grand Central Place | David A. Karp | Trading Symbol: ESRT | ||||
60 East 42nd Street | IR@empirestaterealtytrust.com | |||||
New York, NY 10165 www.empirestaterealtytrust.com | ||||||
(212) 687-8700 | ||||||
ANALYST COVERAGE | ||||||
Firm |
Analyst |
Phone |
| |||
Bank of America Merrill Lynch | James Feldman | (646) 855-5808 | james.feldman@baml.com | |||
BMO Capital Markets Corp. | John Kim | (212) 885-4115 | jp.kim@bmo.com | |||
Capital One Securities, Inc. | Thomas Lesnick | (571) 633-8191 | thomas.lesnick@capitalone.com | |||
Goldman Sachs & Co. | Brad Burke | (917) 343-2082 | brad.burke@gs.com | |||
Green Street Advisors | Jed Reagan | (949) 640-8780 | jreagan@greenstreetadvisors.com | |||
KeyBanc Capital Markets | Craig Mailman | (917) 368-2316 | cmailman@key.com | |||
Stifel Nicolaus | John Guinee | (443) 224-1307 | jwguinee@stifel.com | |||
Wells Fargo Securities, LLC | Brendan Maiorana | (443) 263-6516 | brendan.maiorana@wellsfargo.com |
Page 3
First Quarter 2016
Financial Highlights
(unaudited and dollars in thousands, except per share amounts)
Three Months Ended | ||||||||||||||||||||
March 31, 2016 |
December 31, 2015 |
September 30, 2015 |
June 30, 2015 |
March 31, 2015 |
||||||||||||||||
Selected Items: |
||||||||||||||||||||
Revenue |
$ | 157,074 | $ | 165,200 | $ | 175,779 | $ | 164,773 | $ | 151,882 | ||||||||||
EBITDA (1) |
$ | 73,205 | $ | 82,254 | $ | 90,471 | $ | 84,434 | $ | 64,941 | ||||||||||
Cash net operating income (1) |
$ | 76,459 | $ | 83,066 | $ | 89,490 | $ | 84,926 | $ | 67,656 | ||||||||||
Net income |
$ | 16,705 | $ | 19,370 | $ | 26,085 | $ | 26,585 | $ | 7,888 | ||||||||||
Core funds from operations (Core FFO) (1) |
$ | 58,154 | $ | 66,179 | $ | 70,573 | $ | 68,255 | $ | 52,670 | ||||||||||
Core funds available for distribution (Core FAD) (1) |
$ | 48,141 | $ | 52,552 | $ | 59,197 | $ | 55,903 | $ | 42,645 | ||||||||||
Core FFO per share - diluted |
$ | 0.22 | $ | 0.25 | $ | 0.27 | $ | 0.26 | $ | 0.20 | ||||||||||
Core FAD per share - diluted |
$ | 0.18 | $ | 0.20 | $ | 0.22 | $ | 0.21 | $ | 0.16 | ||||||||||
Dividends declared and paid per share |
$ | 0.085 | $ | 0.085 | $ | 0.085 | $ | 0.085 | $ | 0.085 | ||||||||||
Portfolio Statistics: |
||||||||||||||||||||
Number of properties |
20 | 20 | 20 | 20 | 20 | |||||||||||||||
Total rentable square footage |
10,080,601 | 10,063,752 | 10,087,018 | 10,042,025 | 10,018,399 | |||||||||||||||
Percent occupied (2) |
88.2 | % | 87.3 | % | 87.4 | % | 88.0 | % | 87.6 | % | ||||||||||
Observatory Metrics: |
||||||||||||||||||||
Number of visitors |
719,000 | 949,000 | 1,327,000 | 1,165,000 | 622,000 | |||||||||||||||
Change in visitors year over year |
15.6 | % | -4.8 | % | -5.5 | % | -4.7 | % | -6.3 | % | ||||||||||
Observatory revenues |
$ | 21,181 | $ | 27,647 | $ | 35,702 | $ | 30,600 | $ | 18,223 | ||||||||||
Change in revenues year over year |
16.5 | % | -1.8 | % | 0.1 | % | 0.7 | % | 5.2 | % | ||||||||||
Ratios: |
||||||||||||||||||||
Consolidated Debt to Total Market Capitalization (3) |
26 | % | 25 | % | 26 | % | 26 | % | 24 | % | ||||||||||
Consolidated Debt and Perpetual Preferred Units to |
||||||||||||||||||||
Total Market Capitalization (3) |
26 | % | 26 | % | 27 | % | 27 | % | 24 | % | ||||||||||
Consolidated Debt to EBITDA (4) |
4.9 | x | 5.1 | x | 5.1 | x | 5.2 | x | 5.4 | x | ||||||||||
Consolidated Net Debt to EBITDA (4) |
4.8 | x | 4.9 | x | 5.0 | x | 5.1 | x | 5.2 | x | ||||||||||
Interest Coverage Ratio |
4.7 | x | 5.3 | x | 5.4 | x | 5.6 | x | 4.4 | x | ||||||||||
Core FFO Payout Ratio (5) |
40 | % | 34 | % | 32 | % | 33 | % | 43 | % | ||||||||||
Core FAD Payout Ratio (6) |
48 | % | 43 | % | 38 | % | 41 | % | 53 | % | ||||||||||
Class A common stock price at quarter end |
$ | 17.53 | $ | 18.07 | $ | 17.03 | $ | 17.06 | $ | 18.81 | ||||||||||
Average closing price |
$ | 16.51 | $ | 17.95 | $ | 17.19 | $ | 18.01 | $ | 18.15 | ||||||||||
Dividends per share - annualized |
$ | 0.34 | $ | 0.34 | $ | 0.34 | $ | 0.34 | $ | 0.34 | ||||||||||
Dividend yield (7) |
1.9 | % | 1.9 | % | 2.0 | % | 2.0 | % | 1.8 | % | ||||||||||
Private Perpetual Preferred Units outstanding ($16.62 liquidation value) |
1,560,360 | 1,560,360 | 1,560,360 | 1,560,360 | 1,560,360 | |||||||||||||||
Class A common stock |
120,639,410 | 118,903,312 | 116,823,306 | 113,119,634 | 110,598,327 | |||||||||||||||
Class B common stock |
1,107,290 | 1,120,067 | 1,130,728 | 1,134,252 | 1,149,014 | |||||||||||||||
Operating partnership units |
147,692,115 | 147,550,632 | 149,625,374 | 153,332,538 | 155,808,466 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total common stock and operating partnership units outstanding |
269,438,815 | 267,574,011 | 267,579,408 | 267,586,424 | 267,555,807 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
Notes:
(1) | Represents non-GAAP financial measures. For a discussion on what these metrics represent and why the Company presents them, see page 24 and for a reconciliation of these metrics to net income, see pages 19 and 20. |
(2) | Based on leases signed and commenced as of end of period. |
(3) | Market capitalization represents the sum of (i) Companys common stock per share price as of March 31, 2016 multiplied by the total outstanding number of shares of common stock and operating partnership units as of March 31, 2016; (ii) the number of perpetual preferred units at March 31, 2016 multiplied by $16.62 and (iii) our outstanding indebtedness as of March 31, 2016. |
(4) | Calculated based on trailing 12 months EBITDA. |
(5) | Represents the amount of Core FFO paid out in distributions. |
(6) | Represents the amount of Core FAD paid out in distributions. |
(7) | Based on the closing price per share of Class A common stock on March 31, 2016. |
Page 4
First Quarter 2016
Property Summary
(unaudited and dollars in thousands, except per square foot amounts)
Three Months Ended March 31, 2016 | ||||||||||||||||||||
Manhattan | Greater New York | Standalone | ||||||||||||||||||
Total | Office | Office | Retail | |||||||||||||||||
Portfolio | Portfolio (1) | Portfolio | Portfolio | Observatory | ||||||||||||||||
Number of properties |
20 | 9 | 5 | 6 | ||||||||||||||||
Square feet |
10,080,601 | 8,013,014 | 1,863,135 | 204,452 | ||||||||||||||||
Occupancy (2) |
88.2 | % | 86.5 | % | 94.5 | % | 99.4 | % | ||||||||||||
Revenue |
$ | 156,529 | $ | 110,730 | $ | 19,954 | $ | 4,664 | $ | 21,181 | ||||||||||
Operating expenses |
(72,717 | ) | (55,260 | ) | (8,048 | ) | (1,654 | ) | (7,755 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Net operating income |
83,812 | 55,470 | 11,906 | 3,010 | 13,426 | |||||||||||||||
Straight-line rent |
(5,080 | ) | (5,278 | ) | 202 | (4 | ) | | ||||||||||||
Above/below-market lease amortization |
(4,231 | ) | (4,231 | ) | | | | |||||||||||||
Below-market ground lease amortization |
1,958 | 1,958 | | | | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Cash net operating income |
$ | 76,459 | $ | 47,919 | $ | 12,108 | $ | 3,006 | $ | 13,426 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Leasing activity |
||||||||||||||||||||
Total leases executed |
47 | 36 | 11 | | ||||||||||||||||
Total square footage executed |
255,723 | 196,693 | 59,030 | | ||||||||||||||||
Average rent psf - leases executed |
$ | 61.63 | $ | 69.73 | $ | 30.00 | $ | | ||||||||||||
Previously escalated rents psf |
$ | 43.12 | $ | 45.18 | $ | 35.06 | $ | | ||||||||||||
Percentage of new rent over previously escalated rents |
42.9 | % | 54.3 | % | -14.4 | % | | |||||||||||||
Weighted average lease term |
10.4 years | |||||||||||||||||||
Leasing commission costs per square foot |
$ | 20.60 | $ | 25.17 | $ | 5.39 | $ | | ||||||||||||
Tenant improvement costs per square foot |
58.14 | 68.73 | 22.88 | | ||||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Total LC and TI per square foot (3) |
$ | 78.74 | $ | 93.90 | $ | 28.27 | $ | | ||||||||||||
|
|
|
|
|
|
|
|
Total Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
242,098 | 13,625 | 255,723 | |||||||||
Average rent psf - leases executed |
$ | 52.29 | $ | 207.39 | $ | 61.63 | ||||||
Previously escalated rents psf |
$ | 39.66 | $ | 99.48 | $ | 43.12 | ||||||
Percentage of new rent over previously escalated rents |
31.9 | % | 108.5 | % | 42.9 | % | ||||||
Manhattan Office Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
183,068 | 13,625 | 196,693 | |||||||||
Average rent psf - leases executed |
$ | 59.48 | $ | 207.39 | $ | 69.73 | ||||||
Previously escalated rents psf |
$ | 41.14 | $ | 99.48 | $ | 45.18 | ||||||
Percentage of new rent over previously escalated rents |
44.6 | % | 108.5 | % | 54.3 | % |
Page 5
First Quarter 2016
Property Summary
(unaudited and dollars in thousands, except per square foot amounts)
Three Months Ended December 31, 2015 | ||||||||||||||||||||
Manhattan | Greater New York | Standalone | ||||||||||||||||||
Total | Office | Office | Retail | |||||||||||||||||
Portfolio | Portfolio (1) | Portfolio | Portfolio | Observatory | ||||||||||||||||
Number of properties |
20 | 9 | 5 | 6 | ||||||||||||||||
Square feet |
10,063,752 | 7,998,804 | 1,860,496 | 204,452 | ||||||||||||||||
Occupancy (2) |
87.3 | % | 85.4 | % | 93.9 | % | 100.0 | % | ||||||||||||
Revenue |
$ | 164,725 | $ | 112,958 | $ | 19,234 | $ | 4,886 | $ | 27,647 | ||||||||||
Operating expenses |
(73,034 | ) | (54,263 | ) | (8,350 | ) | (1,638 | ) | (8,783 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Net operating income |
91,691 | 58,695 | 10,884 | 3,248 | 18,864 | |||||||||||||||
Straight-line rent |
(5,892 | ) | (5,934 | ) | (23 | ) | 65 | | ||||||||||||
Above/below-market lease amortization |
(4,691 | ) | (4,691 | ) | | | | |||||||||||||
Below-market ground lease amortization |
1,958 | 1,958 | | | | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Cash net operating income |
$ | 83,066 | $ | 50,028 | $ | 10,861 | $ | 3,313 | $ | 18,864 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Leasing activity |
||||||||||||||||||||
Total leases executed |
39 | 36 | 3 | | (4) | |||||||||||||||
Total square footage executed |
198,216 | 174,169 | 24,047 | | ||||||||||||||||
Average rent psf - leases executed |
$ | 50.60 | $ | 53.66 | $ | 25.05 | $ | | ||||||||||||
Previously escalated rents psf |
$ | 37.75 | $ | 39.25 | $ | 26.43 | $ | | ||||||||||||
Percentage of new rent over previously escalated rents |
34.0 | % | 36.7 | % | -5.2 | % | | |||||||||||||
Leasing commission costs per square foot |
$ | 14.82 | $ | 15.98 | $ | 6.41 | $ | | ||||||||||||
Tenant improvement costs per square foot |
47.66 | 50.52 | 26.94 | | ||||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Total LC and TI per square foot (3) |
$ | 62.48 | $ | 66.50 | $ | 33.35 | $ | | ||||||||||||
|
|
|
|
|
|
|
|
Total Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
198,216 | | 198,216 | |||||||||
Average rent psf - leases executed |
$ | 50.60 | $ | | $ | 50.60 | ||||||
Previously escalated rents psf |
$ | 37.75 | $ | | $ | 37.75 | ||||||
Percentage of new rent over previously escalated rents |
34.0 | % | | 34.0 | % | |||||||
Manhattan Office Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
174,169 | | 174,169 | |||||||||
Average rent psf - leases executed |
$ | 53.66 | $ | | $ | 53.66 | ||||||
Previously escalated rents psf |
$ | 39.25 | $ | | $ | 39.25 | ||||||
Percentage of new rent over previously escalated rents |
36.7 | % | | 36.7 | % |
Page 6
First Quarter 2016
Property Summary
(unaudited and dollars in thousands, except per square foot amounts)
Three Months Ended September 30, 2015 | ||||||||||||||||||||
Manhattan | Greater New York | Standalone | ||||||||||||||||||
Total | Office | Office | Retail | |||||||||||||||||
Portfolio | Portfolio (1) | Portfolio | Portfolio | Observatory | ||||||||||||||||
Number of properties |
20 | 9 | 5 | 6 | ||||||||||||||||
Square feet |
10,087,018 | 8,021,017 | 1,861,549 | 204,452 | ||||||||||||||||
Occupancy (2) |
87.4 | % | 85.7 | % | 93.6 | % | 100.0 | % | ||||||||||||
Revenue |
$ | 172,661 | $ | 112,633 | $ | 19,426 | $ | 4,900 | $ | 35,702 | ||||||||||
Operating expenses |
(74,892 | ) | (57,178 | ) | (8,345 | ) | (1,473 | ) | (7,896 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Net operating income |
97,769 | 55,455 | 11,081 | 3,427 | 27,806 | |||||||||||||||
Straight-line rent |
(5,441 | ) | (5,608 | ) | 97 | 70 | | |||||||||||||
Above/below-market lease amortization |
(4,795 | ) | (4,795 | ) | | | | |||||||||||||
Below-market ground lease amortization |
1,957 | 1,957 | | | | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Cash net operating income |
$ | 89,490 | $ | 47,009 | $ | 11,178 | $ | 3,497 | $ | 27,806 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Leasing activity |
||||||||||||||||||||
Total leases executed |
67 | 55 | 12 | | ||||||||||||||||
Total square footage executed |
338,477 | 286,746 | 51,731 | | ||||||||||||||||
Average rent psf - leases executed |
$ | 53.55 | $ | 57.08 | $ | 33.96 | $ | | ||||||||||||
Previously escalated rents psf |
$ | 39.82 | $ | 40.91 | $ | 33.75 | $ | | ||||||||||||
Percentage of new rent over previously escalated rents |
34.5 | % | 39.5 | % | 0.6 | % | | |||||||||||||
Leasing commission costs per square foot |
$ | 14.57 | $ | 16.08 | $ | 6.24 | $ | | ||||||||||||
Tenant improvement costs per square foot |
55.16 | 59.29 | 32.30 | | ||||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Total LC and TI per square foot (3) |
$ | 69.73 | $ | 75.37 | $ | 38.54 | $ | | ||||||||||||
|
|
|
|
|
|
|
|
Total Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
335,904 | 2,573 | 338,477 | |||||||||
Average rent psf - leases executed |
$ | 51.89 | $ | 269.80 | $ | 53.55 | ||||||
Previously escalated rents psf |
$ | 39.06 | $ | 138.63 | $ | 39.82 | ||||||
Percentage of new rent over previously escalated rents |
32.9 | % | 94.6 | % | 34.5 | % | ||||||
Manhattan Office Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
284,173 | 2,573 | 286,746 | |||||||||
Average rent psf - leases executed |
$ | 55.15 | $ | 269.80 | $ | 57.08 | ||||||
Previously escalated rents psf |
$ | 40.02 | $ | 138.63 | $ | 40.91 | ||||||
Percentage of new rent over previously escalated rents |
37.8 | % | 94.6 | % | 39.5 | % |
Page 7
First Quarter 2016
Property Summary
(unaudited and dollars in thousands, except per square foot amounts)
Three Months Ended June 30, 2015 | ||||||||||||||||||||
Manhattan | Greater New York | Standalone | ||||||||||||||||||
Total | Office | Office | Retail | |||||||||||||||||
Portfolio | Portfolio (1) | Portfolio | Portfolio | Observatory | ||||||||||||||||
Number of properties |
20 | 9 | 5 | 6 | ||||||||||||||||
Square feet |
10,042,025 | 7,975,720 | 1,862,130 | 204,175 | ||||||||||||||||
Occupancy (2) |
88.0 | % | 86.4 | % | 93.4 | % | 100.0 | % | ||||||||||||
Revenue |
$ | 163,805 | $ | 109,252 | $ | 19,511 | $ | 4,442 | $ | 30,600 | ||||||||||
Operating expenses |
(70,639 | ) | (52,720 | ) | (8,345 | ) | (1,481 | ) | (8,093 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Net operating income |
93,166 | 56,532 | 11,166 | 2,961 | 22,507 | |||||||||||||||
Straight-line rent |
(5,622 | ) | (5,643 | ) | (74 | ) | 95 | | ||||||||||||
Above/below-market lease amortization |
(4,576 | ) | (4,576 | ) | | | | |||||||||||||
Below-market ground lease amortization |
1,958 | 1,958 | | | | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Cash net operating income |
$ | 84,926 | $ | 48,271 | $ | 11,092 | $ | 3,056 | $ | 22,507 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Leasing activity |
||||||||||||||||||||
Total leases executed |
79 | 65 | 14 | | ||||||||||||||||
Total square footage executed |
254,360 | 203,721 | 50,639 | | ||||||||||||||||
Average rent psf - leases executed |
$ | 64.67 | $ | 68.72 | $ | 41.90 | $ | | ||||||||||||
Previously escalated rents psf |
$ | 44.31 | $ | 44.42 | $ | 43.67 | $ | | ||||||||||||
Percentage of new rent over previously escalated rents |
46.0 | % | 54.7 | % | -4.0 | % | | |||||||||||||
Leasing commission costs per square foot |
$ | 12.33 | $ | 14.24 | $ | 4.90 | $ | | ||||||||||||
Tenant improvement costs per square foot |
47.15 | 51.25 | 31.55 | | ||||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Total LC and TI per square foot (3) |
$ | 59.48 | $ | 65.49 | $ | 36.45 | $ | | ||||||||||||
|
|
|
|
|
|
|
|
Total Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
236,324 | 18,036 | 254,360 | |||||||||
Average rent psf - leases executed |
$ | 52.37 | $ | 207.71 | $ | 64.67 | ||||||
Previously escalated rents psf |
$ | 40.70 | $ | 91.08 | $ | 44.31 | ||||||
Percentage of new rent over previously escalated rents |
28.7 | % | 128.1 | % | 46.0 | % | ||||||
Manhattan Office Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
185,685 | 18,036 | 203,721 | |||||||||
Average rent psf - leases executed |
$ | 55.22 | $ | 207.71 | $ | 68.72 | ||||||
Previously escalated rents psf |
$ | 39.89 | $ | 91.08 | $ | 44.42 | ||||||
Percentage of new rent over previously escalated rents |
38.4 | % | 128.1 | % | 54.7 | % |
Page 8
First Quarter 2016
Property Summary
(unaudited and dollars in thousands, except per square foot amounts)
Three Months Ended March 31, 2015 | ||||||||||||||||||||
Manhattan | Greater New York | Standalone | ||||||||||||||||||
Total | Office | Office | Retail | |||||||||||||||||
Portfolio | Portfolio (1) | Portfolio | Portfolio | Observatory | ||||||||||||||||
Number of properties |
20 | 9 | 5 | 6 | ||||||||||||||||
Square feet |
10,018,399 | 7,953,643 | 1,860,581 | 204,175 | ||||||||||||||||
Occupancy (2) |
87.6 | % | 86.2 | % | 92.0 | % | 100.0 | % | ||||||||||||
Revenue |
$ | 149,829 | $ | 107,733 | $ | 19,118 | $ | 4,755 | $ | 18,223 | ||||||||||
Operating expenses |
(74,738 | ) | (57,799 | ) | (8,039 | ) | (1,498 | ) | (7,402 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Net operating income |
75,091 | 49,934 | 11,079 | 3,257 | 10,821 | |||||||||||||||
Straight-line rent |
(4,102 | ) | (4,349 | ) | 271 | (24 | ) | | ||||||||||||
Above/below-market lease amortization |
(5,291 | ) | (5,291 | ) | | | | |||||||||||||
Below-market ground lease amortization |
1,958 | 1,958 | | | | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Cash net operating income |
$ | 67,656 | $ | 42,252 | $ | 11,350 | $ | 3,233 | $ | 10,821 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Leasing activity |
||||||||||||||||||||
Total leases executed |
60 | 51 | 9 | | ||||||||||||||||
Total square footage executed |
418,092 | 372,028 | 46,064 | | ||||||||||||||||
Average rent psf - leases executed |
$ | 88.38 | $ | 93.92 | $ | 40.44 | $ | | ||||||||||||
Previously escalated rents psf |
$ | 35.43 | $ | 35.00 | $ | 39.14 | $ | | ||||||||||||
Percentage of new rent over previously escalated rents |
149.5 | % | 168.3 | % | 3.3 | % | | |||||||||||||
Leasing commission costs per square foot |
$ | 37.58 | $ | 41.21 | $ | 8.22 | $ | | ||||||||||||
Tenant improvement costs per square foot |
52.41 | 53.46 | 43.95 | | ||||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Total LC and TI per square foot (3) |
$ | 89.99 | $ | 94.67 | $ | 52.17 | $ | | ||||||||||||
|
|
|
|
|
|
|
|
Total Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
367,761 | 50,331 | 418,092 | |||||||||
Average rent psf - leases executed |
$ | 52.64 | $ | 347.32 | $ | 88.38 | ||||||
Previously escalated rents psf |
$ | 35.33 | $ | 36.14 | $ | 35.43 | ||||||
Percentage of new rent over previously escalated rents |
49.0 | % | 861.0 | % | 149.5 | % | ||||||
Manhattan Office Portfolio | Office | Retail | Total | |||||||||
Total square footage executed |
321,697 | 50,331 | 372,028 | |||||||||
Average rent psf - leases executed |
$ | 54.27 | $ | 347.32 | $ | 93.92 | ||||||
Previously escalated rents psf |
$ | 34.82 | $ | 36.14 | $ | 35.00 | ||||||
Percentage of new rent over previously escalated rents |
55.9 | % | 861.0 | % | 168.3 | % |
Notes:
(1) | Includes 518,792 rentable square feet of retail space in the Companys nine Manhattan office properties. |
(2) | Based on leases signed and commenced as of period end. |
(3) | Presents all tenant improvement and leasing commission costs as if they were incurred in the period in which the lease was signed, which may be different than the period in which they were actually paid. |
(4) | Excludes a standalone retail tenant that exercised a below-market renewal option contained within its lease for 48,377 square feet. |
Page 9
First Quarter 2016
Property Detail
(unaudited)
Annualized | ||||||||||||||||||||||
Rent | ||||||||||||||||||||||
Property Name |
Location or Sub-Market |
Rentable Square Feet (1) |
Percent Occupied (2) |
Annualized Rent (3) |
per Occupied Square Foot (4) |
Number of Leases (5) |
||||||||||||||||
Manhattan Office Properties - Office |
||||||||||||||||||||||
The Empire State Building (6) |
Penn Station -Times Sq. South | 2,707,731 | 89.5 | % | $ | 125,436,917 | $ | 51.76 | 187 | |||||||||||||
One Grand Central Place |
Grand Central | 1,198,416 | 83.3 | % | 52,178,566 | 52.28 | 237 | |||||||||||||||
1400 Broadway (8) |
Penn Station -Times Sq. South | 901,786 | 90.6 | % | 35,874,987 | 43.90 | 45 | |||||||||||||||
111 West 33th Street (9) |
Penn Station -Times Sq. South | 624,129 | 71.1 | % | 21,104,413 | 47.54 | 24 | |||||||||||||||
250 West 57th Street |
Columbus Circle - West Side | 483,244 | 73.9 | % | 18,488,683 | 51.77 | 121 | |||||||||||||||
501 Seventh Avenue |
Penn Station -Times Sq. South | 459,690 | 94.9 | % | 18,094,671 | 41.50 | 34 | |||||||||||||||
1359 Broadway |
Penn Station -Times Sq. South | 455,260 | 88.9 | % | 18,587,166 | 45.94 | 32 | |||||||||||||||
1350 Broadway (10) |
Penn Station -Times Sq. South | 374,033 | 81.9 | % | 15,438,534 | 50.40 | 58 | |||||||||||||||
1333 Broadway |
Penn Station -Times Sq. South | 292,524 | 98.8 | % | 13,578,259 | 46.98 | 9 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Manhattan Office Properties - Office |
7,496,813 | 86.4 | % | 318,782,196 | 49.23 | 747 | ||||||||||||||||
Manhattan Office Properties - Retail |
||||||||||||||||||||||
The Empire State Building (7) |
Penn Station -Times Sq. South | 124,862 | 82.0 | % | 16,890,992 | 165.00 | 17 | |||||||||||||||
One Grand Central Place |
Grand Central | 67,463 | 96.3 | % | 6,964,575 | 107.17 | 14 | |||||||||||||||
1400 Broadway (8) |
Penn Station -Times Sq. South | 22,367 | 66.5 | % | 1,621,923 | 109.01 | 9 | |||||||||||||||
112 West 34th Street (9) |
Penn Station -Times Sq. South | 93,348 | 96.5 | % | 3,649,721 | 40.51 | 2 | |||||||||||||||
250 West 57th Street |
Columbus Circle - West Side | 49,375 | 90.2 | % | 6,517,978 | 146.37 | 7 | |||||||||||||||
501 Seventh Avenue |
Penn Station -Times Sq. South | 34,536 | 87.1 | % | 1,748,969 | 58.17 | 8 | |||||||||||||||
1359 Broadway |
Penn Station -Times Sq. South | 27,243 | 49.2 | % | 1,515,878 | 113.00 | 5 | |||||||||||||||
1350 Broadway (10) |
Penn Station -Times Sq. South | 31,774 | 100.0 | % | 6,689,820 | 210.54 | 6 | |||||||||||||||
1333 Broadway |
Penn Station -Times Sq. South | 65,233 | 97.2 | % | 7,513,272 | 118.51 | 3 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Manhattan Office Properties - Retail |
516,201 | 88.2 | % | 53,113,129 | 116.60 | 71 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Sub-Total/Weighted Average Manhattan Office Properties - Office and Retail |
8,013,014 | 86.5 | % | 371,895,325 | 53.66 | 818 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Greater New York Metropolitan Area Office Properties |
||||||||||||||||||||||
First Stamford Place (11) |
Stamford, CT | 794,571 | 96.1 | % | 32,237,623 | 42.21 | 58 | |||||||||||||||
Metro Center |
Stamford, CT | 282,499 | 96.9 | % | 15,491,019 | 56.60 | 31 | |||||||||||||||
383 Main Street |
Norwalk, CT | 262,288 | 96.6 | % | 8,251,828 | 32.57 | 25 | |||||||||||||||
500 Mamaroneck Avenue |
Harrison, NY | 294,261 | 92.6 | % | 7,939,341 | 29.13 | 33 | |||||||||||||||
10 Bank Street |
White Plains, NY | 229,516 | 85.6 | % | 7,074,988 | 35.99 | 30 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Sub-Total/Weighted Average Greater New York Metropolitan Area Office Properties |
1,863,135 | 94.5 | % | 70,994,799 | 40.34 | 177 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Standalone Retail Properties |
||||||||||||||||||||||
10 Union Square |
Union Square | 58,005 | 98.0 | % | 6,136,169 | 107.99 | 12 | |||||||||||||||
1542 Third Avenue |
Upper East Side | 56,250 | 100.0 | % | 3,421,409 | 60.83 | 4 | |||||||||||||||
1010 Third Avenue |
Upper East Side | 44,662 | 100.0 | % | 3,469,240 | 77.68 | 2 | |||||||||||||||
77 West 55th Street |
Midtown | 24,102 | 100.0 | % | 2,549,882 | 105.80 | 3 | |||||||||||||||
69-97 Main Street |
Westport, CT | 17,103 | 100.0 | % | 2,086,838 | 122.02 | 5 | |||||||||||||||
103-107 Main Street |
Westport, CT | 4,330 | 100.0 | % | 697,353 | 161.05 | 1 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Sub-Total/Weighted Average Standalone Retail Properties |
204,452 | 99.4 | % | 18,360,892 | 90.33 | 27 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Portfolio Total |
10,080,601 | 88.2 | % | $ | 461,251,016 | $ | 51.86 | 1,022 | ||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total/Weighted Average Office Properties |
9,359,948 | 88.0 | % | $ | 389,776,995 | $ | 47.33 | 924 | ||||||||||||||
Total/Weighted Average Retail Properties |
720,653 | 91.4 | % | 71,474,021 | 108.49 | 98 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Portfolio Total |
10,080,601 | 88.2 | % | $ | 461,251,016 | $ | 51.86 | 1,022 | ||||||||||||||
|
|
|
|
|
|
|
|
|
|
Notes:
(1) | Excludes (i) 181,351 square feet of space across the Companys portfolio attributable to building management use and tenant amenities and (ii) 69,789 square feet of space attributable to the Companys observatory. |
(2) | Based on leases signed and commenced as of March 31, 2016. |
(3) | Represents annualized base rent and current reimbursement for operating expenses and real estate taxes. |
(4) | Represents annualized rent under leases commenced as of March 31, 2016 divided by occupied square feet. |
(5) | Represents the number of leases at each property or on a portfolio basis. If a tenant has more than one lease, whether or not at the same property, but with different expirations, the number of leases is calculated equal to the number of leases with different expirations. |
(6) | Includes 86,902 rentable square feet of space leased by the Companys broadcasting tenants. |
(7) | Includes 5,300 rentable square feet of space leased by WDGF North America, a licensee of the Companys observatory. |
(8) | Denotes a ground leasehold interest in the property with a remaining term, including unilateral extension rights available to the Company, of approximately 48 years (expiring December 31, 2063). |
(9) | Denotes a ground leasehold interest in the property with a remaining term, including unilateral extension rights available to the Company, of approximately 62 years (expiring May 31, 2077). |
(10) | Denotes a ground leasehold interest in the property with a remaining term, including unilateral extension rights available to the Company, of approximately 35 years (expiring July 31, 2050). |
(11) | First Stamford Place consists of three buildings. |
Page 10
First Quarter 2016
Tenant Lease Expirations
(unaudited)
Total Lease Expirations |
Number of Leases Expiring (1) |
Rentable Square Feet Expiring (2) |
Percent of Portfolio Rentable Square Feet Expiring |
Annualized Rent (3) |
Percent of Annualized Rent |
Annualized Rent Per Rentable Square Foot |
||||||||||||||||||
Available |
| 1,030,562 | 10.2 | % | $ | | 0.0 | % | $ | | ||||||||||||||
Signed leases not commenced |
18 | 155,831 | 1.5 | % | | 0.0 | % | | ||||||||||||||||
2016 |
139 | 628,727 | 6.2 | % | 30,738,190 | 6.7 | % | 48.89 | ||||||||||||||||
2017 |
168 | 700,829 | 7.0 | % | 35,316,162 | 7.7 | % | 50.39 | ||||||||||||||||
2018 |
167 | 852,189 | 8.5 | % | 42,376,356 | 9.2 | % | 49.73 | ||||||||||||||||
2019 |
117 | 704,711 | 7.0 | % | 33,774,857 | 7.3 | % | 47.93 | ||||||||||||||||
2020 |
133 | 925,979 | 9.2 | % | 47,955,919 | 10.4 | % | 51.79 | ||||||||||||||||
2021 |
75 | 631,766 | 6.3 | % | 33,355,739 | 7.2 | % | 52.80 | ||||||||||||||||
2022 |
48 | 479,622 | 4.8 | % | 26,930,919 | 5.8 | % | 56.15 | ||||||||||||||||
2023 |
44 | 554,290 | 5.5 | % | 29,175,109 | 6.3 | % | 52.64 | ||||||||||||||||
2024 |
35 | 530,840 | 5.3 | % | 28,179,847 | 6.1 | % | 53.09 | ||||||||||||||||
2025 |
38 | 314,666 | 3.1 | % | 24,016,667 | 5.2 | % | 76.32 | ||||||||||||||||
Thereafter |
58 | 2,570,589 | 25.3 | % | 129,431,251 | 28.1 | % | 50.35 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total |
1,040 | 10,080,601 | 100.0 | % | $ | 461,251,016 | 100.0 | % | $ | 51.86 | ||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
Notes:
(1) | If a lease has two different expiration dates, it is considered to be two leases (for the purpose of lease count and square footage). |
(2) | Excludes (i) 181,351 rentable square feet of space across the Company portfolio attributable to building management use and tenant amenities and (ii) 69,789 square feet of space attributable to the Companys observatory. |
(3) | Represents annualized base rent and current reimbursement for operating expenses and real estate taxes. |
Page 11
First Quarter 2016
Tenant Lease Expirations
(unaudited)
Manhattan Office Properties (1) |
Number of Leases Expiring (2) |
Rentable Square Feet Expiring (3) |
Percent of Portfolio Rentable Square Feet Expiring |
Annualized Rent (4) |
Percent of Annualized Rent |
Annualized Rent Per Rentable Square Foot |
||||||||||||||||||
Available |
| 881,049 | 11.8 | % | $ | | 0.0 | % | $ | | ||||||||||||||
Signed leases not commenced |
14 | 140,296 | 1.9 | % | | 0.0 | % | | ||||||||||||||||
2016 |
116 | 467,708 | 6.2 | % | 21,532,688 | 6.8 | % | 44.90 | ||||||||||||||||
2017 |
140 | 509,045 | 6.8 | % | 25,150,497 | 7.9 | % | 49.26 | ||||||||||||||||
2018 |
124 | 561,220 | 7.5 | % | 29,570,750 | 9.3 | % | 52.86 | ||||||||||||||||
2019 |
88 | 429,100 | 5.7 | % | 20,823,908 | 6.5 | % | 48.08 | ||||||||||||||||
2020 |
95 | 635,228 | 8.5 | % | 32,457,062 | 10.2 | % | 49.87 | ||||||||||||||||
2021 |
45 | 395,479 | 5.3 | % | 19,590,493 | 6.1 | % | 49.19 | ||||||||||||||||
2022 |
30 | 216,825 | 2.9 | % | 12,005,023 | 3.8 | % | 55.59 | ||||||||||||||||
2023 |
32 | 387,411 | 5.2 | % | 18,413,169 | 5.8 | % | 49.46 | ||||||||||||||||
2024 |
19 | 350,107 | 4.7 | % | 16,037,513 | 5.0 | % | 45.88 | ||||||||||||||||
2025 |
21 | 196,368 | 2.6 | % | 10,702,335 | 3.4 | % | 55.62 | ||||||||||||||||
Thereafter |
37 | 2,326,977 | 30.9 | % | 112,498,758 | 35.3 | % | 48.35 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total Manhattan office properties |
761 | 7,496,813 | 100.0 | % | 318,782,196 | 100.0 | % | 49.23 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Greater New York Metropolitan Area Office Properties |
||||||||||||||||||||||||
Available |
| 101,654 | 5.5 | % | | 0.0 | % | | ||||||||||||||||
Signed leases not commenced |
1 | 1,526 | 0.1 | % | | 0.0 | % | | ||||||||||||||||
2016 |
12 | 43,591 | 2.3 | % | 1,757,483 | 2.5 | % | 40.32 | ||||||||||||||||
2017 |
22 | 145,335 | 7.8 | % | 5,951,173 | 8.4 | % | 40.95 | ||||||||||||||||
2018 |
36 | 269,864 | 14.5 | % | 10,407,089 | 14.7 | % | 38.56 | ||||||||||||||||
2019 |
22 | 248,849 | 13.4 | % | 9,822,562 | 13.8 | % | 39.47 | ||||||||||||||||
2020 |
27 | 230,394 | 12.4 | % | 9,410,453 | 13.3 | % | 40.85 | ||||||||||||||||
2021 |
24 | 206,785 | 11.1 | % | 9,063,376 | 12.8 | % | 43.83 | ||||||||||||||||
2022 |
9 | 198,405 | 10.6 | % | 7,565,372 | 10.7 | % | 38.13 | ||||||||||||||||
2023 |
6 | 118,242 | 6.3 | % | 5,317,361 | 7.5 | % | 44.97 | ||||||||||||||||
2024 |
3 | 149,541 | 8.0 | % | 6,661,272 | 9.4 | % | 44.54 | ||||||||||||||||
2025 |
10 | 83,805 | 4.5 | % | 2,963,483 | 4.2 | % | 35.36 | ||||||||||||||||
Thereafter |
6 | 65,144 | 3.5 | % | 2,075,175 | 2.9 | % | 31.86 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total greater New York metropolitan area office properties |
178 | 1,863,135 | 100.0 | % | 70,994,799 | 100.0 | % | 40.34 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Retail Properties |
||||||||||||||||||||||||
Available |
| 47,859 | 6.6 | % | | 0.0 | % | | ||||||||||||||||
Signed leases not commenced |
3 | 14,009 | 1.9 | % | | 0.0 | % | | ||||||||||||||||
2016 |
11 | 117,428 | 16.3 | % | 7,448,019 | 10.4 | % | 63.43 | ||||||||||||||||
2017 |
6 | 46,449 | 6.4 | % | 4,214,492 | 5.9 | % | 90.73 | ||||||||||||||||
2018 |
7 | 21,105 | 2.9 | % | 2,398,517 | 3.4 | % | 113.65 | ||||||||||||||||
2019 |
7 | 26,762 | 3.7 | % | 3,128,387 | 4.4 | % | 116.90 | ||||||||||||||||
2020 |
11 | 60,357 | 8.4 | % | 6,088,404 | 8.5 | % | 100.87 | ||||||||||||||||
2021 |
6 | 29,502 | 4.1 | % | 4,701,870 | 6.6 | % | 159.37 | ||||||||||||||||
2022 |
9 | 64,392 | 8.9 | % | 7,360,524 | 10.3 | % | 114.31 | ||||||||||||||||
2023 |
6 | 48,637 | 6.7 | % | 5,444,579 | 7.6 | % | 111.94 | ||||||||||||||||
2024 |
13 | 31,192 | 4.3 | % | 5,481,062 | 7.7 | % | 175.72 | ||||||||||||||||
2025 |
7 | 34,493 | 4.8 | % | 10,350,849 | 14.5 | % | 300.09 | ||||||||||||||||
Thereafter |
15 | 178,468 | 25.0 | % | 14,857,318 | 20.8 | % | 83.25 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total retail properties |
101 | 720,653 | 100.0 | % | 71,474,021 | 100.0 | % | 108.49 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total portfolio lease expirations |
1,040 | 10,080,601 | 100.0 | % | $ | 461,251,016 | 100.0 | % | $ | 51.86 | ||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
Notes:
(1) | Excludes (i) retail space in the Companys Manhattan office properties and (ii) the Empire State Building broadcasting licenses and observatory operations. |
(2) | If a lease has two different expiration dates, it is considered to be two leases (for the purpose of lease count and square footage). |
(3) | Excludes (i) 181,351 rentable square feet of space across the Company portfolio attributable to building management use and tenant amenities and (ii) 69,789 square feet of space attributable to the Companys observatory. |
(4) | Represents annualized base rent and current reimbursement for operating expenses and real estate taxes. |
Page 12
First Quarter 2016
Tenant Lease Expirations
(unaudited)
Empire State Building Office (1) |
Number of Leases Expiring (2) |
Rentable Square Feet Expiring (3) |
Percent of Portfolio Rentable Square Feet Expiring |
Annualized Rent (4) (5) |
Percent of Annualized Rent |
Annualized Rent Per Rentable Square Foot |
||||||||||||||||||
Available |
| 245,496 | 9.1 | % | $ | | 0.0 | % | $ | | ||||||||||||||
Signed leases not commenced |
3 | 39,016 | 1.4 | % | | 0.0 | % | | ||||||||||||||||
2016 |
18 | 73,784 | 2.7 | % | 3,513,802 | 2.8 | % | 48.50 | ||||||||||||||||
2017 |
26 | 94,385 | 3.5 | % | 5,378,410 | 4.3 | % | 56.98 | ||||||||||||||||
2018 |
23 | 83,254 | 3.1 | % | 4,663,983 | 3.7 | % | 56.02 | ||||||||||||||||
2019 |
16 | 65,146 | 2.4 | % | 3,268,003 | 2.6 | % | 50.16 | ||||||||||||||||
2020 |
40 | 312,818 | 11.6 | % | 16,879,998 | 13.5 | % | 53.96 | ||||||||||||||||
2021 |
14 | 95,689 | 3.5 | % | 5,084,832 | 4.1 | % | 53.14 | ||||||||||||||||
2022 |
11 | 42,764 | 1.6 | % | 2,939,403 | 2.3 | % | 68.74 | ||||||||||||||||
2023 |
10 | 67,256 | 2.5 | % | 3,209,296 | 2.6 | % | 47.72 | ||||||||||||||||
2024 |
8 | 152,594 | 5.6 | % | 7,421,041 | 5.9 | % | 48.63 | ||||||||||||||||
2025 |
6 | 57,285 | 2.1 | % | 3,122,027 | 2.5 | % | 54.50 | ||||||||||||||||
Thereafter |
15 | 1,378,244 | 50.9 | % | 69,956,122 | 55.8 | % | 50.76 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total Empire State Building office |
190 | 2,707,731 | 100.0 | % | $ | 125,436,917 | 100.0 | % | $ | 51.76 | ||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
Empire State Building Broadcasting Licenses and Leases |
Annualized Base Rent (6) |
Annualized Expense Reimbursements |
Annualized Rent (4) |
Percent of Annualized Rent |
||||||||||||||||
2016 |
$ | 18,450 | $ | 14,883 | $ | 33,333 | 0.1 | % | ||||||||||||
2017 |
5,326,724 | 3,457,681 | 8,784,405 | 30.1 | % | |||||||||||||||
2018 |
6,168,780 | 3,200,109 | 9,368,889 | 32.1 | % | |||||||||||||||
2019 |
212,240 | 66,482 | 278,722 | 1.0 | % | |||||||||||||||
2020 |
2,004,144 | 603,031 | 2,607,175 | 8.9 | % | |||||||||||||||
2021 |
2,186,388 | 315,055 | 2,501,443 | 8.6 | % | |||||||||||||||
2022 |
2,483,367 | 296,549 | 2,779,916 | 9.5 | % | |||||||||||||||
2023 |
640,339 | 114,524 | 754,863 | 2.6 | % | |||||||||||||||
2024 |
43,260 | 44,005 | 87,265 | 0.3 | % | |||||||||||||||
2025 |
1,599,000 | 386,387 | 1,985,387 | 6.8 | % | |||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Total Empire State Building broadcasting licenses and leases |
$ | 20,682,692 | $ | 8,498,706 | $ | 29,181,398 | 100.0 | % | ||||||||||||
|
|
|
|
|
|
|
|
Notes:
(1) | Excludes retail space, broadcasting licenses and observatory operations |
(2) | If a lease has two different expiration dates, it is considered to be two leases (for the purpose of lease count and square footage). |
(3) | Excludes 25,937 rentable square feet of space attributable to building management use. |
(4) | Represents annualized base rent and current reimbursement for operating expenses and real estate taxes. |
(5) | Includes approximately $4.6 million of annualized rent related to physical space occupied by broadcasting tenants for their broadcasting operations. Does not include license fees charged to broadcasting tenants. |
(6) | Represents license fees for the use of the Empire State Building mast and base rent for physical space occupied by broadcasting tenants. |
Page 13
First Quarter 2016
20 Largest Tenants and Portfolio Tenant Diversification by Industry
(unaudited)
20 Largest Tenants |
Number of Leases |
Number of Properties |
Lease Expiration (1) |
Weighted Average Remaining Lease |
Total Occupied Square Feet (3) |
Percent of Portfolio Rentable Square Feet (4) |
Annualized Rent (5) |
Percent of Portfolio Annualized Rent (6) |
||||||||||||||||||||
1. Global Brands Group |
4 | 3 | Oct. 2023-Oct. 2028 | 11.5 years | 675,882 | 6.7 | % | $ | 31,432,964 | 6.8 | % | |||||||||||||||||
2. Coty |
1 | 1 | Jan. 2030 | 13.8 years | 311,242 | 3.1 | % | 16,019,709 | 3.5 | % | ||||||||||||||||||
3. LinkedIn |
1 | 1 | Feb. 2026 | 9.9 years | 278,023 | 2.8 | % | 14,532,800 | 3.2 | % | ||||||||||||||||||
4. PVH Corp. |
1 | 1 | Oct. 2028 | 12.6 years | 211,311 | 2.1 | % | 8,526,435 | 1.8 | % | ||||||||||||||||||
5. Thomson Reuters |
4 | 2 | Apr. 2018-Apr. 2020 | 3.3 years | 147,208 | 1.5 | % | 7,719,003 | 1.7 | % | ||||||||||||||||||
6. Li & Fung |
3 | 1 | Oct. 2021-Oct. 2027 | 8.0 years | 149,436 | 1.5 | % | 6,782,919 | 1.5 | % | ||||||||||||||||||
7. Federal Deposit Insurance Corporation |
1 | 1 | Feb. 2020 | 3.8 years | 121,879 | 1.2 | % | 6,497,447 | 1.4 | % | ||||||||||||||||||
8. Urban Outfitters |
1 | 1 | Sept. 2029 | 13.5 years | 56,730 | 0.6 | % | 6,392,536 | 1.4 | % | ||||||||||||||||||
9. Duane Reade |
3 | 3 | Feb. 2021-Sept. 2027 | 8.6 years | 47,541 | 0.5 | % | 6,148,960 | 1.3 | % | ||||||||||||||||||
10. Legg Mason |
1 | 1 | Sept. 2024 | 8.5 years | 138,868 | 1.3 | % | 6,129,367 | 1.3 | % | ||||||||||||||||||
11. On Deck Capital |
3 | 1 | Jan. 2016-Dec. 2026 | 10.5 years | 112,177 | 1.1 | % | 5,834,367 | 1.3 | % | ||||||||||||||||||
12. Footlocker |
2 | 1 | Apr. 2016 | 0.1 years | 170,187 | 1.6 | % | 5,527,692 | 1.2 | % | ||||||||||||||||||
13. Bank of America |
3 | 3 | Apr. 2016-Feb. 2018 | 0.5 years | 29,671 | 0.3 | % | 5,499,728 | 1.2 | % | ||||||||||||||||||
14. WDGF North America |
1 | 1 | Dec 2025 | 9.9 years | 5,300 | 0.1 | % | 5,351,820 | 1.2 | % | ||||||||||||||||||
15. Kohls |
1 | 1 | May 2029 | 13.2 years | 113,032 | 1.0 | % | 4,657,375 | 1.0 | % | ||||||||||||||||||
16. HNTB Corporation |
1 | 1 | Feb. 2026 | 9.9 years | 78,361 | 0.8 | % | 4,466,577 | 1.0 | % | ||||||||||||||||||
17. Aeropostale |
2 | 1 | Nov. 2016-Nov. 2020 | 1.9 years | 88,760 | 0.9 | % | 4,282,608 | 0.9 | % | ||||||||||||||||||
18. Shutterstock |
1 | 1 | Sept. 2024 | 8.5 years | 89,433 | 0.9 | % | 4,079,449 | 0.9 | % | ||||||||||||||||||
19. The Interpublic Group of Companies |
1 | 1 | Jul. 2024 | 8.3 years | 87,076 | 0.9 | % | 3,864,691 | 0.8 | % | ||||||||||||||||||
20. Odyssey Reinsurance |
1 | 1 | Sept. 2022 | 6.5 years | 101,619 | 1.0 | % | 3,857,080 | 0.8 | % | ||||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||
Total |
36 | 3,013,736 | 29.9 | % | $ | 157,603,527 | 34.2 | % | ||||||||||||||||||||
|
|
|
|
|
|
|
|
|
|
Notes:
(1) | Expiration dates are per lease and do not assume exercise of renewal or extension options. None of these leases contain early termination options. For tenants with more than two leases, the lease expiration is shown as a range. |
(2) | Represents the weighted average lease term, based on annualized rent. |
(3) | Based on leases signed and commenced as of March 31, 2016. |
(4) | Represents the percentage of rentable square feet of the Companys office and retail portfolios in the aggregate. |
(5) | Represents annualized base rent and current reimbursement for operating expenses and real estate taxes. |
(6) | Represents the percentage of annualized rent of the Companys office and retail portfolios in the aggregate. |
Portfolio Tenant Diversification by Industry (based on annualized rent)
Page 14
First Quarter 2016
Capital Expenditures and Redevelopment Program
(unaudited)
Three Months Ended | ||||||||||||||||||||
Capital expenditures | March 31, 2016 |
December 31, 2015 |
September 30, 2015 |
June 30, 2015 |
March 31, 2015 |
|||||||||||||||
Tenant improvements - first generation |
$ | 8,876 | $ | 21,351 | $ | 29,552 | $ | 13,536 | $ | 27,662 | ||||||||||
Tenant improvements - second generation |
1,443 | 2,507 | 1,792 | 2,015 | 1,681 | |||||||||||||||
Leasing commissions - first generation |
5,696 | 3,515 | 4,115 | 4,613 | 15,813 | |||||||||||||||
Leasing commissions - second generation |
185 | 462 | 60 | 513 | 372 | |||||||||||||||
Building improvements - first generation |
11,728 | 16,547 | 12,554 | 13,833 | 8,420 | |||||||||||||||
Building improvements - second generation |
604 | 1,546 | 650 | 928 | 333 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total |
$ | 28,532 | $ | 45,928 | $ | 48,723 | $ | 35,438 | $ | 54,281 | ||||||||||
|
|
|
|
|
|
|
|
|
|
Tenant space redevelopment by square feet (1) (2)
| Future redevelopment (Empire State Building) - 430,000 square feet |
| Future redevelopment (other Manhattan properties) - 1,210,000 square feet |
| Redevelopment completed - 6,350,000 square feet |
Inventory of vacant space (2)
| Developed - 700,000 square feet, 78% |
| Undeveloped - 200,000 square feet, 22% |
Inventory of undeveloped space (2)
| Vacant - 200,000 square feet, 13% |
| Expires in 2016 - 350,000 square feet, 21% |
| Expires in 2017 and thereafter -1,090,000 square feet, 66% |
Notes:
(1) | These estimates are based on the Companys current budgets (which do not include base building work in tenant spaces, tenant improvements and leasing commission costs) and are subject to change. |
(2) | Redevelopment program is for the Manhattan office assets only. Square footage based on market measurement. Developed space includes space that has been demolished and completed asbestos abatement and available for lease up or ready to be prebuilt. Permanent building use spaces, amenity spaces and broadcasting spaces are excluded. |
Page 15
First Quarter 2016
Observatory Summary
(unaudited and in thousands)
Three Months Ended | ||||||||||||||||||||
Observatory NOI |
March 31, 2016 |
December 31, 2015 |
September 30, 2015 |
June 30, 2015 |
March 31, 2015 |
|||||||||||||||
Observatory revenue |
$ | 21,181 | $ | 27,647 | $ | 35,702 | $ | 30,600 | $ | 18,223 | ||||||||||
Observatory expenses (1) |
7,755 | 8,783 | 7,896 | 8,093 | 7,402 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
NOI |
13,426 | 18,864 | 27,806 | 22,507 | 10,821 | |||||||||||||||
Intercompany rent expense (2) |
13,718 | 16,853 | 20,828 | 18,910 | 11,664 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
NOI after intercompany rent |
$ | (292 | ) | $ | 2,011 | $ | 6,978 | $ | 3,597 | $ | (843 | ) | ||||||||
|
|
|
|
|
|
|
|
|
|
Note:
(1) | For all periods presented, certain Empire State Building public relations costs previously included in property operating expenses are included in observatory expenses. For the three months ended March 31, 2016, December 31, 2015, September 30, 2015, June 30, 2015 and March 31, 2015, these costs were $1,012, $621, $612, $673 and $425, respectively. |
(2) | The observatory pays a market-based rent payment comprised of fixed and percentage rent to the Empire State Building. Intercompany rent is eliminated upon consolidation. |
Annual Observatory Revenues 2011 to 2015
Page 16
First Quarter 2016
Condensed Consolidated Balance Sheets
(unaudited and dollars in thousands)
March 31, 2016 |
December 31, 2015 |
September 30, 2015 |
June 30, 2015 |
March 31, 2015 |
||||||||||||||||
Assets |
||||||||||||||||||||
Commercial real estate properties, at cost: |
||||||||||||||||||||
Land |
$ | 201,196 | $ | 201,196 | $ | 201,196 | $ | 201,196 | $ | 201,196 | ||||||||||
Development costs |
7,931 | 7,498 | 7,479 | 7,388 | 7,332 | |||||||||||||||
Building and improvements |
2,089,792 | 2,067,636 | 2,036,187 | 1,996,318 | 1,967,260 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
2,298,919 | 2,276,330 | 2,244,862 | 2,204,902 | 2,175,788 | ||||||||||||||||
Less: accumulated depreciation |
(490,427 | ) | (465,584 | ) | (445,549 | ) | (423,279 | ) | (399,851 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Commercial real estate properties, net |
1,808,492 | 1,810,746 | 1,799,313 | 1,781,623 | 1,775,937 | |||||||||||||||
Cash and cash equivalents |
44,440 | 46,685 | 46,388 | 34,221 | 36,463 | |||||||||||||||
Restricted cash |
60,165 | 65,880 | 64,899 | 69,709 | 61,007 | |||||||||||||||
Tenant and other receivables, net |
14,828 | 18,782 | 32,406 | 16,431 | 12,759 | |||||||||||||||
Deferred rent receivables, net |
127,148 | 122,048 | 116,208 | 111,897 | 106,226 | |||||||||||||||
Prepaid expenses and other assets |
29,908 | 50,460 | 33,759 | 47,857 | 30,715 | |||||||||||||||
Deferred costs, net |
304,977 | 310,679 | 324,388 | 340,351 | 354,586 | |||||||||||||||
Acquired below-market ground leases, net |
381,934 | 383,891 | 385,849 | 387,807 | 389,765 | |||||||||||||||
Goodwill |
491,479 | 491,479 | 491,479 | 491,479 | 491,479 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total assets |
$ | 3,263,371 | $ | 3,300,650 | $ | 3,294,689 | $ | 3,281,375 | $ | 3,258,937 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Liabilities and Equity |
||||||||||||||||||||
Mortgage notes payable, net |
$ | 772,015 | $ | 747,661 | $ | 751,904 | $ | 756,081 | $ | 850,765 | ||||||||||
Senior unsecured notes, net |
587,861 | 587,018 | 586,167 | 585,325 | 584,529 | |||||||||||||||
Unsecured term loan facility, net |
262,640 | 262,545 | 262,457 | | | |||||||||||||||
Unsecured revolving credit facility, net |
| 35,192 | 14,802 | 279,412 | 159,022 | |||||||||||||||
Accounts payable and accrued expenses |
119,104 | 111,099 | 106,699 | 101,674 | 101,797 | |||||||||||||||
Acquired below-market leases, net |
96,245 | 104,171 | 112,312 | 121,286 | 129,736 | |||||||||||||||
Deferred revenue and other liabilities |
26,802 | 31,388 | 38,066 | 18,713 | 20,994 | |||||||||||||||
Tenants security deposits |
49,729 | 48,890 | 49,672 | 46,338 | 44,388 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total liabilities |
1,914,396 | 1,927,964 | 1,922,079 | 1,908,829 | 1,891,231 | |||||||||||||||
Total equity |
1,348,975 | 1,372,686 | 1,372,610 | 1,372,546 | 1,367,706 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total liabilities and equity |
$ | 3,263,371 | $ | 3,300,650 | $ | 3,294,689 | $ | 3,281,375 | $ | 3,258,937 | ||||||||||
|
|
|
|
|
|
|
|
|
|
Page 17
First Quarter 2016
Condensed Consolidated Statements of Income
(unaudited and in thousands, except per share amounts)
Three Months Ended | ||||||||||||||||||||
March 31, 2016 |
December 31, 2015 |
September 30, 2015 |
June 30, 2015 |
March 31, 2015 |
||||||||||||||||
Revenues |
||||||||||||||||||||
Rental revenue |
$ | 114,908 | $ | 113,957 | $ | 110,903 | $ | 112,866 | $ | 110,058 | ||||||||||
Tenant expense reimbursement |
18,120 | 19,638 | 23,096 | 18,582 | 18,200 | |||||||||||||||
Observatory revenue |
21,181 | 27,647 | 35,702 | 30,600 | 18,223 | |||||||||||||||
Construction revenue |
| | | 374 | 1,607 | |||||||||||||||
Third party management and other fees |
545 | 475 | 618 | 594 | 446 | |||||||||||||||
Other revenue and fees |
2,320 | 3,483 | 5,460 | 1,757 | 3,348 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total revenues |
157,074 | 165,200 | 175,779 | 164,773 | 151,882 | |||||||||||||||
Operating expenses |
||||||||||||||||||||
Property operating expenses (1) |
39,104 | 38,297 | 41,052 | 37,262 | 42,027 | |||||||||||||||
Ground rent expenses |
2,333 | 2,332 | 2,331 | 2,332 | 2,331 | |||||||||||||||
General and administrative expenses |
10,918 | 9,678 | 10,182 | 9,113 | 9,100 | |||||||||||||||
Observatory expenses (1) |
7,755 | 8,783 | 7,896 | 8,093 | 7,402 | |||||||||||||||
Construction expenses |
| | | 353 | 2,869 | |||||||||||||||
Real estate taxes |
23,525 | 23,622 | 23,613 | 22,952 | 22,978 | |||||||||||||||
Acquisition expenses |
98 | | 193 | | | |||||||||||||||
Depreciation and amortization |
39,227 | 45,258 | 45,169 | 39,629 | 41,418 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total operating expenses |
122,960 | 127,970 | 130,436 | 119,734 | 128,125 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total operating income |
34,114 | 37,230 | 45,343 | 45,039 | 23,757 | |||||||||||||||
Other income (expense) |
||||||||||||||||||||
Interest expense |
(17,951 | ) | (17,194 | ) | (16,680 | ) | (17,571 | ) | (16,047 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Income before income taxes |
16,163 | 20,036 | 28,663 | 27,468 | 7,710 | |||||||||||||||
Income tax (expense) benefit |
542 | (666 | ) | (2,578 | ) | (883 | ) | 178 | ||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Net income |
16,705 | 19,370 | 26,085 | 26,585 | 7,888 | |||||||||||||||
Perpetual preferred unit distributions |
(234 | ) | (234 | ) | (234 | ) | (234 | ) | (234 | ) | ||||||||||
Net income attributable to non-controlling interests |
(9,043 | ) | (10,884 | ) | (14,631 | ) | (15,231 | ) | (4,516 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Net income attributable to common stockholders |
$ | 7,428 | $ | 8,252 | $ | 11,220 | $ | 11,120 | $ | 3,138 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Weighted average common shares outstanding |
||||||||||||||||||||
Basic |
120,778 | 118,706 | 115,900 | 112,852 | 109,400 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Diluted |
266,641 | 266,048 | 265,873 | 265,867 | 265,810 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Net income per share attributable to common stockholders |
||||||||||||||||||||
Basic and Diluted |
$ | 0.06 | $ | 0.07 | $ | 0.10 | $ | 0.10 | $ | 0.03 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Dividends per share |
$ | 0.085 | $ | 0.085 | $ | 0.085 | $ | 0.085 | $ | 0.085 | ||||||||||
|
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|
|
|
|
|
|
|
|
(1) | For all periods presented, certain Empire State Building public relations costs previously included in property operating expenses are included in observatory expenses. For the three months ended March 31, 2016, December 31, 2015, September 30, 2015, June 30, 2015 and March 31, 2015, these costs were $1,012, $621, $612, $673 and $425, respectively. |
Page 18
First Quarter 2016
Funds from Operations (FFO), Modified Funds From Operations (Modified FFO), Core Funds from
Operations (Core FFO), Core Funds Available for Distribution (Core FAD) and EBITDA
(unaudited and in thousands, except per share amounts)
Three Months Ended | ||||||||||||||||||||
Reconciliation of Net Income to FFO, Modified FFO and Core FFO |
March 31, 2016 |
December 31, 2015 |
September 30, 2015 |
June 30, 2015 |
March 31, 2015 |
|||||||||||||||
Net Income |
$ | 16,705 | $ | 19,370 | $ | 26,085 | $ | 26,585 | $ | 7,888 | ||||||||||
Preferred unit distributions |
(234 | ) | (234 | ) | (234 | ) | (234 | ) | (234 | ) | ||||||||||
Real estate depreciation and amortization |
39,075 | 45,085 | 45,072 | 39,542 | 41,233 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
FFO attributable to common stockholders and non-controlled interests |
55,546 | 64,221 | 70,923 | 65,893 | 48,887 | |||||||||||||||
Amortization of below-market ground lease |
1,958 | 1,958 | 1,957 | 1,958 | 1,958 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Modified FFO attributable to common stockholders and non-controlled interests |
57,504 | 66,179 | 72,880 | 67,851 | 50,845 | |||||||||||||||
Deferred financing costs write-off and prepayment penalty |
552 | | | 404 | 1,345 | |||||||||||||||
Acquisition break-up fee |
| | (2,500 | ) | | | ||||||||||||||
Acquisition expenses |
98 | | 193 | | | |||||||||||||||
Construction severance expenses, net of taxes |
| | | | 480 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Core FFO attributable to common stockholders and non-controlled interests |
$ | 58,154 | $ | 66,179 | $ | 70,573 | $ | 68,255 | $ | 52,670 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total weighted average shares and Operating Partnership Units |
||||||||||||||||||||
Basic and Diluted |
266,134 | 266,048 | 265,873 | 265,867 | 265,810 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
FFO attributable to common stockholders and non-controlled interests per share |
||||||||||||||||||||
Basic and Diluted |
$ | 0.21 | $ | 0.24 | $ | 0.27 | $ | 0.25 | $ | 0.18 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Modified FFO attributable to common stockholders and non-controlled interests per share |
||||||||||||||||||||
Basic and Diluted |
$ | 0.22 | $ | 0.25 | $ | 0.27 | $ | 0.26 | $ | 0.19 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Core FFO attributable to common stockholders and non-controlled interests per share |
||||||||||||||||||||
Basic and Diluted |
$ | 0.22 | $ | 0.25 | $ | 0.27 | $ | 0.26 | $ | 0.20 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Reconciliation of Core FFO to Core FAD |
||||||||||||||||||||
Core FFO |
$ | 58,154 | $ | 66,179 | $ | 70,573 | $ | 68,255 | $ | 52,670 | ||||||||||
Add: |
||||||||||||||||||||
Amortization of deferred financing costs |
1,142 | 1,141 | 1,086 | 1,054 | 1,076 | |||||||||||||||
Non-real estate depreciation and amortization |
152 | 173 | 97 | 87 | 185 | |||||||||||||||
Amortization of non-cash compensation expense |
2,097 | 1,225 | 1,334 | 1,230 | 1,694 | |||||||||||||||
Amortization of debt discount |
668 | 668 | 668 | 668 | 668 | |||||||||||||||
Deduct: |
||||||||||||||||||||
Straight-line rental revenues |
(5,080 | ) | (5,892 | ) | (5,441 | ) | (5,622 | ) | (4,102 | ) | ||||||||||
Amortization of debt premiums |
(1,737 | ) | (1,736 | ) | (1,737 | ) | (1,737 | ) | (1,869 | ) | ||||||||||
Above/below-market rent revenue |
(4,231 | ) | (4,691 | ) | (4,795 | ) | (4,576 | ) | (5,291 | ) | ||||||||||
Corporate and Observatory capital expenditures |
(792 | ) | | (86 | ) | | | |||||||||||||
Tenant improvements - second generation |
(1,443 | ) | (2,507 | ) | (1,792 | ) | (2,015 | ) | (1,681 | ) | ||||||||||
Building improvements - second generation |
(604 | ) | (1,546 | ) | (650 | ) | (928 | ) | (333 | ) | ||||||||||
Leasing commissions - second generation |
(185 | ) | (462 | ) | (60 | ) | (513 | ) | (372 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Core FAD |
$ | 48,141 | $ | 52,552 | $ | 59,197 | $ | 55,903 | $ | 42,645 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Core FAD attributable to common stockholders and non-controlled interests per share |
||||||||||||||||||||
Basic and Diluted |
$ | 0.18 | $ | 0.20 | $ | 0.22 | $ | 0.21 | $ | 0.16 | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Reconciliation of Net Income to EBITDA |
||||||||||||||||||||
Net income |
$ | 16,705 | $ | 19,370 | $ | 26,085 | $ | 26,585 | $ | 7,888 | ||||||||||
Perpetual preferred unit distributions |
(234 | ) | (234 | ) | (234 | ) | (234 | ) | (234 | ) | ||||||||||
Interest expense |
17,951 | 17,194 | 16,680 | 17,571 | 16,047 | |||||||||||||||
Income tax expense (benefit) |
(542 | ) | 666 | 2,578 | 883 | (178 | ) | |||||||||||||
Depreciation and amortization |
39,227 | 45,258 | 45,169 | 39,629 | 41,418 | |||||||||||||||
Acquisition expenses |
98 | | 193 | | | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
EBITDA |
$ | 73,205 | $ | 82,254 | $ | 90,471 | $ | 84,434 | $ | 64,941 | ||||||||||
|
|
|
|
|
|
|
|
|
|
Page 19
First Quarter 2016
Net Operating Income (NOI)
(unaudited and dollars in thousands)
Three Months Ended | ||||||||||||||||||||
Reconciliation of Net Income to NOI and Cash NOI |
March 31, 2016 |
December 31, 2015 |
September 30, 2015 |
June 30, 2015 |
March 31, 2015 |
|||||||||||||||
Net income |
$ | 16,705 | $ | 19,370 | $ | 26,085 | $ | 26,585 | $ | 7,888 | ||||||||||
Add: |
||||||||||||||||||||
General and administrative expenses |
10,918 | 9,678 | 10,182 | 9,113 | 9,100 | |||||||||||||||
Depreciation and amortization |
39,227 | 45,258 | 45,169 | 39,629 | 41,418 | |||||||||||||||
Interest expense |
17,951 | 17,194 | 16,680 | 17,571 | 16,047 | |||||||||||||||
Construction expenses |
| | | 353 | 2,869 | |||||||||||||||
Acquisition expenses |
98 | | 193 | | | |||||||||||||||
Income tax expense (benefit) |
(542 | ) | 666 | 2,578 | 883 | (178 | ) | |||||||||||||
Less: |
||||||||||||||||||||
Construction revenue |
| | | (374 | ) | (1,607 | ) | |||||||||||||
Third-party management and other fees |
(545 | ) | (475 | ) | (618 | ) | (594 | ) | (446 | ) | ||||||||||
Acquisition break-up fee |
| | (2,500 | ) | | | ||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Net operating income |
83,812 | 91,691 | 97,769 | 93,166 | 75,091 | |||||||||||||||
Straight-line rent |
(5,080 | ) | (5,892 | ) | (5,441 | ) | (5,622 | ) | (4,102 | ) | ||||||||||
Above/below-market lease amortization |
(4,231 | ) | (4,691 | ) | (4,795 | ) | (4,576 | ) | (5,291 | ) | ||||||||||
Below-market ground lease amortization |
1,958 | 1,958 | 1,957 | 1,958 | 1,958 | |||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Cash net operating income |
76,459 | 83,066 | 89,490 | 84,926 | 67,656 | |||||||||||||||
Less: Observatory net operating income |
(13,426 | ) | (18,864 | ) | (27,806 | ) | (22,507 | ) | (10,821 | ) | ||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total portfolio (excluding observatory) cash net operating income |
$ | 63,033 | $ | 64,202 | $ | 61,684 | $ | 62,419 | $ | 56,835 | ||||||||||
|
|
|
|
|
|
|
|
|
|
Page 20
First Quarter 2016
Debt Summary
(unaudited and dollars in thousands)
March 31, 2016 | December 31, 2015 | |||||||||||||||||||||||
Weighted Average | Weighted Average | |||||||||||||||||||||||
Interest | Maturity | Interest | Maturity | |||||||||||||||||||||
Debt Summary |
Balance | Rate | (Years) | Balance | Rate | (Years) | ||||||||||||||||||
Fixed rate mortgage debt |
$ | 761,893 | 5.40 | % | 3.0 | $ | 735,145 | 5.53 | % | 2.7 | ||||||||||||||
Senior unsecured notes |
600,000 | 3.47 | % | 8.1 | 600,000 | 3.47 | % | 8.4 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total fixed rate debt |
1,361,893 | 4.55 | % | 5.3 | 1,335,145 | 4.61 | % | 5.3 | ||||||||||||||||
Unsecured revolving credit facility |
| | | 40,000 | 1.58 | % | 3.1 | |||||||||||||||||
Unsecured term loan facility (1) |
265,000 | 2.03 | % | 6.4 | 265,000 | 2.03 | % | 6.7 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total variable rate debt |
265,000 | 2.03 | % | 6.4 | 305,000 | 1.97 | % | 6.2 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total debt |
1,626,893 | 4.14 | % | 5.4 | 1,640,145 | 4.12 | % | 5.4 | ||||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||||||
Premium/discount |
4,112 | 5,181 | ||||||||||||||||||||||
Deferred financing costs, net |
(8,489 | ) | (12,910 | ) | ||||||||||||||||||||
|
|
|
|
|||||||||||||||||||||
Total |
$ | 1,622,516 | $ | 1,632,416 | ||||||||||||||||||||
|
|
|
|
Notes:
(1) | Beginning August 2017, LIBOR is fixed at 2.1485% under a variable to fixed interest rate swap agreement. |
Available | ||||||||||||||||
Outstanding at | Capacity at | |||||||||||||||
March 31, | Letters | March 31, | ||||||||||||||
Available Capacity |
Facility | 2016 | of Credit | 2016 | ||||||||||||
Unsecured revolving credit facility (1) |
$ | 800,000 | $ | | $ | | $ | 800,000 | ||||||||
|
|
|
|
|
|
|
|
Current | In | |||||||||
Covenant Summary |
Required | Quarter | Compliance | |||||||
Maximum Total Leverage(2) |
< 60 | % | 30.1 | % | Yes | |||||
Maximum Secured Debt |
< 40 | % | 14.3 | % | Yes | |||||
Minimum Fixed Charge Coverage |
> 1.50 | x | 3.8 | x | Yes | |||||
Minimum Unencumbered Interest Coverage |
> 1.75 | x | 7.1 | x | Yes | |||||
Maximum Unsecured Leverage |
< 60 | % | 24.0 | % | Yes | |||||
Maximum Secured Recourse Indebtedness |
< 10 | % | 0 | % | Yes | |||||
Minimum Tangible Net Worth |
$ | 745,356 | $ | 960,292 | Yes |
Notes:
(1) | The unsecured revolving credit facility has an accordion feature allowing for an increase in maximum aggregate principal balance to $1.25 billion under certain circumstances. This facility matures in January 2019 with two additional six-month extension options. |
(2) | Represents the ratio of total indebtedness to total asset value as defined and determined in accordance with the credit facility agreement. |
Page 21
First Quarter 2016
Debt Detail
(unaudited and dollars in thousands)
Stated | Current | |||||||||||||||
Interest | Interest | Principal | Maturity | |||||||||||||
Rate (%) | Rate (%) | Balance | Date | Amortization | ||||||||||||
Fixed rate mortgage debt: |
||||||||||||||||
10 Bank Street |
5.72 | % | 5.72 | % | $ | 32,050 | 6/1/2017 | 30 years | ||||||||
1542 Third Avenue |
5.90 | % | 5.90 | % | 18,117 | 6/1/2017 | 30 years | |||||||||
First Stamford Place |
5.65 | % | 5.65 | % | 237,842 | 7/5/2017 | 30 years | |||||||||
383 Main Avenue, Norwalk, CT |
5.59 | % | 5.59 | % | 29,119 | 7/5/2017 | 30 years | |||||||||
1010 Third Avenue and 77 West 55th Street |
5.69 | % | 5.69 | % | 26,926 | 7/5/2017 | 30 years | |||||||||
1333 Broadway |
6.32 | % | 6.32 | % | 68,404 | 1/5/2018 | 30 years | |||||||||
1400 Broadway (first lien mortgage loan) |
6.12 | % | 6.12 | % | 68,483 | 2/5/2018 | 30 years | |||||||||
1400 Broadway (second lien mortgage loan) |
3.35 | % | 3.35 | % | 9,548 | 2/5/2018 | 30 years | |||||||||
112 West 34th Street (first lien mortgage loan) |
6.01 | % | 6.01 | % | 76,126 | 4/5/2018 | 30 years | |||||||||
112 West 34th Street (second lien mortgage loan) |
6.56 | % | 6.56 | % | 9,608 | 4/5/2018 | 30 years | |||||||||
1350 Broadway |
5.87 | % | 5.87 | % | 38,205 | 4/5/2018 | 30 years | |||||||||
Metro Center |
3.59 | % | 3.59 | % | 97,465 | 11/5/2024 | 30 years | |||||||||
10 Union Square |
3.70 | % | 3.70 | % | 50,000 | 4/1/2026 | Interest only | |||||||||
|
|
|||||||||||||||
Total mortgage debt |
761,893 | |||||||||||||||
Unsecured revolving credit facility |
LIBOR plus 1.15 | % | 1.58 | % | | 1/23/2019 | Interest only | |||||||||
Exchangeable senior unsecured notes |
2.63 | % | 2.63 | % | 250,000 | 8/15/2019 | Interest only | |||||||||
Unsecured term loan facility |
LIBOR plus 1.60 | % | 2.03 | % | 265,000 | 8/24/2022 | Interest only | |||||||||
Senior unsecured notes (Series A) |
3.93 | % | 3.93 | % | 100,000 | 3/27/2025 | Interest only | |||||||||
Senior unsecured notes (Series B) |
4.09 | % | 4.09 | % | 125,000 | 3/27/2027 | Interest only | |||||||||
Senior unsecured notes (Series C) |
4.18 | % | 4.18 | % | 125,000 | 3/27/2030 | Interest only | |||||||||
|
|
|
|
|||||||||||||
Total / weighted average debt |
4.14 | % | 1,626,893 | |||||||||||||
|
|
|||||||||||||||
Premium/discounts |
4,112 | |||||||||||||||
Deferred financing costs, net |
(8,489 | ) | ||||||||||||||
|
|
|||||||||||||||
Total |
$ | 1,622,516 | ||||||||||||||
|
|
Page 22
First Quarter 2016
Debt Maturities and Ground Lease Commitments
(unaudited and dollars in thousands)
Year |
Amortization | Maturities (1) | Total | Percentage of Total Debt |
Weighted Average Interest Rate of Maturing Debt |
|||||||||||||||
2016 |
$ | 9,053 | $ | | $ | 9,053 | 0.6 | % | n/a | |||||||||||
2017 |
9,904 | 336,009 | 345,913 | 21.3 | % | 5.67 | % | |||||||||||||
2018 |
2,880 | 262,210 | 265,090 | 16.3 | % | 6.02 | % | |||||||||||||
2019 |
2,188 | 250,000 | 252,188 | 15.5 | % | 2.63 | % | |||||||||||||
2020 |
2,268 | | 2,268 | 0.1 | % | n/a | ||||||||||||||
Thereafter |
9,706 | 742,675 | 752,381 | 46.2 | % | 3.28 | % | |||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total debt |
$ | 35,999 | $ | 1,590,894 | 1,626,893 | 100.0 | % | 4.14 | % | |||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Premium/discount |
4,112 | |||||||||||||||||||
Deferred financing costs, net |
(8,489 | ) | ||||||||||||||||||
|
|
|||||||||||||||||||
Total |
$ | 1,622,516 | ||||||||||||||||||
|
|
Note:
(1) | Assumes no extension options are exercised. |
Debt Maturity Profile
Ground Lease Commitments
Year |
1350 Broadway |
1400 Broadway |
112 West 34th Street |
Total | ||||||||||||
2016 |
81 | 507 | 551 | 1,139 | ||||||||||||
2017 |
108 | 675 | 735 | 1,518 | ||||||||||||
2018 |
108 | 675 | 735 | 1,518 | ||||||||||||
2019 |
108 | 675 | 735 | 1,518 | ||||||||||||
2020 |
108 | 675 | 735 | 1,518 | ||||||||||||
Thereafter |
2,439 | 12,825 | 41,466 | 56,730 | ||||||||||||
|
|
|
|
|
|
|
|
|||||||||
$ | 2,952 | $ | 16,032 | $ | 44,957 | $ | 63,941 | |||||||||
|
|
|
|
|
|
|
|
Page 23
First Quarter 2016
Supplemental Definitions
Funds From Operations (FFO)
We compute FFO in accordance with the White Paper on FFO published by the National Association of Real Estate Investment Trusts, or NAREIT, which defines FFO as net income (loss) (determined in accordance with GAAP), excluding impairment writedowns of investments in depreciable real estate and investments in in-substance real estate investments, gains or losses from debt restructurings and sales of depreciable operating properties, plus real estate-related depreciation and amortization (excluding amortization of deferred financing costs), less distributions to non-controlling interests and gains/losses from discontinued operations and after adjustments for unconsolidated partnerships and joint ventures. FFO is a widely recognized non-GAAP financial measure for REITs that we believe, when considered with financial statements determined in accordance with GAAP, is useful to investors in understanding financial performance and providing a relevant basis for comparison among REITs. In addition, FFO is useful to investors as it captures features particular to real estate performance by recognizing that real estate has generally appreciated over time or maintains residual value to a much greater extent than do other depreciable assets. Investors should review FFO, along with GAAP net income, when trying to understand an equity REITs operating performance. We present FFO because we consider it an important supplemental measure of our operating performance and believe that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs. However, 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 leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effect and could materially impact our results of operations, the utility of FFO as a measure of its performance is limited. There can be no assurance that FFO presented by us is comparable to similarly titled measures of other REITs. FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Although FFO is a measure used for comparability in assessing the performance of REITs, as the NAREIT White Paper only provides guidelines for computing FFO, the computation of FFO may vary from one company to another.
Modified Funds From Operations (Modified FFO)
Modified FFO adds back an adjustment for any above or below-market ground lease amortization to traditionally defined FFO. We consider this a useful supplemental measure in evaluating our operating performance due to the non-cash accounting treatment under GAAP, which stems from the July 2014 acquisition of two properties as they carry significantly below market ground leases, the amortization of which is material to our overall results. We present Modified FFO because we consider it an important supplemental measure of our operating performance in that it adds back the non-cash amortization of below-market ground leases. There can be no assurance that Modified FFO presented by us is comparable to similarly titled measures of other REITs. Modified FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. Modified FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions.
Core Funds From Operations (Core FFO)
Core FFO adds back to Modified FFO the following items: private perpetual preferred exchange offering expenses, acquisition expenses, gain on settlement of lawsuit related to the Observatory, net of income taxes, deferred financing cost write-off, prepayment penalties, construction severance expenses and acquisition break-up fee. The Company presents Core FFO because it considers it an important supplemental measure of its operating performance in that it excludes non-recurring items. There can be no assurance that Core FFO presented by the Company is comparable to similarly titled measures of other REITs. Core FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. Core FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. In future periods, we may also exclude other items from Core FFO that we believe may help investors compare our results.
Core Funds Available for Distribution (Core FAD)
In addition to Core FFO, we present Core FAD by (i) adding to Core FFO non-real estate depreciation and amortization, the amortization of deferred financing costs, amortization of debt discounts and non-cash compensation expenses and (ii) deducting straight line rent, recurring second generation leasing commissions, tenant improvements, prebuilts, capital expenditures, furniture, fixtures & equipment, amortization of debt premiums and above/below market rent revenue. Core FAD is presented solely as a supplemental disclosure that we believe provides useful information regarding our ability to fund our dividends. Core FAD does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. Core FAD is not indicative of cash available to fund ongoing cash needs., including the ability to make cash distributions. There can be no assurance that Core FAD presented by us is comparable to similarly titled measures of other REITs.
Net Operating Income (NOI)
NOI is a non-GAAP financial measure of performance. NOI is used by investors and our management to evaluate and compare the performance of our properties and to determine trends in earnings and to compute the fair value of our properties as it is not affected by; (i) the cost of funds of the property owner, (ii) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP, (iii) acquisition expenses and break-up fee, or (iv) general and administrative expenses and other gains and losses that are specific to the property owner. The cost of funds is eliminated from net operating income because it is specific to the particular financing capabilities and constraints of the owner. The cost of funds is also eliminated because it is dependent on historical interest rates and other costs of capital as well as past decisions made by us regarding the appropriate mix of capital which may have changed or may change in the future. Depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets are eliminated because they may not accurately represent the actual change in value in our office or retail properties that result from use of the properties or changes in market conditions. While certain aspects of real property do decline in value over time in a manner that is reasonably captured by depreciation and amortization, the value of the properties as a whole have historically increased or decreased as a result of changes in overall economic conditions instead of from actual use of the property or the passage of time. Gains and losses from the sale of real property vary from property to property and are affected by market conditions at the time of sale which will usually change from period to period. These gains and losses can create distortions when comparing one period to another or when comparing our operating results to the operating results of other real estate companies that have not made similarly timed, purchases or sales. We believe that eliminating these costs from net income is useful because the resulting measure captures the actual revenue, generated and actual expenses incurred in operating our properties as well as trends in occupancy rates, rental rates and operating costs. However, the usefulness of NOI is limited because it excludes general and administrative costs, interest expense, depreciation and amortization expense and gains or losses from the sale of properties, and other gains and losses as stipulated by GAAP, the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, all of which are significant economic costs. NOI may fail to capture significant trends in these components of net income which further limits its usefulness. NOI is a measure of the operating performance of our properties but does not measure our performance as a whole. NOI is therefore not a substitute for net income as computed in accordance with GAAP. This measure should be analyzed in conjunction with net income computed in accordance with GAAP. Other companies may use different methods for calculating NOI or similarly entitled measures and, accordingly, our NOI may not-be comparable to similarly entitled measures reported by other companies that do not define the measure exactly as we do.
EBITDA
We compute EBITDA as net income plus perpetual preferred unit distributions, interest expense, income taxes, depreciation and amortization and acquisition expenses. We present EBITDA because we believe that EBITDA, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of its ability to incur and service debt. EBITDA should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of our financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of its liquidity.
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