0001437749-23-031672.txt : 20231113 0001437749-23-031672.hdr.sgml : 20231113 20231113165507 ACCESSION NUMBER: 0001437749-23-031672 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 15 CONFORMED PERIOD OF REPORT: 20231113 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20231113 DATE AS OF CHANGE: 20231113 FILER: COMPANY DATA: COMPANY CONFORMED NAME: MAUI LAND & PINEAPPLE CO INC CENTRAL INDEX KEY: 0000063330 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE [6500] IRS NUMBER: 990107542 STATE OF INCORPORATION: HI FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-06510 FILM NUMBER: 231399754 BUSINESS ADDRESS: STREET 1: 200 VILLAGE ROAD CITY: LAHAINA STATE: HI ZIP: 96761 BUSINESS PHONE: 808-877-1608 MAIL ADDRESS: STREET 1: 200 VILLAGE ROAD CITY: LAHAINA STATE: HI ZIP: 96761 8-K 1 mlp20231102_8k.htm FORM 8-K mlp20231102_8k.htm
false 0000063330 0000063330 2023-11-13 2023-11-13
 


 
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 13, 2023
 
 
MAUI LAND & PINEAPPLE COMPANY, INC.
(Exact name of registrant as specified in its charter)
 
 
Delaware
001-06510
99-0107542
(State of Incorporation)
(Commission File Number)
(IRS Employer
Identification Number)
200 Village Road, Lahaina, Maui, Hawaii 96761
(Address of principal executive offices) (Zip Code)
 
(808) 877-3351
(Registrant’s telephone number, including area code)
 
N/A
(Former Name or Former Address, if Changed Since Last Report)
 
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 Stock, $0.0001 par value
MLP
New York Stock Exchange
 
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))
 
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 or Rule 12b-2 of the Securities Exchange Act of 1934.
 
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 2.02 RESULTS OF OPERATIONS AND FINANCIAL CONDITION
 
On November 13, 2023, the Company issued a press release, which sets forth the results of its operations for the nine months ended September 30, 2023. A copy of the press release is filed herewith as Exhibit 99.1 and incorporated herein by reference.
 
Such information shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and is not incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.
 
 
ITEM 9.01 FINANCIAL STATEMENTS AND EXHIBITS
 
(d)  Exhibits
 
Exhibit
Number
Description
99.1
104
Cover Page Interactive Data File (embedded within the Inline XBRL document)
 
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
 
 
MAUI LAND & PINEAPPLE COMPANY, INC.
     
Date: November 13, 2023
By:
/s/ WADE K. KODAMA
   
Wade K. Kodama
   
Chief Financial Officer
 
 
EX-99.1 2 ex_590073.htm EXHIBIT 99.1 mlp20231102_8k.htm

     

Exhibit 99.1

image01.jpg

 

 

Maui Land & Pineapple Company Reports Third Quarter 2023 Results

 

KAPALUA, Hawai‘i  /  November 13, 2023 (BusinessWire) – Maui Land & Pineapple Company, Inc. (NYSE: MLP) today reported financial results covering the nine months ended September 30, 2023.

 

“Following the August wildfires on Maui, we continue to focus on resiliency by supporting current and future needs of the community through an increased housing supply, food and water security, and renewed connections of people and place.

 

As the stewards of land and commercial property on Maui, our mission is to meet these critical needs by carefully ensuring our assets are actively used to their fullest potential.

 

Nearly all our current tenants have reopened their businesses following the fires; however, the impacts from their temporary closures and reduced sales caused a decrease in lease revenue for the company in the third quarter. This, combined with one-time costs related to our leadership transition in 2023 and a strategic pause on land sales, has resulted in a loss for the quarter.

 

200 Village Road, Lahaina HI 96761 | (808) 877-3351 | mauiland.com

 

image01.jpg

 

As we look ahead, our team is advancing the utilization of our entitled properties, filling existing vacancies in our commercial properties, and leasing available agricultural lands for productive use.” – Race Randle, CEO of Maui Land & Pineapple Company.

 

Third Quarter 2023 Highlights

 

Revenues  - Excluding land sales, the total operating revenues decreased by $334,000 for the nine months ended September 30, 2023, compared to the nine months ended September 30, 2022 primarily due to a reduction in percentage rent as a result of the Maui wildfires impact on the local economy. Including land sales, for the nine months ended September 30, 2023, the total operating revenues decreased by $11,915,000 to $6,872,000 compared to the same period last year as a direct result of two land sales closed in the prior year in the amount of $11,600,000.

 

Costs and expenses – Operating costs and expenses totaled $10,774,000 for the nine months ended September 30, 2023, an increase of $2,118,000 compared to the nine-month period ended September 30, 2022. The operating costs for the nine months ended September 30, 2023, included $1,508,000 of the operating costs and expenses were related to one-time costs of the leadership transition due to $1,258,000 for severance, accelerated vesting of incentive stock for departing executives and related legal and consulting fees for document preparation, and $250,000 for onboarding costs of new executive team. These costs are not anticipated to recur in the upcoming quarters with the exception of the monthly severance paid to the former CEO monthly through March 31, 2025. Other costs incurred in the nine months ended September 30, 2023 that were not incurred previously included $916,000 due to stock option valuation recognized for issued options recognized for the Board of Directors.
 

Net loss – Net loss was $3,673,000, or $0.19 per common share, in the nine months ended September 30, 2023, compared to net income of 9,783,000, or $0.50 per common share, in the nine months of 2022, as a direct result of land sales of $11,600,000 during the same period last year, versus no land sales in the current year, and increased operating costs.

 

200 Village Road, Lahaina HI 96761 | (808) 877-3351 | mauiland.com

 

image01.jpg

 

 

Adjusted EBITDA (Non-GAAP)  – For the nine months ending September 30, 2023, after adjusting for non-cash expenses of $3,524,000, Adjusted EBITDA was ($149,000).

 

Cash and Investments Convertible to Cash (Non-GAAP) – Cash and investments convertible to cash totaled $9,856,000 on September 30, 2023, a decrease of $1,636,000 compared to $11,492,000 at September 30, 2022. $778,000 of the decrease in cash is attributable to one-time expenses due to employment separations of the former CEO and Vice President and onboarding transition of the new CEO and Board Chairman realized in the nine months ended September 30, 2023.

 

Non-GAAP Financial Measures

Certain non-GAAP financial measures are presented in this press release, including Adjusted EBITDA, to provide information that may assist investors in understanding the Company's financial results and assessing its prospects for future performance. We believe we believe that Adjusted EBITDA is an important indicator of our operating performance because it excludes items that are unrelated to, and may not be indicative of, our core operating results. We believe cash and investments convertible to cash is an important indicator of liquidity because it includes items that are convertible into cash in the short term. These non-GAAP financial results are not intended to represent and should not be considered more meaningful measures than, or alternatives to, measures of operating performance or liquidity as determined in accordance with GAAP. To the extent we utilize such non-GAAP financial measures in the future, we expect to calculate them using a consistent method from period to period.

 

200 Village Road, Lahaina HI 96761 | (808) 877-3351 | mauiland.com

 

image01.jpg

 

EBITDA is a non-GAAP financial measure defined as net income (loss) excluding interest, taxes, and depreciation and amortization. Adjusted EBITDA is further adjusted for non-cash stock-based compensation expense and pension and post-retirement expenses. Adjusted EBITDA is a key measure used by the Company to evaluate operating performance, generate future operating plans and make strategic decisions for the allocation of capital. The Company presents Adjusted EBITDA to provide information that may assist investors in understanding its financial results. However, Adjusted EBITDA is not intended to be a substitute for net income (loss). A reconciliation of Adjusted EBITDA to the most directly comparable GAAP financial measure is provided further below.

 

Cash and investments convertible to cash is a non-GAAP financial measure defined as cash and cash equivalents plus restricted cash and investments. Cash and cash investments convertible to cash is a key measure used by the Company to evaluate internal liquidity.

 

Additional Information

More information about Maui Land & Pineapple Company’s second quarter 2023 operating results is available in the Form 10-Q filed with the Securities and Exchange Commission and posted at mauiland.com/.

 

About Maui Land & Pineapple Company 

Maui Land & Pineapple Company, Inc. (NYSE: MLP) is dedicated to the thoughtful stewardship of over 22,000 acres of land along with approximately 260,000 square feet where Maui residents thrive in more resilient communities with additional housing opportunities, food and water security, and renewed connections of people and place. For over a century MLP has built a legacy of authentic innovation through conservation, agriculture, community building and land management. Our mission is to carefully maximize the use of our assets in a way that honors the past, meets the critical needs of the present, and enables a thriving future.

 

Company assets include land for future residential communities within the world-renowned Kapalua Resort, home to luxury hotels such as The Ritz-Carlton Maui and Montage Kapalua Bay, two championship golf courses, pristine beaches, a network of walking and hiking trails and the Pu‘u Kukui Watershed, the largest private nature preserve in Hawai‘i. 

 

Forward-Looking Statements

This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These forward-looking statements include, but are not limited to statements regarding the utilization of our entitled properties, filling the vacancies on our commercial properties, the Company's ability to lease its agricultural lands, and the recurrence of severance costs. These forward-looking statements are based upon the current beliefs and expectations of management and are inherently subject to significant business, economic and competitive uncertainties and contingencies, many of which are beyond the control of the Company. In addition, these forward-looking statements are subject to assumptions with respect to future business strategies and decisions that are subject to change. Actual results may differ materially from the anticipated results discussed in these forward-looking statements because of possible uncertainties. Factors that could cause actual results to differ materially from those expressed in the forward-looking statements are discussed in the Company's reports (such as Annual Reports on Form 10-K, Quarterly Reports on Form 10-Q and Current Reports on Form 8-K) filed with the SEC and available on the SEC's Internet site (http://www.sec.gov). We undertake no obligation to publicly update any forward-looking statement, whether written or oral, that may be made from time to time, whether as a result of new information, future developments or otherwise.

 

 

# # #

 

200 Village Road, Lahaina HI 96761 | (808) 877-3351 | mauiland.com

 

image01.jpg
 

CONTACT

Investors: Wade Kodama | Chief Financial Officer | Maui Land & Pineapple Company
  e: wkodama@kapalua.com
   
Media: Ashley Takitani Leahey | Vice President | Maui Land & Pineapple Company
  e: ashley@mauiland.com
   
  Dylan Beesley | Senior Vice President | Bennet Group Strategic Communications
  e: dylan@bennetgroup.com

 

200 Village Road, Lahaina HI 96761 | (808) 877-3351 | mauiland.com

 

 

MAUI LAND & PINEAPPLE COMPANY, INC. AND SUBSIDIARIES

 

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME (LOSS)

 

(UNAUDITED)

 

   

Nine Months Ended
September 30,

 
   

2023

   

2022

 
   

(in thousands except

 
   

per share amounts)

 

OPERATING REVENUES

               

Real estate

  $ 19     $ 11,600  

Leasing

    6,249       6,559  

Resort amenities and other

    604       628  

Total operating revenues

    6,872       18,787  
                 

OPERATING COSTS AND EXPENSES

               

Real estate

    526       913  

Leasing

    2,984       2,608  

Resort amenities and other

    1,113       1,170  

General and administrative

    2,996       2,177  

Share-based compensation

    2,472       958  

Depreciation

    683       830  

Total operating costs and expenses

    10,774       8,656  
                 

OPERATING INCOME (LOSS)

    (3,902 )     10,131  
                 

Other income

    598       -  

Pension and other post-retirement expenses

    (364 )     (343 )

Interest expense

    (5 )     (5 )

NET INCOME (LOSS)

  $ (3,673 )   $ 9,783  

Other comprehensive income - pension, net

    247       468  

TOTAL COMPREHENSIVE INCOME (LOSS)

  $ (3,426 )   $ 10,251  
                 

NET INCOME (LOSS) PER COMMON SHARE-BASIC AND DILUTED

  $ (0.19 )   $ 0.50  

 

200 Village Road, Lahaina HI 96761 | (808) 877-3351 | mauiland.com

 

 

MAUI LAND & PINEAPPLE COMPANY, INC. AND SUBSIDIARIES

 

CONDENSED CONSOLIDATED BALANCE SHEETS

 

   

September 30, 2023

   

December 31, 2022

 
   

(unaudited)

   

(audited)

 
   

(in thousands except share data)

 

ASSETS

               

CURRENT ASSETS

               

Cash and cash equivalents

  $ 6,771     $ 8,499  

Restricted cash

    -       10  

Accounts receivable, net

    869       892  

Investments, current portion

    2,752       2,432  

Prepaid expenses and other assets

    739       368  

Assets held for sale

    3,131       3,019  

Total current assets

    14,262       15,220  
                 

PROPERTY & EQUIPMENT, NET

    16,049       15,878  
                 

OTHER ASSETS

               

Investments, net of current portion

    333       551  

Deferred development costs

    9,585       9,566  

Other noncurrent assets

    1,217       1,191  

Total other assets

    11,135       11,308  

TOTAL ASSETS

  $ 41,446     $ 42,406  
                 

LIABILITIES & STOCKHOLDERS' EQUITY

               

LIABILITIES

               

CURRENT LIABILITIES

               

Accounts payable

  $ 1,129     $ 589  

Payroll and employee benefits

    783       869  

Accrued retirement benefits, current portion

    142       142  

Deferred revenue, current portion

    289       227  

Other current liabilities

    467       480  

Total current liabilities

    2,810       2,307  
                 

LONG-TERM LIABILITIES

               

Accrued retirement benefits, net of current portion

    2,633       2,612  

Deferred revenue, net of current portion

    1,400       1,500  

Deposits

    2,148       2,185  

Other noncurrent liabilities

    17       30  

Total long-term liabilities

    6,198       6,327  

TOTAL LIABILITIES

    9,008       8,634  
                 

COMMITMENTS AND CONTINGENCIES

               
                 

STOCKHOLDERS' EQUITY

               

Preferred stock--$0.0001 par value; 5,000,000 shares authorized; no shares issued and outstanding

    -       -  

Common stock--$0.0001 par value; 43,000,000 shares authorized; 19,604,509 and 19,476,671 shares issued and outstanding at September 30, 2023 and December 31, 2022, respectively

    84,570       83,392  

Additional paid-in-capital

    10,098       9,184  

Accumulated deficit

    (54,210 )     (50,537 )

Accumulated other comprehensive loss

    (8,020 )     (8,267 )

Total stockholders' equity

    32,438       33,772  

TOTAL LIABILITIES & STOCKHOLDERS' EQUITY

  $ 41,446     $ 42,406  

 

200 Village Road, Lahaina HI 96761 | (808) 877-3351 | mauiland.com

 

 

MAUI LAND & PINEAPPLE COMPANY, INC. AND SUBSIDIARIES

 

SUPPLEMENTAL FINANCIAL INFORMATION (NON-GAAP) UNAUDITED

 

   

Nine Months Ended
September 30,

 
   

2023

   

2022

 
   

(in thousands)

   

(in thousands)

 
                 

NET INCOME (LOSS)

  $ (3,673 )   $ 9,783  
                 

Add: Non-cash expenses

               

Interest expense

    5       5  

Depreciation

    683       830  

Share-based compensation

               

Vesting of Incentive Stock for former CEO and Vice President upon separation

    730          

Vesting of Stock Options granted to Board Chair and Directors

    915          

Vesting of Stock Compensation granted to Board Chair and Directors

    478       641  

Vesting of employee Incentive Stock

    349       317  

Pension and other post-retirement expenses

    364       343  
                 

ADJUSTED EBITDA (LOSS)

  $ (149 )   $ 11,919  

 

 

 

 

   

September 30, 2023

   

December 31, 2022

 
   

(unaudited)

   

(audited)

 
   

(in thousands)

   

(in thousands)

 

CASH AND INVESTMENTS

               
                 

Cash and cash equivalents

  $ 6,771     $ 8,499  

Restricted cash

    -       10  

Investments, current portion

    2,752       2,432  

Investments, net of current portion

    333       551  
                 

TOTAL CASH AND INVESTMENTS CONVERTIBLE TO CASH

  $ 9,856     $ 11,492  

 

200 Village Road, Lahaina HI 96761 | (808) 877-3351 | mauiland.com

 
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Document And Entity Information
Nov. 13, 2023
Document Information [Line Items]  
Entity, Registrant Name MAUI LAND & PINEAPPLE COMPANY, INC.
Document, Type 8-K
Document, Period End Date Nov. 13, 2023
Entity, Incorporation, State or Country Code DE
Entity, File Number 001-06510
Entity, Tax Identification Number 99-0107542
Entity, Address, Address Line One 200 Village Road, Lahaina
Entity, Address, City or Town Maui
Entity, Address, State or Province HI
Entity, Address, Postal Zip Code 96761
City Area Code 808
Local Phone Number 877-3351
Title of 12(b) Security Common Stock
Trading Symbol MLP
Security Exchange Name NYSE
Written Communications false
Soliciting Material false
Pre-commencement Tender Offer false
Pre-commencement Issuer Tender Offer false
Entity, Emerging Growth Company false
Amendment Flag false
Entity, Central Index Key 0000063330
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