EX-99.1 2 brx-20221101ex991.htm EX-99.1 Document
Exhibit 99.1
brixmor_logo.jpg
450 Lexington Avenue : New York, NY 10017 : 800.468.7526

FOR IMMEDIATE RELEASE


CONTACT:
Stacy Slater                            
Senior Vice President, Investor Relations            
800.468.7526
stacy.slater@brixmor.com

BRIXMOR PROPERTY GROUP REPORTS THIRD QUARTER 2022 RESULTS
- Continued Strength in Leasing Drove Record Total and Small Shop Leased Occupancy -

NEW YORK, NOVEMBER 1, 2022 - Brixmor Property Group Inc. (NYSE: BRX) (“Brixmor” or the “Company”) announced today its operating results for the three and nine months ended September 30, 2022. For the three months ended September 30, 2022 and 2021, net income was $0.26 per diluted share and $0.15 per diluted share, respectively.

Key highlights for the three months ended September 30, 2022 include:
•Executed 1.7 million square feet of new and renewal leases, with rent spreads on comparable space of 14.2%, including 0.7 million square
feet of new leases, with rent spreads on comparable space of 32.2%
•Sequentially increased total leased occupancy to a record 93.3%, anchor leased occupancy to 95.4%, and small shop leased occupancy to a record 88.8%
◦Small shop leased occupancy of 88.8% reflects a 110 basis point sequential improvement
◦Leased to billed occupancy spread totaled 370 basis points
◦Total signed but not yet commenced lease population represented 2.8 million square feet and $53.0 million of annualized base rent
•Reported an increase in same property NOI of 3.6%
◦The contribution from base rent - excluding COVID-19 rent deferrals (lease modifications) and rent abatements accelerated 70 basis points this quarter to 440 basis points
•Reported Nareit FFO of $147.7 million, or $0.49 per diluted share
•Stabilized $45.9 million of reinvestment projects at an average incremental NOI yield of 8%, with the in process reinvestment pipeline totaling $400.3 million at an expected average incremental NOI yield of 9%
•Completed $29.1 million of dispositions

Subsequent events:
•Increased quarterly dividend by 8.3% to $0.26 per common share, which represents an annualized yield of approximately 4.9% as of October 31, 2022
•Renewed the Company's $400 million share repurchase program and $400 million ATM stock offering program
•Completed $81.4 million of dispositions
•Updated previously provided NAREIT FFO per diluted share expectations for 2022 to $1.94 - $1.97 from $1.93 - $1.97 and affirmed previously provided same property NOI growth expectations for 2022 of 5.5% - 6.0%

"Our team and business plan continue to perform, as reflected in our strong leasing volumes and spreads, our record portfolio-wide occupancy, and our stabilization of highly accretive reinvestments that deliver significant value, even in a rising interest rate environment,” commented James Taylor, CEO and President. “Importantly, our disciplined execution, coupled with our forward leasing and reinvestment pipelines, positions us to continue to deliver value to our stakeholders in the years to come.”

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450 Lexington Avenue : New York, NY 10017 : 800.468.7526
FINANCIAL HIGHLIGHTS
Net Income
•For the three months ended September 30, 2022 and 2021, net income was $79.7 million, or $0.26 per diluted share, and $46.1 million, or $0.15 per diluted share, respectively.
•For the nine months ended September 30, 2022 and 2021, net income was $247.0 million, or $0.82 per diluted share, and $188.9 million, or $0.63 per diluted share, respectively.

Nareit FFO
•For the three months ended September 30, 2022 and 2021, Nareit FFO was $147.7 million, or $0.49 per diluted share, and $115.8 million, or $0.39 per diluted share, respectively. Results for the three months ended September 30, 2022 and 2021 include items that impact FFO comparability, including transaction expenses, litigation and other non-routine legal expenses, and loss on extinguishment of debt, net, of $(0.4) million, or $(0.00) per diluted share, and $(27.4) million, or $(0.09) per diluted share, respectively.
•For the nine months ended September 30, 2022 and 2021, Nareit FFO was $442.0 million, or $1.47 per diluted share, and $385.0 million, or $1.29 per diluted share, respectively. Results for the nine months ended September 30, 2022 and 2021 include items that impact FFO comparability, including transaction expenses, litigation and other non-routine legal expenses, and loss on extinguishment of debt, net, of $(1.8) million, or $(0.01) per diluted share, and $(31.0) million, or $(0.10) per diluted share, respectively.

Same Property NOI Performance
•For the three months ended September 30, 2022, the Company reported an increase in same property NOI of 3.6% versus the comparable 2021 period.
•For the nine months ended September 30, 2022, the Company reported an increase in same property NOI of 6.3% versus the comparable 2021 period.

Dividend
•The Company’s Board of Directors declared a quarterly cash dividend of $0.26 per common share (equivalent to $1.04 per annum) for the fourth quarter of 2022, which represents an 8.3% increase.
•The dividend is payable on January 17, 2023 to stockholders of record on January 4, 2023, representing an ex-dividend date of January 3, 2023.

PORTFOLIO AND INVESTMENT ACTIVITY
Value Enhancing Reinvestment Opportunities
•During the three months ended September 30, 2022, the Company stabilized nine value enhancing reinvestment projects with a total aggregate net cost of approximately $45.9 million at an average incremental NOI yield of 8% and added seven new reinvestment projects to its in process pipeline. Projects added include three anchor space repositioning projects, two outparcel development projects, and two redevelopment projects, with a total aggregate net estimated cost of approximately $37.3 million at an expected average incremental NOI yield of 10%.
•At September 30, 2022, the value enhancing reinvestment in process pipeline was comprised of 53 projects with an aggregate net estimated cost of approximately $400.3 million at an expected average incremental NOI yield of 9%. The in process pipeline includes 18 anchor space repositioning projects with an aggregate net estimated cost of approximately $72.8 million at an expected incremental NOI yield of 7% - 14%; 12 outparcel development projects with an aggregate net estimated cost of approximately $23.3 million at an expected average incremental NOI yield of 9%; and 23 redevelopment projects with an aggregate net estimated cost of approximately $304.3 million at an expected average incremental NOI yield of 9%.
•Follow Brixmor on LinkedIn for video updates on reinvestment projects at https://www.linkedin.com/company/brixmor.
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brixmor_logo.jpg
450 Lexington Avenue : New York, NY 10017 : 800.468.7526
Acquisitions
•During the three months ended September 30, 2022, the Company did not complete any acquisitions.
•During the nine months ended September 30, 2022, the Company acquired seven shopping centers, one land parcel at an existing property, and one outparcel at an existing property, for a combined purchase price of $410.6 million.

Dispositions
•During the three months ended September 30, 2022, the Company generated approximately $29.1 million of gross proceeds on the disposition of one shopping center, as well as three partial properties, comprised of 0.3 million square feet of gross leasable area.
•During the nine months ended September 30, 2022, the Company generated approximately $174.6 million of gross proceeds on the disposition of 11 shopping centers, as well as seven partial properties, comprised of 2.0 million square feet of gross leasable area.
•Subsequent to September 30, 2022, the Company disposed of four shopping centers, as well as one partial property, for approximately $81.4 million of gross proceeds.

CAPITAL STRUCTURE
•During the three months ended September 30, 2022, the Company raised approximately $5.8 million in gross proceeds, excluding commissions, from the sale of approximately 0.2 million shares of common stock at an average price per share of $24.21 through its at-the-market (“ATM”) equity offering program.
•During the nine months ended September 30, 2022, the Company raised approximately $53.9 million in gross proceeds, excluding commissions, from the sale of approximately 2.1 million shares of common stock at an average price per share of $25.40 through its ATM equity offering program.
•At September 30, 2022, the Company had $1.3 billion in liquidity and no debt maturities until June 2024.
•Subsequent to September 30, 2022, the Company renewed its $400 million share repurchase program and its $400 million ATM equity offering program, which together will continue to provide Brixmor with maximum flexibility to capitalize on a wide range of potential capital markets environments and support the long-term execution of its balanced business plan.

GUIDANCE
•The Company has updated its previously provided NAREIT FFO per diluted share expectations for 2022 to $1.94 - $1.97 from $1.93 - $1.97 and affirmed its previously provided same property NOI growth expectations of 5.5% - 6.0%.
•Expectations for 2022 Nareit FFO:
◦Do not contemplate any additional tenants moving to or from a cash basis of accounting, either of which may result in significant volatility in straight-line rental income
◦Do not include any additional items that impact FFO comparability, including transaction expenses, litigation and other non-routine legal expenses, and loss on extinguishment of debt, or any one-time items
•The following table provides a reconciliation of the range of the Company's 2022 estimated net income attributable to common stockholders to Nareit FFO:

(Unaudited, dollars in millions, except per share amounts)2022E2022E Per Diluted Share
Net income $305 - $314$1.01 - $1.04
Depreciation and amortization related to real estate3351.11
Gain on sale of real estate assets (61)(0.20)
Impairment of real estate assets50.02
Nareit FFO$584 - $593
$1.94 - $1.97
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brixmor_logo.jpg
450 Lexington Avenue : New York, NY 10017 : 800.468.7526
CONNECT WITH BRIXMOR
•For additional information, please visit https://www.brixmor.com;
•Follow Brixmor on:
◦Twitter at https://www.twitter.com/Brixmor
◦Facebook at https://www.facebook.com/Brixmor
◦Instagram at https://www.instagram.com/brixmorpropertygroup
◦YouTube at https://www.youtube.com/user/Brixmor; and
•Find Brixmor on LinkedIn at https://www.linkedin.com/company/brixmor.

CONFERENCE CALL AND SUPPLEMENTAL INFORMATION
The Company will host a teleconference on Wednesday, November 2, 2022 at 10:00 AM ET. To participate, please dial 877.704.4453 (domestic) or 201.389.0920 (international) within 15 minutes of the scheduled start of the call. The teleconference can also be accessed via a live webcast at https://www.brixmor.com in the Investors section. A replay of the teleconference will be available through midnight ET on November 16, 2022 by dialing 844.512.2921 (domestic) or 412.317.6671 (international) (Passcode: 13732415) or via the web through November 2, 2023 at https://www.brixmor.com in the Investors section.

The Company’s Supplemental Disclosure will be posted at https://www.brixmor.com in the Investors section. These materials are also available to all interested parties upon request to the Company at investorrelations@brixmor.com or 800.468.7526.

NON-GAAP PERFORMANCE MEASURES
The Company presents the non-GAAP performance measures set forth below. These measures should not be considered as alternatives to, or more meaningful than, net income (calculated in accordance with GAAP) or other GAAP financial measures, as an indicator of financial performance and are not alternatives to, or more meaningful than, cash flow from operating activities (calculated in accordance with GAAP) as a measure of liquidity. Non-GAAP performance measures have limitations as they do not include all items of income and expense that affect operations, and accordingly, should always be considered as supplemental financial results to those calculated in accordance with GAAP. The Company’s computation of these non-GAAP performance measures may differ in certain respects from the methodology utilized by other REITs and, therefore, may not be comparable to similarly titled measures presented by such other REITs. Investors are cautioned that items excluded from these non-GAAP performance measures are relevant to understanding and addressing financial performance. A reconciliation of these non-GAAP performance measures to net income is presented in the attached tables.

Nareit FFO
Nareit FFO is a supplemental, non-GAAP performance measure utilized to evaluate the operating and financial performance of real estate companies. Nareit defines FFO as net income (loss), calculated in accordance with GAAP, excluding (i) depreciation and amortization related to real estate, (ii) gains and losses from the sale of certain real estate assets, (iii) gains and losses from change in control, (iv) impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity and (v) after adjustments for unconsolidated joint ventures calculated to reflect FFO on the same basis. Considering the nature of its business as a real estate owner and operator, the Company believes that Nareit FFO is useful to investors in measuring its operating and financial performance because the definition excludes items included in net income that do not relate to or are not indicative of the Company’s operating and financial performance, such as depreciation and amortization related to real estate, and items which can make periodic and peer analyses of operating and financial performance more difficult, such as gains and losses from the sale of certain real estate assets and impairment write-downs of certain real estate assets.

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450 Lexington Avenue : New York, NY 10017 : 800.468.7526
Same Property NOI
Same property NOI is a supplemental, non-GAAP performance measure utilized to evaluate the operating performance of real estate companies. Same property NOI is calculated (using properties owned for the entirety of both periods and excluding properties under development and completed new development properties that have been stabilized for less than one year) as total property revenues (base rent, expense reimbursements, adjustments for revenues deemed uncollectible, ancillary and other rental income, percentage rents, and other revenues) less direct property operating expenses (operating costs and real estate taxes). Same property NOI excludes (i) corporate level expenses (including general and administrative), (ii) lease termination fees, (iii) straight-line rental income, net, (iv) accretion of below-market leases, net of amortization of above-market leases and tenant inducements, (v) straight-line ground rent expense, net, and (vi) income or expense associated with the Company’s captive insurance company. Considering the nature of its business as a real estate owner and operator, the Company believes that same property NOI is useful to investors in measuring the operating performance of its portfolio because the definition excludes various items included in net income that do not relate to, or are not indicative of, the operating performance of the Company’s properties, such as depreciation and amortization and corporate level expenses (including general and administrative), lease termination fees, straight-line rental income, net, accretion of below-market leases, net of amortization of above-market leases and tenant inducements, and straight-line ground rent expense, net and because it eliminates disparities in NOI due to the acquisition or disposition of properties or the stabilization of completed new development properties during the period presented and therefore provides a more consistent metric for comparing the operating performance of the Company's real estate between periods.

ABOUT BRIXMOR PROPERTY GROUP
Brixmor (NYSE: BRX) is a real estate investment trust (REIT) that owns and operates a high-quality, national portfolio of open-air shopping centers. Its 378 retail centers comprise approximately 67 million square feet of prime retail space in established trade areas. The Company strives to own and operate shopping centers that reflect Brixmor’s vision “to be the center of the communities we serve” and are home to a diverse mix of thriving national, regional and local retailers. Brixmor is a proud real estate partner to over 5,000 retailers including The TJX Companies, The Kroger Co., Publix Super Markets and Ross Stores.

Brixmor announces material information to its investors in SEC filings and press releases and on public conference calls, webcasts and the “Investors” page of its website at https://www.brixmor.com. The Company also uses social media to communicate with its investors and the public, and the information Brixmor posts on social media may be deemed material information. Therefore, Brixmor encourages investors and others interested in the Company to review the information that it posts on its website and on its social media channels.

SAFE HARBOR LANGUAGE
This press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. These statements include, but are not limited to, statements related to the Company’s expectations regarding the performance of its business, its financial results, its liquidity and capital resources and other non-historical statements. You can identify these forward-looking statements by the use of words such as “outlook,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “seeks,” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates” or the negative version of these words or other comparable words. Such forward-looking statements are subject to various risks and uncertainties, including those described under the sections entitled “Forward-Looking Statements” and “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021, as such factors may be updated from time to time in our periodic filings with the SEC, which are accessible on the SEC’s website at www.sec.gov. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in these statements. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this release and in the Company’s filings with the SEC. The Company undertakes no obligation to publicly update or review any forward-looking statement, whether as a result of new information, future developments or otherwise, except as required by law.
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CONSOLIDATED BALANCE SHEETS
Unaudited, dollars in thousands, except share information
As of
As of
9/30/2212/31/21
Assets
Real estate
Land$1,830,251 $1,773,448 
Buildings and tenant improvements8,369,931 8,009,320 
Construction in progress123,182 101,422 
Lease intangibles550,477 544,224 
10,873,841 10,428,414 
Accumulated depreciation and amortization(2,943,592)(2,813,329)
Real estate, net7,930,249 7,615,085 
Cash and cash equivalents23,591 296,632 
Restricted cash7,661 1,111 
Marketable securities22,047 20,224 
Receivables, net249,039 234,873 
Deferred charges and prepaid expenses, net160,063 143,503 
Real estate assets held for sale30,001 16,131 
Other assets63,068 49,834 
Total assets$8,485,719 $8,377,393 
Liabilities
Debt obligations, net$5,109,454 $5,164,518 
Accounts payable, accrued expenses and other liabilities548,084 494,529 
Total liabilities5,657,538 5,659,047 
Equity
Common stock, $0.01 par value; authorized 3,000,000,000 shares;
309,040,132 and 306,337,045 shares issued and 299,913,140 and 297,210,053
shares outstanding2,999 2,972 
Additional paid-in capital3,292,045 3,231,732 
Accumulated other comprehensive income (loss)8,028 (12,674)
Distributions in excess of net income(474,891)(503,684)
Total equity2,828,181 2,718,346 
Total liabilities and equity$8,485,719 $8,377,393 



































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CONSOLIDATED STATEMENTS OF OPERATIONS
Unaudited, dollars in thousands, except per share amounts
Three Months EndedNine Months Ended
9/30/229/30/219/30/229/30/21
Revenues
Rental income$304,643 $290,013 $908,903 $853,407 
Other revenues102 173 602 3,549 
Total revenues304,745 290,186 909,505 856,956 
Operating expenses
Operating costs33,299 32,774 102,592 92,914 
Real estate taxes44,179 39,763 128,123 124,908 
Depreciation and amortization84,773 81,724 254,132 246,356 
Impairment of real estate assets— — 4,597 1,898 
General and administrative29,094 25,309 86,796 76,415 
Total operating expenses191,345 179,570 576,240 542,491 
Other income (expense)
Dividends and interest88 51 198 242 
Interest expense(48,726)(48,918)(143,934)(147,601)
Gain on sale of real estate assets15,768 11,122 60,667 49,489 
Loss on extinguishment of debt, net— (27,116)(221)(28,345)
Other (789)390 (2,937)694 
Total other expense(33,659)(64,471)(86,227)(125,521)
Net income$79,741 $46,145 $247,038 $188,944 
Net income per common share:
Basic $0.26 $0.15 $0.82 $0.63 
Diluted $0.26 $0.15 $0.82 $0.63 
Weighted average shares:
Basic 300,213 297,188 299,626 297,165 
Diluted 301,341 298,269 300,784 298,209 






















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FUNDS FROM OPERATIONS (FFO)
Unaudited, dollars in thousands, except per share amounts
Three Months EndedNine Months Ended
9/30/229/30/219/30/229/30/21
Net income$79,741 $46,145 $247,038 $188,944 
Depreciation and amortization related to real estate83,712 80,778 250,991 243,601 
Gain on sale of real estate assets(15,768)(11,122)(60,667)(49,489)
Impairment of real estate assets— — 4,597 1,898 
Nareit FFO$147,685 $115,801 $441,959 $384,954 
Nareit FFO per diluted share$0.49 $0.39 $1.47 $1.29 
Weighted average diluted shares outstanding301,341 298,269 300,784 298,209 
Items that impact FFO comparability
Transaction expenses$(250)$(154)$(1,131)$(203)
Litigation and other non-routine legal expenses(157)(145)(492)(2,474)
Loss on extinguishment of debt, net— (27,116)(221)(28,345)
Total items that impact FFO comparability$(407)$(27,415)$(1,844)$(31,022)
Items that impact FFO comparability, net per share$(0.00)$(0.09)$(0.01)$(0.10)
Additional Disclosures
Straight-line rental income, net (1)$6,393 $4,951 $17,883 $10,627 
Accretion of below-market leases, net of amortization of above-market leases and tenant inducements2,517 1,974 6,721 6,326 
Straight-line ground rent expense, net (2)(2)(32)(167)(120)
Dividends declared per share$0.240 $0.215 $0.720 $0.645 
Dividends declared$71,979 $63,852 $215,777 $191,546 
Dividend payout ratio (as % of Nareit FFO) 48.7 %55.1 %48.8 %49.8 %
(1) Includes straight-line rental income reversals and re-establishments associated with the conversion of tenants between the cash and accrual bases of accounting of less than $0.1 million and $0.2 million during the three months ended September 30, 2022 and 2021, respectively. Includes straight-line rental income reversals and re-establishments associated with the conversion of tenants between the cash and accrual bases of accounting of ($0.1 million) and ($2.1 million) during the nine months ended September 30, 2022 and 2021, respectively.
(2) Straight-line ground rent expense, net is included in Operating costs on the Consolidated Statements of Operations.























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SAME PROPERTY NOI ANALYSIS
Unaudited, dollars in thousands
Three Months EndedNine Months Ended
9/30/229/30/21Change9/30/229/30/21Change
Same Property NOI Analysis
Number of properties356 356 — 350 350 — 
Percent billed89.7 %88.2 %1.5 %89.6 %88.1 %1.5 %
Percent leased93.4 %91.7 %1.7 %93.4 %91.6 %1.8 %
Revenues
Base rent$206,714 $197,138 $602,071 $577,530 
Expense reimbursements63,463 59,331 183,590 174,591 
Revenues deemed uncollectible(862)4,083 6,523 1,342 
Ancillary and other rental income / Other revenues6,133 4,938 17,374 13,789 
Percentage rents1,242 854 6,869 4,277 
276,690 266,344 3.9 %816,427 771,529 5.8 %
Operating expenses
Operating costs(31,067)(30,849)(94,297)(85,816)
Real estate taxes(41,123)(38,179)(117,967)(117,254)
(72,190)(69,028)4.6 %(212,264)(203,070)4.5 %
Same property NOI $204,500 $197,316 3.6 %$604,163 $568,459 6.3 %
NOI margin73.9 %74.1 %74.0 %73.7 %
Expense recovery ratio87.9 %86.0 %86.5 %86.0 %
Percent Contribution to Same Property NOI Performance:
ChangePercent ContributionChangePercent Contribution
Base rent - excluding COVID-19 rent deferrals (lease modifications) and rent abatements$8,842 4.4 %$20,790 3.7 %
Base rent - COVID-19 rent deferrals (lease modifications) and rent abatements734 0.4 %3,751 0.6 %
Revenues deemed uncollectible(4,945)(2.5)%5,181 0.9 %
Net expense reimbursements970 0.5 %(195)0.0 %
Ancillary and other rental income / Other revenues1,195 0.6 %3,585 0.6 %
Percentage rents388 0.2 %2,592 0.5 %
3.6 %6.3 %
Reconciliation of Net Income to Same Property NOI
Same property NOI$204,500 $197,316 $604,163 $568,459 
Adjustments:
Non-same property NOI13,165 11,441 47,436 46,386 
Lease termination fees694 1,999 2,754 7,456 
Straight-line rental income, net6,393 4,951 17,883 10,627 
Accretion of below-market leases, net of amortization of above-market leases and tenant inducements2,517 1,974 6,721 6,326 
Straight-line ground rent expense, net(2)(32)(167)(120)
Depreciation and amortization(84,773)(81,724)(254,132)(246,356)
Impairment of real estate assets— — (4,597)(1,898)
General and administrative(29,094)(25,309)(86,796)(76,415)
Total other expense(33,659)(64,471)(86,227)(125,521)
Net income$79,741 $46,145 $247,038 $188,944 



















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