0001104659-20-128758.txt : 20201124 0001104659-20-128758.hdr.sgml : 20201124 20201124085451 ACCESSION NUMBER: 0001104659-20-128758 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 13 CONFORMED PERIOD OF REPORT: 20201118 ITEM INFORMATION: Completion of Acquisition or Disposition of Assets ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20201124 DATE AS OF CHANGE: 20201124 FILER: COMPANY DATA: COMPANY CONFORMED NAME: Industrial Logistics Properties Trust CENTRAL INDEX KEY: 0001717307 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 822809631 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-38342 FILM NUMBER: 201340172 BUSINESS ADDRESS: STREET 1: TWO NEWTON PLACE STREET 2: 255 WASHINGTON STREET, SUITE 300 CITY: NEWTON STATE: MA ZIP: 02458 BUSINESS PHONE: 617-796-8303 MAIL ADDRESS: STREET 1: TWO NEWTON PLACE STREET 2: 255 WASHINGTON STREET, SUITE 300 CITY: NEWTON STATE: MA ZIP: 02458 8-K 1 tm2036981d1_8k.htm FORM 8-K
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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): November 18, 2020

 

INDUSTRIAL LOGISTICS PROPERTIES TRUST

(Exact Name of Registrant as Specified in Its Charter)

 

Maryland

(State or Other Jurisdiction of Incorporation)

 

001-38342   82-2809631
(Commission File Number)   (IRS Employer Identification No.)

 

Two Newton Place
255 Washington Street, Suite 300,
Newton, Massachusetts		   02458-1634
(Address of Principal Executive Offices)   (Zip Code)

 

617-219-1460

(Registrant’s Telephone Number, Including Area Code)

 

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))

 

Securities Registered Pursuant to Section 12(b) of the Act:

 

Title of each class   Trading Symbol(s)   Name of each exchange on which registered
Common Shares of Beneficial Interest   ILPT   The Nasdaq Stock Market LLC

 

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

 

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. ¨

 

 

 

 

 

In this Current Report on Form 8-K, the terms “the Company”, “we”, “us” or “our” refer to Industrial Logistics Properties Trust and its subsidiaries, unless otherwise noted.

 

Item 2.01. Completion of Acquisition or Disposition of Assets.

 

On November 18, 2020, we sold a 39% equity interest from our 61% equity interest in our existing joint venture for 12 of our properties located in the mainland United States, or our joint venture, to an unrelated third party institutional investor for approximately $108.8 million, which includes certain costs associated with the initial formation of our joint venture. After giving effect to the sale, our pre-existing joint venture partner will maintain its existing 39% equity interest in our joint venture and we will continue to own the remaining 22% equity interest in our joint venture.

 

Item 9.01. Financial Statements and Exhibits

 

(b)        Pro Forma Financial Information

 

Following the sale described in Item 2.01 above, we will no longer consolidate the results of operations of our joint venture and instead will account for our remaining 22% equity interest using the equity method. This Current Report on Form 8-K includes unaudited pro forma condensed consolidated financial information of the Company as required by Item 9.01(b) of Current Report on Form 8-K as a result of this deemed disposition. The unaudited pro forma condensed consolidated financial statements are not necessarily indicative of our expected financial position or results of operations for any future period. Differences could result from numerous factors, including future changes in our portfolio of investments, capital structure, property level operating expenses and revenues, including rents expected to be received on our existing leases or leases we may enter into, changes in interest rates, the performance of our joint venture and other reasons. Actual future results are likely to be different from amounts presented in the unaudited pro forma condensed consolidated financial statements and such differences could be significant.

 

The following unaudited pro forma financial information of the Company is filed as Exhibit 99.1 to this Current Report on Form 8-K and is incorporated herein by reference:

 

Introduction to Unaudited Pro Forma Condensed Consolidated Financial Statements F-1
Unaudited Pro Forma Condensed Consolidated Balance Sheet at September 30, 2020 F-2
Unaudited Pro Forma Condensed Consolidated Statements of Income for the Nine Months Ended September 30, 2020 F-3
Unaudited Pro Forma Condensed Consolidated Statements of Income for the Year Ended December 31, 2019 F-4
Notes to Unaudited Pro Forma Condensed Consolidated Financial Statements F-5

 

(d)       Exhibits

 

99.1 Unaudited Pro Forma Condensed Consolidated Financial Statements of the Company. (Filed herewith.)
104 Cover Page Interactive Data File (embedded within the Inline XBRL document).

 

 

 

 

SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

 

 

  INDUSTRIAL LOGISTICS PROPERTIES TRUST
     
     
  By: /s/ Richard W. Siedel, Jr.
  Name: Richard W. Siedel, Jr.
  Title: Chief Financial Officer and Treasurer

 

Dated:  November 24, 2020

 

 

 

 EX-99.1 2 tm2036981d1_ex99-1.htm EXHIBIT 99-1

 

Exhibit 99.1

 

INDUSTRIAL LOGISTICS PROPERTIES TRUST

Introduction to Unaudited Pro Forma Condensed Consolidated Financial Statements

  

In February and March 2020, we entered into agreements related to a joint venture for 12 of our properties in the mainland United States, or our joint venture, with an Asian institutional investor. We contributed 11 of these properties to our joint venture in February 2020 and the remaining property in March 2020. We received an aggregate of $108.7 million from the investor for a 39% equity interest in our joint venture, and we retained the remaining 61% equity interest.

 

On November 18, 2020, we sold a 39% equity interest in our joint venture from our remaining 61% equity interest for $108.8 million to a second unrelated third party institutional investor. Following the sale, we continue to own a 22% equity interest in our joint venture. The net cash proceeds to us from this transaction will be used to repay amounts outstanding under our $750 million unsecured revolving credit facility. Effective as of the date of the sale, our joint venture will be deconsolidated and will be accounted for using the equity method.

 

The accompanying unaudited pro forma condensed consolidated balance sheet at September 30, 2020 reflects our financial position as if the transactions described in the notes to the unaudited condensed consolidated pro forma financial statements were completed on September 30, 2020. The unaudited pro forma condensed consolidated statements of income for the nine months ended September 30, 2020 and the year ended December 31, 2019 present our results of operations as if transactions described in the notes to the unaudited condensed consolidated pro forma financial statements were completed on January 1, 2019.

 

These unaudited pro forma condensed consolidated financial statements should be read in connection with our unaudited financial statements for the nine months ended September 30, 2020, included in our Quarterly Report on Form 10-Q filed on October 28, 2020 with the Securities and Exchange Commission, or SEC, and our audited financial statements for the year ended December 31, 2019, included in our Annual Report on Form 10-K filed on February 24, 2020 with the SEC.

 

These unaudited pro forma condensed consolidated financial statements are provided for informational purposes only. Our financial position and results of operations may be significantly different than what is presented in these unaudited pro forma condensed consolidated financial statements. In the opinion of management, all adjustments necessary to reflect the effects of the transactions described in the notes to the unaudited pro forma condensed consolidated financial statements have been included.

 

Adjustments have been made to the unaudited pro forma consolidated balance sheet and the unaudited pro forma condensed consolidated statements of income to reflect factually supportable items that are directly attributable to these transactions, and with respect to the unaudited pro forma condensed consolidated statements of income, are expected to have a continuing impact on our financial results.

 

F-1

 

 

Industrial Logistics Properties Trust

Unaudited Pro Forma Condensed Consolidated Balance Sheet

September 30, 2020

(dollars in thousands)

 

   Historical   Sale of Interest   Deconsolidation   Pro Forma 
ASSETS        (A)    (B)      
Real estate properties:                    
Land  $757,522   $—   $(54,164)  $703,358 
Buildings and improvements   1,632,842    —    (566,660)   1,066,182 
Total real estate properties, gross   2,390,364    —    (620,824)   1,769,540 
Accumulated depreciation   (160,570)   —    26,541    (134,029)
Total real estate properties, net   2,229,794    —    (594,283)   1,635,511 
Assets of property held for sale   10,136    —    —    10,136 
Acquired real estate leases, net   123,146    —    (40,976)   82,170 
Investment in joint venture   —    61,176    —    61,176 
Cash and cash equivalents   39,105    —    —    39,105 
Restricted cash   12,806    —    (12,806)   — 
Rents receivable   70,597    —    (4,489)   66,108 
Deferred leasing costs, net   6,037    —    (1,106)   4,931 
Debt issuance costs, net   1,846    —    —    1,846 
Other assets, net   5,527    —    (1,959)   3,568 
Total assets  $2,498,994   $61,176   $(655,619)  $1,904,551 
                     
LIABILITIES AND EQUITY                    
Revolving credit facility  $320,000   $(108,812)  $—   $211,188 
Mortgage notes payable, net   1,048,521    —    (403,078)   645,443 
Liabilities of property held for sale   227    —    —    227 
Assumed real estate lease obligations, net   15,778    —    (606)   15,172 
Accounts payable and other liabilities   19,162    —    (3,616)   15,546 
Rents collected in advance   8,098    —    (1,454)   6,644 
Security deposits   6,698    —    (152)   6,546 
Due to related persons   3,087    —    —    3,087 
Total liabilities   1,421,571    (108,812)   (408,906)   903,853 
                     
Commitments and contingencies                    
                     
Equity:                    
Equity attributable to common shareholders:                    
Common shares of beneficial interest, $.01 par value   653    —    —    653 
Additional paid in capital   1,010,139    153,034    (153,034)   1,010,139 
Cumulative net income   183,911    16,954    —    200,865 
Cumulative common distributions   (210,959)   —    —    (210,959)
Total equity attributable to common shareholders   983,744    169,988    (153,034)   1,000,698 
Noncontrolling interest:                    
Total equity attributable to noncontrolling interest   93,679    —    (93,679)   — 
Total equity   1,077,423    169,988    (246,713)   1,000,698 
Total liabilities and equity  $2,498,994   $61,176   $(655,619)  $1,904,551 

 

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

 

F-2

 

 

Industrial Logistics Properties Trust

Unaudited Pro Forma Condensed Consolidated Statements of Income

For the Nine Months Ended September 30, 2020

(amounts in thousands, other than per share amounts)

 

   Historical   Sale of Interest   Deconsolidation   Pro Forma 
       (C)   (D)     
Rental income  $194,494   $—   $(38,857)  $155,637 
                     
Expenses:                    
Real estate taxes   26,779    —    (5,289)   21,490 
Other operating expenses   15,733    —    (3,546)   12,187 
Depreciation and amortization   55,303    —    (20,269)   35,034 
Acquisition and certain other transaction related costs   178    —    —    178 
General and administrative   14,857    (1,724)   (823)   12,310 
Total expenses   112,850    (1,724)   (29,927)   81,199 
Interest income   113    —    —    113 
Interest expense   (40,610)   2,079    10,868    (27,663)
Gain on early extinguishment of debt   120    —    —    120 
Income before income tax expense and equity in earnings of an investee   41,267    3,803    1,938    47,008 
Income tax expense   (202)   —    —    (202)
Equity in losses of an investee   —    (706)   —    (706)
Net income   41,065    3,097    1,938    46,100 
Net loss attributable to noncontrolling interest   691    —    (691)   — 
Net income attributable to common shareholders  $41,756   $3,097   $1,247   $46,100 
                     
Weighted average common shares outstanding - basic   65,092              65,092 
Weighted average common shares outstanding - diluted   65,101              65,101 
                     
Per common share data (basic and diluted):                    
Net income attributable to common shareholders  $0.64             $0.71 

 

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

 

F-3

 

 

Industrial Logistics Properties Trust

Unaudited Condensed Consolidated Statements of Income

For the Year Ended December 31, 2019

(amounts in thousands, other than per share amounts)

 

   Historical   Sale of Interest   Deconsolidation   Pro Forma 
       (E)   (F)     
Rental income  $229,234   $—   $(39,706)  $189,528 
                     
Expenses:                    
Real estate taxes   30,367    —    (5,361)   25,006 
Other operating expenses   17,643    —    (3,360)   14,283 
Depreciation and amortization   61,927    —    (21,407)   40,520 
General and administrative   17,189    (2,757)   —    14,432 
Total expenses   127,126    (2,757)   (30,128)   94,241 
                     
Interest income   743    —    —    743 
Interest expense   (50,848)   3,602    4,105    (43,141)
Gain on early extinguishment of debt   —    —    —    — 
Income before income tax expense and equity in earnings of an investee   52,003    6,359    (5,473)   52,889 
Income tax expense   (171)   —    —    (171)
Equity in earnings of an investee   666    702    —    1,368 
Net income   52,498    7,061    (5,473)   54,086 
Net loss attributable to noncontrolling interest   —    —    —    — 
Net income attributable to common shareholders  $52,498   $7,061   $(5,473)  $54,086 
                     
Weighted average common shares outstanding - basic   65,049              65,049 
Weighted average common shares outstanding - diluted   65,055              65,055 
                     
Per common share data (basic and diluted):                    
Net income attributable to common shareholders  $0.81             $0.83 

 

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

 

F-4

 

 

Industrial Logistics Properties Trust

Notes to Unaudited Pro Forma Condensed Consolidated Financial Statements

(dollars in thousands)

 

Unaudited Pro Forma Condensed Consolidated Balance Sheet at September 30, 2020 Adjustments

 

(A)As of September 30, 2020, we owned a 61% equity interest in our joint venture. The adjustments represent the effect of our sale on November 18, 2020 of a 39% equity interest in our joint venture from our 61% equity interest to an institutional investor for approximately $108,812 and the use of those proceeds to repay amounts outstanding under our $750,000 unsecured revolving credit facility as if the sale occurred on September 30, 2020. We adjusted retained earnings to recognize an estimated gain of $16,954. Following these transactions, we continue to own a 22% equity interest in our joint venture.

 

(B)The adjustments represent the elimination of the assets, liabilities and noncontrolling interest related to the deconsolidation of our joint venture.

 

Unaudited Pro Forma Condensed Consolidated Statement of Income for the nine months ended September 30, 2020 Adjustments

 

(C)The adjustments represent:
•a decrease in general and administrative expenses based upon our contractual obligation under our business management agreement with The RMR Group LLC, or RMR LLC;
•a decrease in interest expense due to the application of approximately $108,812 net proceeds against amounts outstanding under our unsecured revolving credit facility at the weighted average interest rate for the nine months ended September 30, 2020 of 2.51%; and
•pro forma equity in losses of an investee representing our 22% equity interest in our joint venture for the nine months ended September 30, 2020.

 

(D)The adjustments represent the historical income and expenses relating to our joint venture as of and for the nine months ended September 30, 2020.

 

Unaudited Pro Forma Condensed Consolidated Statement of Income for the year ended December 31, 2019 Adjustments

 

(E)The adjustments represent:
•a decrease in general and administrative expenses based upon our contractual obligation under our business management agreement with RMR LLC;
•a decrease in interest expense due to the application of approximately $108,812 net proceeds against amounts outstanding under our unsecured revolving credit facility at the weighted average interest rate for the year ended December 31, 2019 of 3.68%; and
•pro forma equity in earnings of an investee representing our 22% equity interest in our joint venture for the year ended December 31, 2019.

 

(F)The adjustments represent the historical income and expenses relating to properties in our joint venture from January 1, 2019 to December 31, 2019 or for the period starting with the date of acquisition to December 31, 2019 for properties acquired after January 1, 2019. We owned three of the 12 properties on January 1, 2019, acquired three of the 12 properties in February 2019 and acquired six of the 12 properties in April 2019.

 

F-5

 

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