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First Industrial Realty Trust Reports Third Quarter 2020 Results
"
Tenant Rent Collections During COVID-19 Pandemic
As of
- Collected 99% of monthly rental billings every month from April through September.
- Collected 99% of October monthly rental billings assuming collections from government-related tenants.
Portfolio Performance
- In service occupancy was 96.3% at the end of the third quarter of 2020, compared to 97.7% at the end of the second quarter of 2020, and 97.7% at the end of the third quarter of 2019. Third quarter occupancy reflects the 110 basis point impact of the
Pier 1 move-out inBaltimore atSeptember 1 st as previously disclosed. - Rental rates increased 20.3% on a cash basis and 33.9% on a straight-line basis; cash rental rate growth for the full year 2020 is expected to be approximately 14%.
- The Company, to-date, has signed approximately 32% of 2021 rollovers by square footage at a cash rental rate increase of approximately 12%.
- Tenant retention of square footage up for renewal was 68.4%; Leasing costs were
$3.18 per square foot. - Same property cash basis net operating income before termination fees increased 1.3% reflecting increased rental rates on leasing and contractual rent escalations, partially offset by lower average occupancy, an increase in free rent and slightly higher bad debt expense.
Development Activity
During the third quarter, the Company:
- Signed a lease for
First Nandina II Logistics Center in the Inland Empire; a 221,000 square-foot build-to-suit development; total estimated investment of$22.4 million . - Leased 100% of its 103,000 square-foot
First Sawgrass Commerce Center inSouth Florida . The lease will commence upon completion in the fourth quarter. - Leased 37,000 square feet of its 125,000 square-foot
First Park 121Building B in Dallas to bring that building to 80% leased. The new lease is scheduled to commence onJanuary 1 st. - Leased 100% of the 644,000 square-foot speculative development at the
First Park @ PV303 joint venture inPhoenix . The lease will commence upon completion in early 2021.
In the fourth quarter to-date, the Company:
- Leased 100% of its 199,000 square-foot
First Fossil Creek Commerce Center inDallas . The lease is scheduled to commence onNovember 1 st. - Plans to start two new developments in
South Florida in the fourth quarter. - First Park Miami; three buildings totaling 600,000 square feet;
$90 million estimated investment. - First 95 Distribution Center; 141,000 square feet;
$22 million estimated investment.
Investment and Disposition Activities
In the third quarter, the Company:
- Formed a new joint venture with
Diamond Realty , theU.S. real estate investment arm of Mitsubishi Corporation, that acquired 569 acres at the Camelback 303 business park inPhoenix . The total purchase price was$70.5 million andFirst Industrial has a 43% interest in the venture. - Acquired an 18,000 square-foot value-add building in Hayward in
Northern California for$5.0 million . - Acquired a 6.6-acre site in
Seattle for$6.1 million that is developable to 129,000 square feet. - Acquired a 26-acre site in
Central Florida for$5.5 million that can accommodate up to four buildings totaling 329,000 square feet. - Acquired a 3.1-acre site adjacent to our First Elm land site in the Inland Empire West for
$3.6 million . With the additional acres, the site can accommodate an 84,000 square-foot development. - Closed on the sale of a 618,000 square-foot building in Phoenix for $54.5 million. The transaction was recognized in the third quarter of 2019 at the time the tenant exercised its purchase option.
- Sold one building plus one unit comprised of 127,000 square feet for
$15.2 million .
In the fourth quarter to-date, the Company:
- Sold 93 acres to two separate users at the
First Park @ PV303 joint venture;First Industrial's share of the sales price was$11.0 million . - Sold two buildings totaling 194,000 square feet for a total of
$5.6 million .
Capital Markets Activity
During the third quarter, the Company:
- On
July 15, 2020 , entered into a new unsecured term loan facility that refinances its$200 million unsecured term loan facility previously scheduled to matureJanuary 29, 2021 . The new loan has an initial maturity date ofJuly 15, 2021 and includes two, one-year extensions at the Company's option, subject to certain conditions. The new loan features interest-only payments and now bears an interest rate of LIBOR plus 150 basis points. The Company entered into new interest rate swap agreements that convert the new loan to a fixed interest rate of 2.49% beginning inFebruary 2021 . - Closed on a private placement offering on
September 17 th for$300 million of fixed rate senior unsecured notes with a weighted average interest rate of 2.81%. The notes are comprised of two tranches:$100 million of 2.74% Series F Guaranteed Senior Notes with a 10-year term and$200 million of 2.84% Series G Guaranteed Senior Notes with a 12-year term. - Issued 1.8 million shares of its common stock at an average price of
$43.16 per share through its "at-the-market" equity offering program generating approximately$78.7 million in net proceeds.
"We strengthened our capital position to support the relaunch of our development program and lowered our long-term borrowing costs with our capital markets actions during the quarter," said
Investor Day
Outlook for 2020
"We are experiencing an increased level of leasing activity with e-commerce as a key driver as the economy continues its recovery," added
Low End of |
High End of |
|||
Guidance for 2020 |
Guidance for 2020 |
|||
(Per share/unit) |
(Per share/unit) |
|||
Net Income |
$ 1.11 |
$ 1.15 |
||
Add: Real Estate Depreciation/Amortization |
0.99 |
0.99 |
||
Less: Gain on Sale of Real Estate Including FR's Share of Joint Venture Gain, Net of Allocable Income Tax Provision, Through |
(0.28) |
(0.28) |
||
FFO (NAREIT Definition) |
$ 1.82 |
$ 1.86 |
||
Add: Severance Costs Related to the Closure of Our Indianapolis Office and Retirement Benefit Expense for Accelerated Vesting of Equity Awards |
0.01 |
0.01 |
||
Less: Gains Related to the Final Settlement of Two Insurance Claims for |
(0.05) |
(0.05) |
||
FFO Before Severance Costs Related to the Closure of Our Indianapolis Office, Retirement Benefit Expense for Accelerated Vesting of Equity Awards and Gains Related to the Final Settlement of Two Insurance Claims for |
$ 1.78 |
$ 1.82 |
The following assumptions were used:
- In service occupancy at year-end fourth quarter of 94.5% to 95.5%. This implies a full year quarter-end average in service occupancy of 96.4% to 96.7%. This reflects the previously disclosed Pier 1 Imports move-out on
September 1 st. - Fourth quarter same store NOI growth on a cash basis before termination fees of (0.75%) to 0.75%. This implies a quarterly average same store NOI growth for the full year 2020 of 3.8% to 4.2%. This range assumes full year 2020 bad debt expense of
$2.1 million , which includes approximately$1.2 million realized in the nine months endedSeptember 30, 2020 . This excludes any potential non-cash write-offs of deferred rent receivables related to tenants that are having financial difficulties. - General and administrative expense of approximately
$31.0 million to$32.0 million . This range excludes$1.2 million of severance costs related to the closure of ourIndianapolis office and retirement benefit expense for accelerated vesting of equity awards. - Guidance includes the incremental costs expected in 2020 related to the Company's developments completed and under construction as of
September 30, 2020 and the aforementioned future starts of First Park Miami and First 95 Distribution Center. In total, the Company expects to capitalize$0.05 per share of interest in 2020. - Other than the transactions discussed in this release, guidance does not include the impact of:
- any future debt repurchases prior to maturity or future debt issuances,
- any future investments or property sales, or
- any future equity issuances.
Conference Call
The Company's third quarter 2020 supplemental information can be viewed at www.firstindustrial.com under the "Investors" tab.
FFO Definition
In accordance with the NAREIT definition of FFO,
About
Forward-Looking Information
This press release and the presentation to which it refers 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. We intend for such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. Forward-looking statements are based on certain assumptions and describe our future plans, strategies and expectations, and are generally identifiable by use of the words "believe," "expect," "plan," "intend," "anticipate," "estimate," "project," "seek," "target," "potential," "focus," "may," "will," "should" or similar words. Although we believe the expectations reflected in forward-looking statements are based upon reasonable assumptions, we can give no assurance that our expectations will be attained or that results will not materially differ. Factors which could have a materially adverse effect on our operations and future prospects include, but are not limited to: changes in national, international, regional and local economic conditions generally and real estate markets specifically; changes in legislation/regulation (including changes to laws governing the taxation of real estate investment trusts) local economic conditions generally and real estate markets specifically; changes in legislation/regulation (including changes to laws governing the taxation of real estate investment trusts) and actions of regulatory authorities; the uncertainty and economic impact of pandemics, epidemics or other public health emergencies or fear of such events, such as the recent outbreak of coronavirus disease 2019 (COVID-19); our ability to qualify and maintain our status as a real estate investment trust; the availability and attractiveness of financing (including both public and private capital) and changes in interest rates; the availability and attractiveness of terms of additional debt repurchases; our ability to retain our credit agency ratings; our ability to comply with applicable financial covenants; our competitive environment; changes in supply, demand and valuation of industrial properties and land in our current and potential market areas; our ability to identify, acquire, develop and/or manage properties on favorable terms; our ability to dispose of properties on favorable terms; our ability to manage the integration of properties we acquire; potential liability relating to environmental matters; defaults on or non-renewal of leases by our tenants; decreased rental rates or increased vacancy rates; higher-than-expected real estate construction costs and delays in development or lease-up schedules; potential natural disasters and other potentially catastrophic events such as acts of war and/or terrorism; litigation, including costs associated with prosecuting or defending claims and any adverse outcomes; risks associated with our investments in joint ventures, including our lack of sole decision-making authority; and other risks and uncertainties described under the heading "Risk Factors" and elsewhere in our annual report on Form 10-K for the year ended
|
||||||||
Selected Financial Data |
||||||||
(Unaudited) |
||||||||
(In thousands except per share/Unit data) |
||||||||
Three Months Ended |
Nine Months Ended |
|||||||
|
|
|
|
|||||
2020 |
2019 |
2020 |
2019 |
|||||
Statements of Operations and Other Data: |
||||||||
Total Revenues |
$ 116,194 |
$ 106,590 |
$ 335,739 |
$ 315,226 |
||||
Property Expenses |
(30,355) |
(28,396) |
(87,487) |
(85,943) |
||||
General and Administrative (a) |
(7,485) |
(6,945) |
(24,970) |
(20,529) |
||||
Depreciation of Corporate FF&E |
(217) |
(156) |
(611) |
(527) |
||||
Depreciation and Other Amortization of Real Estate |
(34,152) |
(29,993) |
(96,921) |
(89,451) |
||||
Total Expenses |
(72,209) |
(65,490) |
(209,989) |
(196,450) |
||||
Gain on Sale of Real Estate |
6,525 |
52,489 |
29,594 |
53,378 |
||||
Interest Expense |
(12,775) |
(12,466) |
(37,864) |
(37,565) |
||||
Amortization of Debt Issuance Costs |
(905) |
(805) |
(2,477) |
(2,430) |
||||
Income from Operations Before Equity in (Loss) Income of |
||||||||
Joint Ventures and Income Tax Benefit (Provision) |
36,830 |
80,318 |
115,003 |
132,159 |
||||
Equity in (Loss) Income of Joint Ventures |
(162) |
(72) |
(236) |
16,288 |
||||
Income Tax Benefit (Provision) |
39 |
(244) |
(105) |
(3,392) |
||||
Net Income |
36,707 |
80,002 |
114,662 |
145,055 |
||||
Net Income Attributable to the Noncontrolling Interests |
(748) |
(1,691) |
(2,400) |
(3,141) |
||||
Net Income Available to |
$ 35,959 |
$ 78,311 |
$ 112,262 |
$ 141,914 |
||||
RECONCILIATION OF NET INCOME AVAILABLE TO FIRST INDUSTRIAL REALTY TRUST, INC.'S COMMON STOCKHOLDERS AND PARTICIPATING SECURITIES TO FFO (b) AND AFFO (b) |
||||||||
Net Income Available to |
$ 35,959 |
$ 78,311 |
$ 112,262 |
$ 141,914 |
||||
Depreciation and Other Amortization of Real Estate |
34,152 |
29,993 |
96,921 |
89,451 |
||||
Noncontrolling Interests |
748 |
1,691 |
2,400 |
3,141 |
||||
Gain on Sale of Depreciable Real Estate |
(6,525) |
(52,489) |
(29,594) |
(53,378) |
||||
Gain on Sale of Real Estate from Joint Ventures |
- |
- |
- |
(16,714) |
||||
Income Tax Provision - Allocable to Gain on Sale of Real Estate from Joint Ventures |
- |
- |
- |
3,095 |
||||
Funds From Operations (NAREIT) ("FFO") (b) |
$ 64,334 |
$ 57,506 |
$ 181,989 |
$ 167,509 |
||||
Amortization of Equity Based Compensation |
3,078 |
2,130 |
9,827 |
5,945 |
||||
Amortization of Debt Discounts and Hedge Costs |
104 |
85 |
312 |
135 |
||||
Amortization of Debt Issuance Costs |
905 |
805 |
2,477 |
2,430 |
||||
Depreciation of Corporate FF&E |
217 |
156 |
611 |
527 |
||||
Non-incremental Building Improvements |
(5,588) |
(3,140) |
(10,191) |
(7,802) |
||||
Non-incremental Leasing Costs |
(5,747) |
(4,138) |
(13,706) |
(11,629) |
||||
Capitalized Interest |
(1,571) |
(1,841) |
(5,029) |
(4,161) |
||||
Capitalized Overhead |
(1,114) |
(839) |
(3,832) |
(2,458) |
||||
Straight- |
(1,899) |
(1,503) |
(7,434) |
(7,760) |
||||
Adjusted Funds From Operations ("AFFO") (b) |
$ 52,719 |
$ 49,221 |
$ 155,024 |
$ 142,736 |
||||
|
||||||||
Selected Financial Data |
||||||||
(Unaudited) |
||||||||
(In thousands except per share/Unit data) |
||||||||
RECONCILIATION OF NET INCOME AVAILABLE TO FIRST INDUSTRIAL REALTY TRUST, INC.'S COMMON STOCKHOLDERS AND PARTICIPATING SECURITIES TO ADJUSTED EBITDA (b) AND NOI (b) |
Three Months Ended |
Nine Months Ended |
||||||
2020 |
2019 |
2020 |
2019 |
|||||
Net Income Available to |
||||||||
Common Stockholders and Participating Securities |
$ 35,959 |
$ 78,311 |
$ 112,262 |
$ 141,914 |
||||
Interest Expense |
12,775 |
12,466 |
37,864 |
37,565 |
||||
Depreciation and Other Amortization of Real Estate |
34,152 |
29,993 |
96,921 |
89,451 |
||||
Severance and Retirement Benefit Expense (a) |
- |
- |
1,204 |
- |
||||
Income Tax (Benefit) Provision - Not Allocable to Gain on Sale of Real Estate |
(39) |
244 |
105 |
297 |
||||
Income Tax Provision - Allocable to Gain on Sale of Real Estate from Joint Ventures |
- |
- |
- |
3,095 |
||||
Noncontrolling Interests |
748 |
1,691 |
2,400 |
3,141 |
||||
Amortization of Debt Issuance Costs |
905 |
805 |
2,477 |
2,430 |
||||
Depreciation of Corporate FF&E |
217 |
156 |
611 |
527 |
||||
Gain on Sale of Real Estate |
(6,525) |
(52,489) |
(29,594) |
(53,378) |
||||
Gain on Sale of Real Estate from Joint Ventures |
- |
- |
- |
(16,714) |
||||
Adjusted EBITDA (b) |
$ 78,192 |
$ 71,177 |
$ 224,250 |
$ 208,328 |
||||
General and Administrative (a) |
7,485 |
6,945 |
23,766 |
20,529 |
||||
FFO from Joint Ventures |
162 |
72 |
236 |
426 |
||||
Net Operating Income ("NOI") (b) |
$ 85,839 |
$ 78,194 |
$ 248,252 |
$ 229,283 |
||||
Non-Same Store NOI |
(13,508) |
(6,747) |
(31,160) |
(18,289) |
||||
Same Store NOI Before Same Store Adjustments (b) |
$ 72,331 |
$ 71,447 |
$ 217,092 |
$ 210,994 |
||||
Straight-line Rent |
(357) |
(95) |
(383) |
(4,826) |
||||
Above (Below) Market Lease Amortization |
(231) |
(265) |
(711) |
(789) |
||||
Lease Termination Fees |
(15) |
(246) |
(717) |
(711) |
||||
Same Store NOI (Cash Basis without Termination Fees) (b) |
$ 71,728 |
$ 70,841 |
$ 215,281 |
$ 204,668 |
||||
Weighted Avg. Number of Shares/Units Outstanding - Basic |
129,914 |
128,837 |
129,357 |
128,829 |
||||
Weighted Avg. Number of Shares Outstanding - Basic |
127,903 |
126,480 |
127,306 |
126,295 |
||||
Weighted Avg. Number of Shares/Units Outstanding - Diluted |
130,294 |
129,256 |
129,720 |
129,219 |
||||
Weighted Avg. Number of Shares Outstanding - Diluted |
128,101 |
126,783 |
127,495 |
126,578 |
||||
Per Share/Unit Data: |
||||||||
Net Income Available to |
||||||||
Common Stockholders and Participating Securities |
$ 35,959 |
$ 78,311 |
$ 112,262 |
$ 141,914 |
||||
Less: Allocation to Participating Securities |
(59) |
(170) |
(177) |
(319) |
||||
Net Income Available to |
$ 35,900 |
$ 78,141 |
$ 112,085 |
$ 141,595 |
||||
Basic and Diluted Per Share |
$ 0.28 |
$ 0.62 |
$ 0.88 |
$ 1.12 |
||||
FFO (NAREIT) (b) |
$ 64,334 |
$ 57,506 |
$ 181,989 |
$ 167,509 |
||||
Less: Allocation to Participating Securities |
(219) |
(179) |
(595) |
(493) |
||||
FFO (NAREIT) Allocable to Common Stockholders and Unitholders |
$ 64,115 |
$ 57,327 |
$ 181,394 |
$ 167,016 |
||||
Basic Per Share/Unit |
$ 0.49 |
$ 0.44 |
$ 1.40 |
$ 1.30 |
||||
Diluted Per Share/Unit |
$ 0.49 |
$ 0.44 |
$ 1.40 |
$ 1.29 |
||||
Common Dividends/Distributions Per Share/Unit |
$ 0.25 |
$ 0.23 |
$ 0.75 |
$ 0.69 |
||||
Balance Sheet Data (end of period): |
|
|
||||||
2020 |
2019 |
|||||||
|
$ 4,093,787 |
$ 3,830,209 |
||||||
Total Assets |
3,738,857 |
3,518,828 |
||||||
Debt |
1,605,494 |
1,483,565 |
||||||
Total Liabilities |
1,850,258 |
1,720,565 |
||||||
Total Equity |
1,888,599 |
1,798,263 |
Nine Months Ended |
||||||
|
||||||
a) |
||||||
General and Administrative per the Form 10-Q |
24,970 |
|||||
Severance and Retirement Benefit Expense |
(1,204) |
|||||
General and Administrative per Reconciliation within the Selected Financial Data |
23,766 |
|||||
b) Investors in, and analysts following, the real estate industry utilize funds from operations ("FFO"), net operating income ("NOI"), adjusted EBITDA and adjusted funds from operations ("AFFO"), variously defined below, as supplemental performance measures. While we believe net income available to
In accordance with the NAREIT definition of FFO, we calculate FFO to be equal to net income available to
NOI is defined as our revenues, minus property expenses such as real estate taxes, repairs and maintenance, property management, utilities, insurance and other expenses.
Adjusted EBITDA is defined as NOI minus general and administrative expenses and the equity in FFO from our investment in joint ventures. For the nine months ended
AFFO is defined as adjusted EBITDA minus interest expense, minus capitalized interest and overhead, (minus)/plus amortization of debt discounts and hedge costs, minus straight-line rental income, amortization of above (below) market leases and lease inducements, minus provision for income taxes or plus benefit for income taxes, plus amortization of equity based compensation, minus severance and retirement benefit expense and minus non-incremental capital expenditures. For AFFO purposes, we also exclude the income tax provision or benefit related to the gain or loss on sale of real estate, which is comparable to the NAREIT FFO treatment. Non-incremental capital expenditures refer to building improvements and leasing costs required to maintain current revenues plus tenant improvements amortized back to the tenant over the lease term. Excluded are first generation leasing costs, capital expenditures underwritten at acquisition and development/redevelopment costs.
FFO, NOI, adjusted EBITDA and AFFO do not represent cash generated from operating activities in accordance with GAAP and are not necessarily indicative of cash available to fund cash needs, including the repayment of principal on debt and payment of dividends and distributions. FFO, NOI, adjusted EBITDA and AFFO should not be considered as substitutes for net income available to common stockholders and participating securities (calculated in accordance with GAAP) as a measure of results of operations or cash flows (calculated in accordance with GAAP) as a measure of liquidity. FFO, NOI, adjusted EBITDA and AFFO as currently calculated by us may not be comparable to similarly titled, but variously calculated, measures of other REITs.
In addition, we consider cash-basis same store NOI ("SS NOI") to be a useful supplemental measure of our operating performance. Same store properties include all properties owned prior to
We define SS NOI as NOI, less NOI of properties not in the |
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SOURCE
Art Harmon, Vice President, Investor Relations and Marketing, (312) 344-4320