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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE QUARTERLY PERIOD ENDED JUNE 30, 2020

or

TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from _______to _______

Commission File Number 001-37420

SERITAGE GROWTH PROPERTIES

(Exact name of registrant as specified in its charter)

 

Maryland

38-3976287

(State of Incorporation)

(I.R.S. Employer Identification No.)

 

500 Fifth Avenue, Suite 1530, New York, New York

10110

(Address of principal executive offices)

(Zip Code)

 

Registrant’s telephone number, including area code: (212) 355-7800

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class

Trading Symbols

Name of each exchange on which registered

Class A common shares of beneficial interest, par value $0.01 per share

SRG

New York Stock Exchange

7.00% Series A cumulative redeemable preferred shares of beneficial interest, par value $0.01 per share

SRG-PA

New York Stock Exchange

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.  Yes      No  

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).  Yes      No  

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company.  See definitions of “large accelerated filer”, “accelerated filer”, “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer

 

Accelerated filer

Non-accelerated filer

 

Smaller reporting company

 

 

 

Emerging growth company

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  Yes      No  

As of July 31, 2020, the registrant had the following common shares outstanding:

 

Class

Shares Outstanding

Class A common shares of beneficial interest, par value $0.01 per share

38,644,689

Class B common shares of beneficial interest, par value $0.01 per share

0

Class C common shares of beneficial interest, par value $0.01 per share

0

 

 


SERITAGE GROWTH PROPERTIES

QUARTERLY REPORT ON FORM 10-Q

QUARTER ENDED JUNE 30, 2020

TABLE OF CONTENTS

 

PART I.

FINANCIAL INFORMATION

 

 

 

Page

 

 

 

Item 1.

Condensed Consolidated Financial Statements (unaudited)

3

 

Condensed Consolidated Balance Sheets as of June 30, 2020 and December 31, 2019

3

 

Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2020 and 2019

4

 

Condensed Consolidated Statements of Equity for the three and six months ended June 30, 2020 and 2019

5

 

Condensed Consolidated Statements of Cash Flows for the six months ended June 30, 2020 and 2019

7

 

Notes to Condensed Consolidated Financial Statements

9

 

 

 

Item 2.

Management’s Discussion and Analysis of Financial Condition and Results of Operations

32

 

 

 

Item 3.

Quantitative and Qualitative Disclosure about Market Risk

44

 

 

 

Item 4.

Controls and Procedures

44

 

 

 

PART II.

OTHER INFORMATION

 

 

 

 

Item 1.

Legal Proceedings

45

 

 

 

Item 1A.

Risk Factors

45

 

 

 

Item 2.

Unregistered Sales of Equity Securities and Use of Proceeds

47

 

 

 

Item 3.

Defaults upon Senior Securities

47

 

 

 

Item 4.

Mine Safety Disclosures

47

 

 

 

Item 5.

Other Information

47

 

 

 

Item 6.

Exhibits

48

 

 

 

SIGNATURES

 

49

 

 

 


PART I.

FINANCIAL INFORMATION

Item 1.

Unaudited Condensed Consolidated Financial Statements

SERITAGE GROWTH PROPERTIES

CONDENSED CONSOLIDATED BALANCE SHEETS

(Unaudited, amounts in thousands, except share and per share amounts)

 

 

 

June 30, 2020

 

 

December 31, 2019

 

ASSETS

 

 

 

 

 

 

 

 

Investment in real estate

 

 

 

 

 

 

 

 

Land

 

$

633,287

 

 

$

667,004

 

Buildings and improvements

 

 

1,128,051

 

 

 

1,112,653

 

Accumulated depreciation

 

 

(136,518

)

 

 

(147,696

)

 

 

 

1,624,820

 

 

 

1,631,961

 

Construction in progress

 

 

424,700

 

 

 

338,672

 

Net investment in real estate

 

 

2,049,520

 

 

 

1,970,633

 

Real estate held for sale

 

 

3,204

 

 

 

5,275

 

Investment in unconsolidated joint ventures

 

 

485,333

 

 

 

445,077

 

Cash and cash equivalents

 

 

81,675

 

 

 

139,260

 

Tenant and other receivables, net

 

 

65,278

 

 

 

54,470

 

Lease intangible assets, net

 

 

31,950

 

 

 

68,153

 

Prepaid expenses, deferred expenses and other assets, net

 

 

61,977

 

 

 

67,744

 

Total assets

 

$

2,778,937

 

 

$

2,750,612

 

 

 

 

 

 

 

 

 

 

LIABILITIES AND EQUITY

 

 

 

 

 

 

 

 

Liabilities

 

 

 

 

 

 

 

 

Term Loan Facility, net

 

$

1,598,698

 

 

$

1,598,487

 

Accounts payable, accrued expenses and other liabilities

 

 

168,277

 

 

 

108,755

 

Total liabilities

 

 

1,766,975

 

 

 

1,707,242

 

 

 

 

 

 

 

 

 

 

Commitments and contingencies (Note 9)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Shareholders' Equity

 

 

 

 

 

 

 

 

Class A common shares $0.01 par value; 100,000,000 shares authorized;

   38,644,689 and 36,897,364 shares issued and outstanding

   as of June 30, 2020 and December 31, 2019, respectively

 

 

386

 

 

 

369

 

Class B common shares $0.01 par value; 5,000,000 shares authorized;

   0 and 1,242,536 shares issued and outstanding

   as of June 30, 2020 and December 31, 2019, respectively

 

 

 

 

 

12

 

Series A preferred shares $0.01 par value; 10,000,000 shares authorized;

   2,800,000 shares issued and outstanding as of June 30, 2020 and

   December 31, 2019; liquidation preference of $70,000

 

 

28

 

 

 

28

 

Additional paid-in capital

 

 

1,178,268

 

 

 

1,149,721

 

Accumulated deficit

 

 

(441,753

)

 

 

(418,711

)

Total shareholders' equity

 

 

736,929

 

 

 

731,419

 

Non-controlling interests

 

 

275,033

 

 

 

311,951

 

Total equity

 

 

1,011,962

 

 

 

1,043,370

 

Total liabilities and equity

 

$

2,778,937

 

 

$

2,750,612

 

 

The accompanying notes are an integral part of these condensed consolidated financial statements. 

- 3 -


SERITAGE GROWTH PROPERTIES

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited, amounts in thousands, except per share amounts)

 

 

 

Three Months Ended June 30,

 

 

Six Months Ended June 30,

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

REVENUE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income

 

$

21,648

 

 

$

38,697

 

 

$

54,758

 

 

$

82,275

 

Management and other fee income

 

 

171

 

 

 

1,814

 

 

 

378

 

 

 

2,096

 

Total revenue

 

 

21,819

 

 

 

40,511

 

 

 

55,136

 

 

 

84,371

 

EXPENSES

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Property operating

 

 

8,697

 

 

 

9,302

 

 

 

18,998

 

 

 

19,539

 

Real estate taxes

 

 

9,384

 

 

 

10,159

 

 

 

18,609

 

 

 

20,351

 

Depreciation and amortization

 

 

23,702

 

 

 

20,194

 

 

 

57,799

 

 

 

46,410

 

General and administrative

 

 

8,644

 

 

 

8,297

 

 

 

18,064

 

 

 

18,056

 

Total expenses

 

 

50,427

 

 

 

47,952

 

 

 

113,470

 

 

 

104,356

 

Gain on sale of real estate, net

 

 

52,064

 

 

 

11,612

 

 

 

72,852

 

 

 

32,873

 

Equity in loss of unconsolidated joint ventures

 

 

(1,322

)

 

 

(9,944

)

 

 

(2,216

)

 

 

(8,722

)

Interest and other income

 

 

141

 

 

 

2,175

 

 

 

474

 

 

 

4,773

 

Interest expense

 

 

(22,145

)

 

 

(22,141

)

 

 

(43,658

)

 

 

(45,595

)

Income (loss) before taxes

 

 

130

 

 

 

(25,739

)

 

 

(30,882

)

 

 

(36,656

)

Provision for taxes

 

 

(26

)

 

 

(146

)

 

 

11

 

 

 

(123

)

Net income (loss)

 

 

104

 

 

 

(25,885

)

 

 

(30,871

)

 

 

(36,779

)

Net (income) loss attributable to non-controlling interests

 

 

(32

)

 

 

8,982

 

 

 

10,279

 

 

 

12,909

 

Net income (loss) attributable to Seritage

 

$

72

 

 

$

(16,903

)

 

$

(20,592

)

 

$

(23,870

)

Preferred dividends

 

 

(1,225

)

 

 

(1,225

)

 

 

(2,450

)

 

 

(2,450

)

Net loss attributable to Seritage common shareholders

 

$

(1,153

)

 

$

(18,128

)

 

$

(23,042

)

 

$

(26,320

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net loss per share attributable to Seritage Class A

   and Class C common shareholders - Basic

 

$

(0.03

)

 

$

(0.50

)

 

$

(0.61

)

 

$

(0.73

)

Net loss per share attributable to Seritage Class A

   and Class C common shareholders - Diluted

 

$

(0.03

)

 

$

(0.50

)

 

$

(0.61

)

 

$

(0.73

)

Weighted average Class A and Class C common shares

   outstanding - Basic

 

 

38,634

 

 

 

36,291

 

 

 

37,933

 

 

 

35,983

 

Weighted average Class A and Class C common shares

   outstanding - Diluted

 

 

38,634

 

 

 

36,291

 

 

 

37,933

 

 

 

35,983

 

 

The accompanying notes are an integral part of these condensed consolidated financial statements.

 

 

 

 

- 4 -


SERITAGE GROWTH PROPERTIES

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

(Unaudited, amounts in thousands)

 

 

 

 

Class A

Common

 

 

Class B

Common

 

 

Class C

Common

 

 

Series A

Preferred

 

 

Additional

Paid-In

 

 

Accumulated

 

 

Non-

Controlling

 

 

Total

 

 

 

Shares

 

 

Amount

 

 

Shares

 

 

Amount

 

 

Shares

 

 

Amount

 

 

Shares

 

 

Amount

 

 

Capital

 

 

Deficit

 

 

Interests

 

 

Equity

 

Balance at January 1, 2019

 

 

35,668

 

 

$

357

 

 

 

1,322

 

 

$

13

 

 

 

 

 

$

 

 

 

2,800

 

 

$

28

 

 

$

1,124,504

 

 

$

(344,132

)

 

$

369,688

 

 

 

1,150,458

 

Net loss

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(23,870

)

 

 

(12,909

)

 

 

(36,779

)

Cumulative effect of accounting

   change (see Note 2)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(1,286

)

 

 

 

 

 

(1,286

)

Common dividends and

   distributions declared

   ($0.25 per share and unit)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(8,996

)

 

 

(5,030

)

 

 

(14,026

)

Preferred dividends

   declared ($0.4375 per share)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(2,450

)

 

 

 

 

 

 

(2,450

)

Vesting of restricted share units

 

 

(57

)

 

 

(1

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(3,412

)

 

 

 

 

 

 

 

 

(3,413

)

Share-based compensation

 

 

72

 

 

 

1

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3,015

 

 

 

 

 

 

 

 

 

3,016

 

Share class surrenders

 

 

 

 

 

 

 

 

(75

)

 

 

(1

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1

 

 

 

 

 

 

 

 

 

 

OP Unit exchanges

   (1,145,735 units)

 

 

1,146

 

 

 

11

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

20,350

 

 

 

 

 

 

(20,361

)

 

 

 

Balance at June 30, 2019

 

 

36,829

 

 

$

368

 

 

 

1,247

 

 

$

12

 

 

 

 

 

$

 

 

$

2,800

 

 

$

28

 

 

$

1,144,458

 

 

$

(380,734

)

 

$

331,388

 

 

$

1,095,520

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance at January 1, 2020

 

 

36,897

 

 

$

369

 

 

 

1,243

 

 

$

12

 

 

 

 

 

$

 

 

 

2,800

 

 

$

28

 

 

$

1,149,721

 

 

$

(418,711

)

 

$

311,951

 

 

 

1,043,370

 

Net loss

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(20,592

)

 

 

(10,279

)

 

 

(30,871

)

Preferred dividends

   declared ($0.4375 per share)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(2,450

)

 

 

 

 

 

(2,450

)

Vesting of restricted share

   units

 

 

98

 

 

 

1

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(1

)

 

 

 

 

 

 

 

 

 

Share-based compensation

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,913

 

 

 

 

 

 

 

 

 

1,913

 

Share class surrenders (1,242,536 common shares)

 

 

 

 

 

 

 

 

(1,243

)

 

 

(12

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

12

 

 

 

 

 

 

 

 

 

 

OP Units exchanges

   (1,650,000 units)

 

 

1,650

 

 

 

16

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

26,623

 

 

 

 

 

 

(26,639

)

 

 

 

Balance at June 30, 2020

 

 

38,645

 

 

$

386

 

 

 

 

 

$

 

 

 

 

 

$

 

 

 

2,800

 

 

$

28

 

 

$

1,178,268

 

 

$

(441,753

)

 

$

275,033

 

 

$

1,011,962

 

 

The accompanying notes are an integral part of these condensed consolidated financial statements.

 

 

 

 

 

 

 

 

 

- 5 -


SERITAGE GROWTH PROPERTIES

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

(Unaudited, amounts in thousands)

 

 

 

 

Class A

Common

 

 

Class B

Common

 

 

Class C

Common

 

 

Series A

Preferred

 

 

Additional

Paid-In