0001564590-19-035433.txt : 20190925 0001564590-19-035433.hdr.sgml : 20190925 20190925163840 ACCESSION NUMBER: 0001564590-19-035433 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 14 CONFORMED PERIOD OF REPORT: 20190920 ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20190925 DATE AS OF CHANGE: 20190925 FILER: COMPANY DATA: COMPANY CONFORMED NAME: Spirit MTA REIT CENTRAL INDEX KEY: 0001722992 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 000000000 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-38414 FILM NUMBER: 191114595 BUSINESS ADDRESS: STREET 1: 2727 N. HARWOOD ST. STREET 2: STE. 300 CITY: DALLAS STATE: TX ZIP: 75201 BUSINESS PHONE: 972-476-1900 MAIL ADDRESS: STREET 1: 2727 N. HARWOOD ST. STREET 2: STE. 300 CITY: DALLAS STATE: TX ZIP: 75201 8-K 1 smta-8k_20190920.htm 8-K smta-8k_20190920.htm
false 0001722992 0001722992 2019-09-20 2019-09-20

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): September 25, 2019 (September 20, 2019)

 

SPIRIT MTA REIT

(Exact name of registrant as specified in its charter)

 

 

 

 

 

 

 

 

Maryland

 

001-38414

 

82-6712510

(State or other Jurisdiction of Incorporation)

 

(Commission File Number)

 

(IRS Employer Identification No.)

 

2727 North Harwood Street, Suite 300

Dallas, Texas

(Address of principal executive offices)

 

75201

(Zip Code)

(972) 476-1409

(Registrant’s telephone number, including area code)

Not Applicable

(Former name or former address, if changed since 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))

 

 

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, par value $0.01 per share

SMTA

New York Stock Exchange

 

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.     

 

 

 

 

 

 

 


 

 

 

 

ITEM 9.01

FINANCIAL STATEMENTS AND EXHIBITS

Explanatory Note

On September 23, 2019, Spirit MTA REIT filed a Current Report on Form 8-K with respect to the completion of the transaction contemplated by the previously announced Equity Purchase Agreement, entered into on June 2, 2019 (the “Purchase Agreement”), by and among the Company, SMTA Financing JV, LLC, a Delaware limited liability company and an indirect wholly owned subsidiary of the Company (“Seller”), Banner NewCo LLC, a Delaware limited liability company and wholly owned subsidiary of Seller (“Newco”), and Hospitality Properties Trust, a Maryland real estate investment trust (“Buyer”), pursuant to which the Company sold substantially all of its assets to Buyer. This Current Report on Form 8-K is being filed to provide the unaudited pro forma financial information required by Article 11 of Regulation S-X in connection with the disposition made pursuant to the Purchase Agreement.

(a)

Pro Forma Financial Information.

The unaudited pro forma consolidated balance sheet of Spirit MTA REIT dated as of June 30, 2019, unaudited pro forma consolidated statements of operations of Spirit MTA REIT for the six months ended June 30, 2019 and for the year ended December 31, 2018 and the related notes thereto required under this Item 9.01(b) are filed as Exhibit 99.1 to this Current Report on Form 8-K.

(b) Exhibits.

 

 

 

 

99.1

Unaudited pro forma financial information

 

 

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.

 

 

 

 

 

 

 

 

SPIRIT MTA REIT

 

 

By:

 

/s/ Ricardo Rodriguez

 

 

Ricardo Rodriguez

Chief Executive Officer, President, Chief Financial Officer and Treasurer

 

 

 

Date: September 25, 2019

 

EX-99.1 2 smta-ex991_6.htm EX-99.1 PRESS RELEASE smta-ex991_6.htm

 

Exhibit 99.1

 

 

 

 

 

 

 

UNAUDITED PRO FORMA FINANCIAL INFORMATION

Spirit MTA REIT (NYSE: SMTA) ("SMTA", “we” or the "Company"), is a net-lease real estate investment trust ("REIT") headquartered in Dallas, Texas. SMTA is managed by a wholly-owned subsidiary of Spirit Realty Capital, Inc. (NYSE:SRC) (“Spirit”).

On September 20, 2019, SMTA completed the previously announced sale of the entities that comprise Master Trust 2014 (the “MTA Sale”), as well as three assets owned by Spirit, to Hospitality Properties Trust (“HPT”) for $2.4 billion in total cash consideration, subject to certain adjustments. Prior to the completion of the MTA Sale, SMTA viewed the operations of the Company as two separate reportable segments – Master Trust 2014 and Other Properties.  

Following the completion of the MTA Sale and the sale of two other properties completed subsequent to June 30, 2019, the Company owns 12 properties, of which five are vacant, and all of which are expected to be sold subject to the Plan of Voluntary Liquidation which was adopted by the Company on September 4, 2019. An initial cash distribution to shareholders will be made after the closing of the MTA Sale, followed by subsequent liquidating distributions (from SMTA and/or a liquidating entity established following the closing of the MTA Sale) dependent on the timing of the liquidation of the remaining assets of the Company. Subsequent to the closing of the MTA Sale, a subsidiary of Spirit will manage the affairs of SMTA, including in connection with the Plan of Voluntary Liquidation, for an annual fee of $1 million for the first year, and $4 million per year for any renewal term.

The following unaudited pro forma consolidated balance sheet of SMTA as of June 30, 2019 assumes that the MTA Sale occurred on June 30, 2019. The following unaudited pro forma consolidated statements of operations of SMTA for the six months ended June 30, 2019 and for the year ended December 31, 2018 are presented as if the MTA Sale had occurred as of January 1, 2018 (the unaudited pro forma consolidated balance sheet and the unaudited pro forma statements of operations are referred to herein as the "unaudited pro forma financial statements").

The unaudited pro forma financial statements and the accompanying notes should be read in conjunction with (i) the audited consolidated financial statements and accompanying notes and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” included in SMTA’s Annual Report on Form 10-K for the year ended December 31, 2018 and (ii) the unaudited consolidated financial statements and accompanying notes and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” included in SMTA’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2019.

The SMTA Reported column in the unaudited pro forma financial statements reflects SMTA’s historical financial statements for the periods presented and do not reflect any adjustments related to the MTA Sale and related events.

The information in the MTA Sale column in the unaudited pro forma financial statements represents the Master Trust 2014’s historical financial information.

 

 

The Pro Forma Adjustments column in the unaudited pro forma financial statements reflects pro forma adjustments, further described in the accompanying notes, which includes the cash consideration for the MTA Sale, the termination of the Asset Management Agreement dated May 21, 2018 with a subsidiary of Spirit, the effectiveness of an Interim Management Agreement dated June 2, 2019 between SMTA and a subsidiary of Spirit, and the repurchase of SMTA’s outstanding Series A Preferred Shares from a subsidiary of Spirit.

Additionally, the unaudited pro forma statements of operations include a column reflecting the impact related to Specialty Retail Shops Holding Corp. and certain of its affiliates (“Shopko”). On January 16, 2019, the Company’s indirect wholly-owned subsidiaries as borrowers under the Shopko CMBS Loan Agreements defaulted on the loans when those entities ceased to make interest payments as a result of Shopko ceasing to pay its rent obligations to SMTA’s indirect wholly-owned subsidiaries following Shopko’s bankruptcy filing. On March 1, 2019, the Shopko Lenders foreclosed on the equity of the entity that owned the four property-owning subsidiaries. Prior to the foreclosure, Shopko represented a majority of the operations of the Other Properties segment and, as such, the Company determined that the pro forma statements of operations are more meaningful to investors by separating out the historical impact of Shopko on SMTA.

The following unaudited pro forma financial statements were prepared in accordance with Article 11 of Regulation S-X, using the assumptions set forth in the notes to the unaudited pro forma financial statements. The unaudited pro forma financial statements are presented for illustrative purposes only and do not purport to reflect the results of SMTA that may be achieved in future periods or the historical results that would have been obtained had the above transactions been completed on the dates indicated herein.

1


Spirit MTA REIT

Unaudited Pro Forma Consolidated Balance Sheet

As of June 30, 2019

(In Thousands, Except Share and Per Share Data)

 

 

 

SMTA Reported

(A)

 

 

MTA Sale

(B)

 

 

Pro Forma Adjustments

 

 

 

 

Pro Forma Total

 

Assets

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Investments:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate investments:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Land and improvements

 

$

760,824

 

 

$

(739,673

)

 

$

 

 

 

 

$

21,151

 

Buildings and improvements

 

 

1,375,537

 

 

 

(1,280,588

)

 

 

 

 

 

 

 

94,949

 

Total real estate investments

 

 

2,136,361

 

 

 

(2,020,261

)

 

 

 

 

 

 

 

116,100

 

Less: accumulated depreciation

 

 

(446,845

)

 

 

444,490

 

 

 

 

 

 

 

 

(2,355

)

 

 

 

1,689,516

 

 

 

(1,575,771

)

 

 

 

 

 

 

 

113,745

 

Loans receivable, net

 

 

26,405

 

 

 

(26,405

)

 

 

 

 

 

 

 

 

Intangible lease assets, net

 

 

71,051

 

 

 

(60,503

)

 

 

 

 

 

 

 

10,548

 

Real estate assets held for sale, net

 

 

28,090

 

 

 

(9,146

)

 

 

 

 

 

 

 

18,944

 

Net investments

 

 

1,815,062

 

 

 

(1,671,825

)

 

 

 

 

 

 

 

143,237

 

Cash and cash equivalents

 

 

113,825

 

 

 

 

 

452,137

(153,302)

(48,156)

 

 

(C)

(D)

(E)

 

 

364,504

 

Deferred costs and other assets, net

 

 

76,752

 

 

 

(70,503

)

 

 

 

 

 

 

 

6,249

 

Goodwill

 

 

7,012

 

 

 

(7,012

)

 

 

 

 

 

 

 

 

Total assets

 

$

2,012,651

 

 

$

(1,749,340

)

 

$

250,679

 

 

 

 

$

513,990

 

Liabilities and deficit

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Liabilities:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Mortgages and notes payable, net

 

$

1,974,511

 

 

$

(1,893,074

)

 

 

 

 

 

 

$

81,437

 

Intangible lease liabilities, net

 

 

15,889

 

 

 

(15,713

)

 

 

 

 

 

 

 

176

 

Accounts payable, accrued expenses and other liabilities

 

 

46,810

 

 

 

(27,672

)

 

 

 

 

 

 

 

19,138

 

Total liabilities

 

 

2,037,210

 

 

 

(1,936,459

)

 

 

 

 

 

 

 

100,751

 

Redeemable preferred equity:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SMTA Preferred Shares, $0.01 par value, $25 per share liquidation preference, 20,000,000 shares authorized: 6,000,000 shares issued and outstanding at June 30, 2019

 

 

150,000

 

 

 

 

 

 

(150,000

)

 

(D)

 

 

 

SubREIT Preferred Shares, $0.01 par value, $1,000 per share liquidation preference, 50,000,000 shares authorized: 5,125 shares issued and outstanding at June 30, 2019

 

 

5,125

 

 

 

 

 

 

 

 

 

 

 

5,125

 

Total redeemable preferred equity

 

 

155,125

 

 

 

 

 

 

(150,000

)

 

 

 

 

5,125

 

Shareholders' deficit:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Common shares, $0.01 par value, 750,000,000 shares authorized; 43,159,931 shares issued and outstanding at June 30, 2019

 

 

432

 

 

 

 

 

 

 

 

 

 

 

432

 

Capital in excess of common share par value

 

 

202,264

 

 

 

 

 

 

 

 

 

 

 

202,264

 

Accumulated deficit

 

 

(382,380

)

 

 

187,119

 

 

452,137

(3,302)

(48,156)

 

 

(C)

(D)

(E)

 

 

205,418

 

Total shareholders' deficit

 

 

(179,684

)

 

 

187,119

 

 

 

400,679

 

 

 

 

 

408,114

 

Total liabilities and deficit

 

$

2,012,651

 

 

$

(1,749,340

)

 

$

250,679

 

 

 

 

$

513,990

 

 

2


Spirit MTA REIT

Unaudited Pro Forma Consolidated Statement of Operations and Comprehensive Loss

Six Months Ended June 30, 2019

(In Thousands, Except Share and Per Share Data)

 

 

 

SMTA Reported

(AA)

 

 

MTA Sale

(BB)

 

 

Shopko

(CC)

 

 

Pro Forma Adjustments

 

 

 

 

Pro Forma Total

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income

 

$

101,565

 

 

$

(89,421

)

 

$

(3,730

)

 

$

 

 

 

 

$

8,414

 

Interest income on loans receivable

 

 

2,129

 

 

 

(135

)

 

 

(1,994

)

 

 

 

 

 

 

 

 

Other income

 

 

2,122

 

 

 

(684

)

 

 

 

 

 

 

 

 

 

 

1,438

 

Total revenues

 

 

105,816

 

 

 

(90,240

)

 

 

(5,724

)

 

 

 

 

 

 

 

9,852

 

Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

General and administrative

 

 

4,773

 

 

 

 

 

 

 

 

 

(202

)

 

(DD)

 

 

4,571

 

Related party fees

 

 

13,342

 

 

 

(3,777

)

 

 

 

 

 

(7,565

)

 

(EE)

 

 

2,000

 

Transaction costs

 

 

4,960

 

 

 

 

 

 

 

 

 

(4,960

)

 

(FF)

 

 

 

Shopko-related expenses

 

 

13,113

 

 

 

 

 

 

(13,113

)

 

 

 

 

 

 

 

 

Property costs (including reimbursable)

 

 

3,461

 

 

 

(2,430

)

 

 

476

 

 

 

 

 

 

 

 

1,507

 

Interest

 

 

59,910

 

 

 

(53,031

)

 

 

(4,692

)

 

 

 

 

 

 

 

2,187

 

Depreciation and amortization

 

 

36,696

 

 

 

(31,910

)

 

 

(1,765

)

 

 

 

 

 

 

 

3,021

 

Impairment and allowance for loan losses

 

 

4,574

 

 

 

(5,959

)

 

 

21,286

 

 

 

 

 

 

 

 

19,901

 

Total expenses

 

 

140,829

 

 

 

(97,107

)

 

 

2,192

 

 

 

(12,727

)

 

 

 

 

33,187

 

Other (loss) income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Loss on debt extinguishment

 

 

(21,267

)

 

 

 

 

 

21,267

 

 

 

 

 

 

 

 

 

Gain on disposition of assets

 

 

1,519

 

 

 

(1,370

)

 

 

 

 

 

 

 

 

 

 

149

 

Total other (loss) income

 

 

(19,748

)

 

 

(1,370

)

 

 

21,267

 

 

 

 

 

 

 

 

149

 

Loss before income tax expense

 

 

(54,761

)

 

 

5,497

 

 

 

13,351

 

 

 

12,727

 

 

 

 

 

(23,186

)

Income tax expense

 

 

(75

)

 

 

 

 

 

 

 

 

 

 

 

 

 

(75

)

Net loss and total comprehensive loss

 

 

(54,836

)

 

 

5,497

 

 

 

13,351

 

 

 

12,727

 

 

 

 

 

(23,261

)

Preferred dividends

 

 

(7,958

)

 

 

 

 

 

 

 

 

 

 

 

 

 

(7,958

)

Net loss attributable to common shareholders

 

$

(62,794

)

 

$

5,497

 

 

$

13,351

 

 

$

12,727

 

 

 

 

$

(31,219

)

Net loss per share attributable to common shareholders:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic

 

$

(1.47

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

(0.73

)

Diluted

 

$

(1.47

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

(0.73

)

Weighted average common shares outstanding:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic

 

 

42,912,589

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

42,912,589

 

Diluted

 

 

42,912,589

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

42,912,589

 


3


Spirit MTA REIT

Unaudited Pro Forma Consolidated Statement of Operations and Comprehensive Loss

Year Ended December 31, 2018

(In Thousands, Except Share and Per Share Data)

 

 

 

SMTA Reported

(AA)

 

 

MTA Sale

(BB)

 

 

Shopko

(CC)

 

 

Pro Forma Adjustments

 

 

 

 

Pro Forma Total

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income

 

$

240,410

 

 

$

(180,317

)

 

$

(44,888

)

 

$

 

 

 

 

$

15,205

 

Interest income on loans receivable

 

 

3,080

 

 

 

(294

)

 

 

(2,786

)

 

 

 

 

 

 

 

 

Other income

 

 

2,817

 

 

 

(1,908

)

 

 

 

 

 

 

 

 

 

 

909

 

Total revenues

 

 

246,307

 

 

 

(182,519

)

 

 

(47,674

)

 

 

 

 

 

 

 

16,114

 

Expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

General and administrative

 

 

13,425

 

 

 

 

 

 

 

 

 

(328

)

 

(DD)

 

 

13,097

 

Related party fees

 

 

19,533

 

 

 

(7,033

)

 

 

 

 

 

(11,500

)

 

(EE)

 

 

1,000

 

Transaction costs

 

 

8,676

 

 

 

 

 

 

 

 

 

 

 

 

 

 

8,676

 

Property costs (including reimbursable)

 

 

12,758

 

 

 

(3,869

)

 

 

(6,110

)

 

 

 

 

 

 

 

2,779

 

Interest

 

 

114,997

 

 

 

(106,915

)

 

 

(3,886

)

 

 

 

 

 

 

 

4,196

 

Depreciation and amortization

 

 

84,678

 

 

 

(62,942

)

 

 

(15,639

)

 

 

 

 

 

 

 

6,097

 

Impairment and allowance for loan losses

 

 

221,349

 

 

 

(19,838

)

 

 

(188,966

)

 

 

 

 

 

 

 

12,545

 

Total expenses

 

 

475,416

 

 

 

(200,597

)

 

 

(214,601

)

 

 

(11,828

)

 

 

 

 

48,390

 

Other income (loss):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Loss on debt extinguishment

 

 

(366

)

 

 

363

 

 

 

3

 

 

 

 

 

 

 

 

 

Gain (loss) on disposition of assets

 

 

9,458

 

 

 

(1,314

)

 

 

(8,207

)

 

 

 

 

 

 

 

(63

)

Total other income (loss)

 

 

9,092

 

 

 

(951

)

 

 

(8,204

)

 

 

 

 

 

 

 

(63

)

Loss before income tax expense

 

 

(220,017

)

 

 

17,127

 

 

 

158,723

 

 

 

11,828

 

 

 

 

 

(32,339

)

Income tax expense

 

 

(221

)

 

 

 

 

 

 

 

 

 

 

 

 

 

(221

)

Net loss and total comprehensive loss

 

 

(220,238

)

 

 

17,127

 

 

 

158,723

 

 

 

11,828

 

 

 

 

 

(32,560

)

Preferred dividends

 

 

(9,275

)

 

 

 

 

 

 

 

 

 

 

 

 

 

(9,275

)

Net loss attributable to common shareholders

 

$

(229,513

)

 

$

17,127

 

 

$

158,723

 

 

$

11,828

 

 

 

 

$

(41,835

)

Net loss per share attributable to common shareholders:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic

 

$

(5.36

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

(0.98

)

Diluted

 

$

(5.36

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

(0.98

)

Weighted average common shares outstanding:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic

 

 

42,851,010

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

42,851,010

 

Diluted

 

 

42,851,010

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

42,851,010

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


4


Spirit MTA REIT

Notes to Unaudited Pro Forma Consolidated Financial Statements

 

 

1.

Adjustments to Unaudited Pro Forma Consolidated Balance Sheet

 

(A)

Reflects the historical consolidated balance sheet of SMTA as of June 30, 2019.

 

(B)

Reflects the historical assets and liabilities as of June 30, 2019 for Master Trust 2014 which were sold to HPT in the MTA Sale.

 

(C)

Reflects net cash proceeds received from the MTA Sale, comprised of the following (in millions):

Estimated Net Proceeds

 

Adjustment

$

2,400

 

Base purchase price from HPT

 

82

 

Plus: Master Trust 2014 prepayment premium (paid by HPT)

 

16

 

Plus: Estimated working capital adjustments

 

(1,994

)

Less: Master Trust 2014 debt discharge amount, including prepayment premium

 

(29

)

Less: Net HPT's purchase of three properties owned by Spirit, after Spirit's repayment of the related party mortgage notes

 

(23

)

Less: Estimated transaction costs, including tax, title and legal fees

$

452

 

 

Note: Amounts reflect balances as of closing on September 20, 2019. Estimated Net Proceeds does not reflect redemption of the SubREIT preferred shares.   

The net cash proceeds of the sale plus the net of the assets and liabilities relieved (see Note B above) would have resulted in a gain on sale of approximately $639.3 million if the MTA Sale had closed on June 30, 2019. Actual gain on the MTA Sale is expected to be between $630 – 650 million, after taking into consideration changes in Master Trust 2014 assets and liabilities between June 30, 2019 and the closing date of September 20, 2019.

 

(D)

Reflects SMTA’s repurchase at par of the $150.0 million Series A Preferred Shares of SMTA held by a wholly-owned subsidiary of Spirit, plus $3.3 million of dividends through the repurchase date. This repurchase was executed upon the closing of the MTA Sale in accordance with the Termination Agreement, dated June 2, 2019, between SMTA and a subsidiary of Spirit.

 

(E)

Reflects the termination fee under the Asset Management Agreement paid to Spirit in accordance with the Termination Agreement, which was effective upon the closing of the MTA Sale. Under the Termination Agreement, Spirit waived its right to any promote fee under the Asset Management Agreement and, as such, no adjustment for a promote fee has been made.

 

2.

Adjustments to Unaudited Pro Forma Consolidated Statements of Operations and Comprehensive Loss

 

(AA)

Reflects the historical consolidated statements of operations and comprehensive loss of SMTA for the six months ended June 30, 2019 and for the year ended December 31, 2018.

 

(BB)

Reflects the historical results for the six months ended June 30, 2019 and for the year ended December 31, 2018 for Master Trust 2014 which was sold to HPT in the MTA Sale.

 

(CC)

Reflects income and expenses related to Shopko for the six months ended June 30, 2019 and for the year ended December 31, 2018, including rental income, interest income from the Shopko B-1 Term Loan, property costs, interest expense related to Shopko CMBS Loan Agreements, and Shopko-related expenses following its bankruptcy filing (including costs incurred in seeking recoveries for the Shopko B-1 Term Loan, in connection with the foreclosure of the Shopko CMBS Loan Agreements, and other accounting, consulting and advisory costs). The Company determined the pro forma statements of operations are more meaningful to users by separating out amounts related to Shopko given Shopko represented a majority of the Other Properties segment historical results and is not indicative of future earnings.

 

(DD)

Reflects the non-related party fees associated with Master Trust 2014 for the six months ended June 30, 2019 and the year ended December 31, 2018 for Master Trust 2014 incurred under the Property Management and Servicing Agreement.

 

(EE)

Reflects the reduction in related party fees assuming the Interim Management Agreement was effective January 1, 2018. On June 2, 2019, SMTA and a subsidiary of Spirit entered into an Interim Asset Management Agreement providing that Spirit will continue to manage the affairs of SMTA following closing of the MTA Sale for an annual fee of $1.0 million for the first year and $4.0 million per year for any renewal term.

 

(FF)

Reflects costs incurred during the six months ended June 30, 2019 directly associated with the MTA Sale, including fees for accounting, legal, valuation, and consulting services. No such costs were incurred in the year ended December 31, 2018.

5

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