EX-99.1 2 q4-2016ex991earningsrelease.htm EXHIBIT 99.1 Exhibit


Exhibit 99.1


armada_propertiesa02.gif
 
PRESS RELEASE
 
ARMADA HOFFLER PROPERTIES REPORTS FOURTH QUARTER AND FULL YEAR 2016 RESULTS

Net Income of $0.09 per Diluted Share for the Fourth Quarter
and $0.85 per Diluted Share for the Full Year
 
Normalized FFO of $0.25 per Diluted Share for the Fourth Quarter
and $1.01 per Diluted Share for the Full Year
 
Company Introduces 2017 Full-Year Normalized FFO Guidance

Board of Directors Increases First Quarter 2017 Cash Dividend by 5.6% to $0.19 per Share
 
VIRGINIA BEACH, VA, February 9, 2017 – Armada Hoffler Properties, Inc. (NYSE: AHH) today announced its results for the quarter and year ended December 31, 2016 and provided an update on current events.
 
Highlights include:

•
Net income of $5.1 million, or $0.09 per diluted share, for the quarter ended December 31, 2016 compared to net income of $8.4 million, or $0.19 per diluted share, for the quarter ended December 31, 2015. Net income of $42.8 million, or $0.85 per diluted share, for the year ended December 31, 2016 compared to net income of $31.2 million, or $0.75 per diluted share, for the year ended December 31, 2015.

•
Normalized Funds From Operations (“FFO”) of $13.7 million, or $0.25 per diluted share, for the quarter ended December 31, 2016 compared to Normalized FFO of $10.6 million, or $0.24 per diluted share, for the quarter ended December 31, 2015. Normalized FFO of $50.9 million, or $1.01 per diluted share, for the year ended December 31, 2016 compared to Normalized FFO of $38.7 million, or $0.93 per diluted share, for the year ended December 31, 2015.

•
FFO of $14.7 million, or $0.27 per diluted share, for the quarter ended December 31, 2016 compared to FFO of $9.6 million, or $0.22 per diluted share, for the quarter ended December 31, 2015. FFO of $48.0 million, or $0.96 per diluted share, for the year ended December 31, 2016 compared to FFO of $35.9 million, or $0.87 per diluted share, for the year ended December 31, 2015.

•
Introduced 2017 full-year Normalized FFO guidance in the range of $0.99 to $1.03 per diluted share, as illustrated in the enclosed presentation that can also be found on the Company's website at www.ArmadaHoffler.com. The Company's executive management will provide further details regarding its 2017 earnings guidance during today's webcast and conference call.

•
Announced that its Board of Directors declared a cash dividend of $0.19 per common share for the first quarter of 2017, representing a 5.6% increase over the prior quarter’s cash dividend and the third increase in three years totaling approximately 19% dividend growth.
 
•
Same Store Net Operating Income (“NOI”) increased for the tenth consecutive quarter.

•
Core operating property portfolio occupancy at 94.3% compared to 95.3% as of December 31, 2015. The decrease in occupancy is primarily due to existing tenants within Town Center expanding and relocating to our 4525 Main Street tower, which is a non-core office property.

•
Agreed to develop, build and own a 100,000 square foot office tower anchored by Newport News Shipbuilding, a division of Huntington Ingalls Industries (NYSE:HII), as part of an ongoing public-private partnership with the City of Newport News on the Brooks Crossing development project.

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•
Closed on the acquisition of Columbus Village II, a 92,000 square foot retail and entertainment center adjacent to the Town Center of Virginia Beach, Virginia. Combined with Columbus Village I, which was acquired in 2015, the resulting contiguous 12 acres are a prime target for redevelopment and ultimate integration into the dynamic Town Center environment.

•
Closed on the acquisition of Renaissance Square, an 80,000 square foot Harris Teeter-anchored retail center located in the greater Charlotte area of North Carolina.

•
Added to the MSCI U.S REIT Index (RMZ) effective as of the close of the market on November 30, 2016.
 
Commenting on the Company’s results, Louis Haddad, President and CEO, said, "While I am pleased to report another quarter and year of bottom-line per share growth, I’m more excited about the value that we’ve delivered to our shareholders this past year and our potential for future growth over the coming years. Our total shareholder return for 2016 was 47 percent, significantly outperforming both the RMS and Russell 2000 indices. And when I look at the quality of assets and locations in our development pipeline, there’s good reason to be optimistic about the future growth potential of our Company."

Operating Performance

The fourth quarter and full year changes in net income, Normalized FFO and FFO were positively impacted by property acquisitions, organic same store NOI growth and higher interest income, which were partially offset by lower construction segment gross profits and higher interest expense. The full year change in net income was also positively impacted by higher gains on real estate dispositions, which were partially offset by higher depreciation and amortization expense from acquired properties and new properties placed into service. For the fourth quarter, both net income and FFO were positively impacted by mark-to-market gains on interest rate derivatives. Net income for the fourth quarter was negatively impacted by the decrease in gains on real estate dispositions when compared to the fourth quarter of 2015.

At the end of the fourth quarter, the Company’s office, retail and multifamily core operating property portfolios were 89.9%, 95.8% and 94.3% occupied, respectively. The decrease in office occupancy is primarily due to existing tenants within Town Center expanding and relocating to our 4525 Main Street tower, which is a non-core office property.
 
Total construction contract backlog was $217.7 million at the end of the year.

Balance Sheet and Financing Activity
 
As of December 31, 2016, the Company had $527 million of total debt outstanding, including $107 million outstanding under its revolving credit facility. Total debt outstanding excludes unamortized GAAP fair value adjustments and deferred financing costs. Approximately 46% of the Company’s debt had fixed interest rates or were subject to interest rate swaps as of December 31, 2016. After considering LIBOR interest rate caps with strike prices at or below 150 basis points, as of December 31, 2016, approximately 97% of the Company’s debt was fixed or hedged.
 
During the fourth quarter, the Company raised an aggregate of $17.4 million of gross proceeds under its At-The-Market (“ATM”) continuous equity offering program at a weighted average price of $14.10 per share. For the year ended December 31, 2016, the Company raised an aggregate of $68.5 million of gross proceeds under the ATM at a weighted average price of $12.89 per share.
 
Outlook
 
The Company is introducing its 2017 full-year Normalized FFO guidance in the range of $0.99 to $1.03 per diluted share, as illustrated in the enclosed presentation that can also be found on the Company's website at www.ArmadaHoffler.com. The Company's executive management will provide further details regarding its 2017 earnings guidance during today's webcast and conference call.

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Supplemental Financial Information
 
Further details regarding operating results, properties and leasing statistics can be found in the Company’s supplemental financial package available at www.ArmadaHoffler.com under the Investor Relations section.
 
Webcast and Conference Call
 
The Company will host a webcast and conference call on Thursday, February 9, 2017 at 8:30 a.m. Eastern Time to review financial results and discuss recent events. The live webcast will be available through the Investor Relations page of the Company’s website, www.ArmadaHoffler.com, or through www.viavid.com.  To participate in the call, please dial 877-407-3982 (domestic) or 201-493-6780 (international).  A replay of the conference call will be available through Thursday, March 9, 2017 by dialing 877-870-5176 (domestic) or 858-384-5517 (international) and entering the pass code 13652128.
 
About Armada Hoffler Properties, Inc.
 
Armada Hoffler Properties, Inc. is a full service real estate company with extensive experience developing, building, owning and managing high-quality, institutional-grade office, retail and multifamily properties in attractive markets throughout the Mid-Atlantic and Southeastern United States. The Company has elected to be taxed as a real estate investment trust (“REIT”) for U.S. federal income tax purposes.
 
Forward-Looking Statements
 
Certain matters within this press release are discussed using forward-looking language as specified in the Private Securities Litigation Reform Act of 1995, and, as such, may involve known and unknown risks, uncertainties and other factors that may cause the actual results or performance to differ from those projected in the forward-looking statement. These forward-looking statements may include comments relating to the current and future performance of the Company’s operating property portfolio, the Company’s development pipeline, the Company’s construction and development business, including backlog and timing of deliveries, financing activities, as well as acquisitions, dispositions and the Company’s financial outlook, guidance and expectations. For a description of factors that may cause the Company’s actual results or performance to differ from its forward-looking statements, please review the information under the heading “Risk Factors” included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2015, and the other documents filed by the Company with the Securities and Exchange Commission.
 
Non-GAAP Financial Measures
 
The Company calculates FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”).  NAREIT defines FFO as net income (loss) (calculated in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures.
 
FFO is a supplemental non-GAAP financial measure.  The Company uses FFO as a supplemental performance measure because it believes that FFO is beneficial to investors as a starting point in measuring the Company’s operational performance.  Specifically, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, which do not relate to or are not indicative of operating performance, FFO provides a performance measure that, when compared period-over-period, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare the Company’s operating performance with that of other REITs.
 
However, because FFO excludes depreciation and amortization and captures neither the changes in the value of the Company’s properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of the Company’s properties, all of which have real economic effects and could materially impact the Company’s results from operations, the utility of FFO as a measure of the Company’s performance is limited.  In addition, other equity REITs may not calculate FFO in

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accordance with the NAREIT definition as the Company does, and, accordingly, the Company’s FFO may not be comparable to such other REITs’ FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of the Company’s performance.
 
Management also believes that the computation of FFO in accordance with NAREIT’s definition includes certain items that are not indicative of the results provided by the Company’s operating property portfolio and affect the comparability of the Company’s period-over-period performance. Accordingly, management believes that Normalized FFO is a more useful performance measure that excludes certain items, including but not limited to, debt extinguishment losses and prepayment penalties, property acquisition, development and other pursuit costs, mark-to-market adjustments for interest rate derivatives and other non-comparable items.
 
For reference, as an aid in understanding the Company’s computation of FFO and Normalized FFO, a reconciliation of net income calculated in accordance with GAAP to FFO and Normalized FFO has been included in the final page of this release.
 

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ARMADA HOFFLER PROPERTIES, INC.
CONDENSED CONSOLIDATED BALANCE SHEETS
(dollars in thousands)
 
 
 
December 31,
 
 
2016
 
2015
 
 
(Unaudited)
 
 
ASSETS
 
 
 
 
Real estate investments:
 
 
 
 
Income producing property
 
$
894,078

 
$
579,000

Held for development
 
680

 
1,180

Construction in progress
 
13,529

 
53,411

Accumulated depreciation
 
(139,553
)
 
(125,380
)
Net real estate investments
 
768,734

 
508,211

 
 
 
 
 
Real estate investments held for sale
 
—

 
40,232

 
 
 
 
 
Cash and cash equivalents
 
21,942

 
26,989

Restricted cash
 
3,251

 
2,824

Accounts receivable, net
 
15,052

 
21,982

Notes receivable
 
59,546

 
7,825

Construction receivables, including retentions
 
39,433

 
36,535

Construction contract costs and estimated earnings in excess of billings
 
110

 
88

Equity method investments
 
10,235

 
1,411

Other assets
 
64,165

 
43,450

Total Assets
 
$
982,468

 
$
689,547

 
 
 
 
 
LIABILITIES AND EQUITY
 
 
 
 
Indebtedness, net
 
$
522,180

 
$
377,593

Accounts payable and accrued liabilities
 
10,804

 
6,472

Construction payables, including retentions
 
51,130

 
52,067

Billings in excess of construction contract costs and estimated earnings
 
10,167

 
2,224

Other liabilities
 
39,209

 
25,471

Total Liabilities
 
$
633,490

 
$
463,827

Total Equity
 
348,978

 
225,720

Total Liabilities and Equity
 
$
982,468

 
$
689,547

 

 

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ARMADA HOFFLER PROPERTIES, INC.
CONDENSED CONSOLIDATED INCOME STATEMENTS
(in thousands, except per share amounts)
 
 
 
Three Months Ended December 31,
 
Year Ended December 31,
 
 
2016
 
2015
 
2016
 
2015
 
 
(Unaudited)
Revenues
 
 
 
 
 
 
 
 
Rental revenues
 
$
26,516

 
$
21,771

 
$
99,355

 
$
81,172

General contracting and real estate services
 
50,475

 
41,309

 
159,030

 
171,268

Total revenues
 
76,991

 
63,080

 
258,385

 
252,440

 
 
 
 
 
 
 
 
 
Expenses
 
 
 
 
 
 
 
 
Rental expenses
 
5,670

 
4,948

 
21,904

 
19,204

Real estate taxes
 
2,542

 
2,110

 
9,629

 
7,782

General contracting and real estate services
 
49,039

 
40,203

 
153,375

 
165,344

Depreciation and amortization
 
9,692

 
6,162

 
35,328

 
23,153

General and administrative
 
2,688

 
2,100

 
9,552

 
8,397

Acquisition, development and other pursuit costs
 
77

 
885

 
1,563

 
1,935

Impairment charges
 
171

 
18

 
355

 
41

Total expenses
 
69,879

 
56,426

 
231,706

 
225,856

 
 
 
 
 
 
 
 
 
Operating income
 
7,112

 
6,654

 
26,679

 
26,584

 
 
 
 
 
 
 
 
 
Interest income
 
1,300

 
126

 
3,228

 
126

Interest expense
 
(4,573
)
 
(3,411
)
 
(16,466
)
 
(13,333
)
Loss on extinguishment of debt
 
—

 
(102
)
 
(82
)
 
(512
)
Gain on real estate dispositions
 
93

 
4,987

 
30,533

 
18,394

Change in fair value of interest rate derivatives
 
1,323

 
9

 
(941
)
 
(229
)
Other income (loss)
 
(7
)
 
63

 
147

 
119

Income before taxes
 
5,248

 
8,326

 
43,098

 
31,149

Income tax provision
 
(103
)
 
117

 
(343
)
 
34

Net income
 
5,145

 
8,443

 
42,755

 
31,183

 
 
 
 
 
 
 
 
 
Per diluted share
 
$
0.09

 
$
0.19

 
$
0.85

 
$
0.75

 
 
 
 
 
 
 
 
 
Weighted average shares outstanding
 
54,258

 
43,438

 
50,224

 
41,383

  

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ARMADA HOFFLER PROPERTIES, INC.
RECONCILIATION OF NET INCOME TO FFO & NORMALIZED FFO
(in thousands, except per share amounts)
 
 
 
Three Months Ended 
 December 31,
 
Year Ended 
 December 31,
 
 
2016
 
2015
 
2016
 
2015
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net income
 
$
5,145

 
$
8,443

 
$
42,755

 
$
31,183

 
 
 
 
 
 
 
 
 
Depreciation and amortization
 
9,692

 
6,162

 
35,328

 
23,153

Gain on dispositions of operating real estate(1)
 
(93
)
 
(4,987
)
 
(30,103
)
 
(18,394
)
 
 
 
 
 
 
 
 
 
Funds From Operations (FFO)
 
$
14,744

 
$
9,618

 
$
47,980

 
$
35,942

 
 
 
 
 
 
 
 
 
Acquisition costs
 
77

 
885

 
1,563

 
1,935

Impairment charges
 
171

 
18

 
355

 
41

Loss on extinguishment of debt
 
—

 
102

 
82

 
512

Change in fair value of interest rate derivatives
 
(1,323
)
 
(9
)
 
941

 
229

 
 
 
 
 
 
 
 
 
Normalized FFO
 
$
13,669

 
$
10,614

 
$
50,921

 
$
38,659

 
 
 
 
 
 
 
 
 
FFO per diluted share
 
$
0.27

 
$
0.22

 
$
0.96

 
$
0.87

 
 
 
 
 
 
 
 
 
Normalized FFO per diluted share
 
$
0.25

 
$
0.24

 
$
1.01

 
$
0.93

 
 
 
 
 
 
 
 
 
Weighted average shares outstanding
 
54,258

 
43,438

 
50,224

 
41,383


(1) Excludes gains on non-operating undepreciated real estate of $430 for the year ended December 31, 2016.
 
Contact:
 
Michael P. O’Hara
Armada Hoffler Properties, Inc.
Chief Financial Officer and Treasurer
Email: MOHara@ArmadaHoffler.com
Phone: (757) 366-6684
 



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