Ramco-Gershenson Properties Trust Reports Financial and Operating Results for the Second Quarter of
Ramco-Gershenson Properties Trust Reports Financial and Operating Results for the Second Quarter of 2013; Raises FFO Guidance
FARMINGTON HILLS, Mich.--(BUSINESS WIRE)-- Ramco-Gershenson Properties Trust
Second Quarter Highlights:
Ramco-Gershenson's second quarter 2013 highlights reflect the Company's continued successful execution of its business plan, which includes maximizing the performance of its core shopping center portfolio, acquiring high-quality shopping centers in targeted metropolitan markets, and maintaining a strong balance sheet.
Financial Results and Operating Performance
- Reported Funds from Operations ("FFO") of $0.28 per diluted share, an 8% increase over the same period last year, and raised 2013 FFO per share guidance.
- Increased same-center net operating income ("NOI") by 3.2%, compared to the same period in 2012.
- Signed 103 leases, encompassing 475,836 square feet, achieving same-space rental growth of 9.1%, including 53 expiring leases at an increase of 6.8% over prior rents.
- Increased core portfolio leased occupancy to 95.1%, compared to 93.7% at June 30, 2012.
Acquisitions and Dispositions:
- Acquired two multi-anchored shopping centers for $58.8 million.
- Sold Mays Crossing in Stockbridge, Georgia and a 1.2 acre land parcel totaling $9.6 million.
Development and Redevelopment:
- Commenced an expansion of The Shoppes at Fox River in metropolitan Milwaukee to include a 55,000 square feet Hobby Lobby.
- Initiated plans for the expansion of Harvest Junction in Longmont, Colorado to include approximately 25,000 square feet of new small shop retail and multiple outparcels.
Financing Transactions and Balance Sheet
- Closed a $110 million private placement of senior unsecured notes and a $50 million, 7-year unsecured term loan.
- Improved net debt to EBITDA to 6.6x, compared to 6.9x for the same period in 2012.
- Increased interest coverage to 3.6x and fixed charge coverage to 2.5x, compared to 2.9x and 2.0x, respectively, in the comparable period.
"We posted strong financial and operating results for the quarter," said Dennis Gershenson, President and Chief Executive Officer. "These results, coupled with our external growth initiatives closed year-to-date, continue to position our Company to be the best-in-class owner of multi-anchor shopping centers with significant built in growth potential and a conservative balance sheet."
FFO for the three months ended June 30, 2013, was $19.6 million or $0.28 per diluted share, compared to FFO of $11.6 million, or $0.26 per diluted share for the same period in 2012. FFO for the six months ended June 30, 2013, was $38.4 million or $0.59 per diluted share, compared to FFO of $22.4 million, or $0.52 per diluted share for the same period in 2012
Net income (loss) available to common shareholders for the three months ended June 30, 2013, was $3.8 million or $0.06 per diluted share, compared to net income of $0.2 million, or $0.00 per diluted share for the comparable period in 2012. Net income available to common shareholders for the six months ended June 30, 2013, was $7.0 million or $0.12 per diluted share, compared to a net loss of $1.2 million, or $0.03 per diluted share for the comparable period in 2012.
The Company continues to make significant progress in filling vacant spaces, signing leases with national retailers, mitigating risk in its tenant mix, and growing its credit-quality rental stream. The Company's efforts continue to produce strong operating fundamentals.
As of June 30, 2013, the Company's total portfolio consisted of 79 retail shopping centers and one office building totaling 15.2 million square feet, of which 66 were wholly-owned properties and 14 were joint venture assets.
As of June 30, 2013, the Company's total portfolio was 93.2% leased, compared to a total portfolio leased rate of 92.3% for the same period in 2012. As of June 30, 2013, the Company's core portfolio, which excludes properties slated for future redevelopment, was 95.1% leased, compared to a core portfolio leased rate of 93.7% at June 30, 2012.
During the second quarter, the Company achieved same-space rental growth of 9.1% on comparable new and renewal leases, signing a total of 103 leases encompassing 475,836 square feet. Included in these numbers are 53 renewals totaling 253,758 square feet, at an average increase of 6.8%. Also included in this number are the following anchor lease transactions signed during the quarter:
- Marshalls in 24,000 square feet to fill the last remaining mid-box vacancy at the Village Lakes Shopping Center in Land O'Lakes, Florida.
- T.J. Maxx in 22,500 square feet replacing Staples at The Plaza at Delray in Delray Beach, Florida.
- Famous Furniture in 25,500 square feet for the vacant anchor space at Winchester Center, in Rochester Hills, Michigan.
At quarter-end, anchor leased occupancy was 96.8% and shop leased occupancy was 87.3%, compared to 96.3% and 85.8%, respectively, for the same period in 2012.
At quarter end, net operating income for the Company's wholly-owned, same-center portfolio increased by 3.2%, compared to the same period in 2012. Occupancy for the wholly-owned, same center portfolio increased to 94.6%, compared to 93.5% for the same period in 2012.
During the second quarter, the Company acquired two high-quality, multi-anchored shopping centers located in metropolitan markets for $58.8 million:
- Mount Prospect Plaza in Mount Prospect, Illinois, a densely populated, infill northwest Chicago suburb, acquired for $36.1 million. The 301,000 square foot property is anchored by Marshalls, Ross Dress for Less, Aldi, and LA Fitness. The acquisition also included a Walgreen's data processing center. The shopping center is shadow anchored by a Wal-Mart Supercenter. Mount Prospect Plaza is part of an expansive trade area with an average five-mile household income of $84,124 and a population of 319,597. The three-mile area surrounding the center has an average household income of $80,722 and a population of 121,803.
- Nagawaukee Center (second phase) in Delafield, Wisconsin, an affluent Milwaukee suburb, acquired for $22.7 million, including the assumption of a $9.3 million mortgage loan maturing in 2026. The center is anchored by Marshalls and Sports Authority. The Company acquired the first phase of Nagawaukee Center, anchored by an 81,000 square foot Kohl's and a 60,000 square foot Sentry Foods, in June of 2012. The average household income within three miles of the center is $105,000 and the average five-mile household income is $99,000.
Also during the quarter, the Company sold Mays Crossing in Stockbridge, Georgia for $8.4 million as well as a 1.2 acre land parcel at its Parkway Shops for $1.2 million.
During the second quarter, the Company commenced the expansion of The Shoppes at Fox River in Waukesha (Milwaukee MSA), Wisconsin on 12.2 acres of land adjacent to the center. The expansion includes a new 55,000 square foot Hobby Lobby as well as additional anchor and shop retail tenants, which will be announced upon the execution of signed leases. The shopping center is currently anchored by Target, Pick 'N Save and T.J. Maxx and includes a number of additional leading national retailers such as ULTA Beauty, Rue 21, Charming Charley, Petco, and Buffalo Wild Wings. The project is expected to cost approximately $14.6 million and produce a stabilized return of between 9% and 10%.
Also during the quarter, the company initiated plans for the expansion of its Harvest Junction North in Longmont (Boulder MSA), Colorado. Expansion plans include construction of approximately 25,000 square feet of new small shop retail as well as multiple ground leases and outparcel sales on 15 acres of land adjacent to the center. The project is expected to cost approximately $7.8 million (net of expected proceeds from land sales) and produce a stabilized return of between 11% and 12%.
As previously announced, the Company is in the process of redeveloping its Roseville Towne Center in Roseville, Michigan to include a Wal-Mart Supercenter, the replacement of Office Depot with Marshalls, and the addition of Five-Below. The project is expected to produce a stabilized return of between 8% and 9%, exclusive of the Wal-Mart sales proceeds.
Financing Activities and Balance Sheet
During the quarter, the Company closed a $110 million private placement of senior unsecured notes. The weighted average term of the notes is 9.9 years and the weighted average interest rate is 4.04%. The Company also closed a $50 million, 7-year unsecured term loan at an interest rate of 3.51%. The Company repaid $113.6 million in consolidated mortgage loans with an average interest rate of 7.3%. The Company also repaid $4.1 million for its pro-rata share of a mortgage loan at a joint venture property with an average interest rate of 5.9%.
Also during the quarter, the Company issued 0.76 million common shares through its at-the-market equity program, generating $12.4 million in net proceeds.
For the quarter, the Company continued to post solid debt metrics highlighted by net debt to total market capitalization of 39.3%, compared to 42.0% for the same period in 2012. Its net debt to annualized EBITDA, improved to 6.6x, compared to 6.9x for the same period in 2012.
At June 30, 2013, the Company's total market capitalization equaled $1.8 billion, comprised of 63.1 million shares of common stock (or equivalents) valued at $980.3 million, 2.0 million shares of convertible perpetual preferred stock valued at $117.6 million and $710.9 million of consolidated debt and capital lease obligations, net of cash.
At June 30, 2013, the Company had $232.3 million available under its line of credit and $2.0 million of cash (and equivalents) on hand. The Company's weighted average term of debt (including its pro-rata share of joint venture debt) was approximately 5.8 years.
In May of 2013, the Company's Board of Trustees approved a second quarter common share cash dividend of $0.16825 per share for the period of April 1, 2013 to June 30, 2013. The common share dividend, along with the Series D convertible perpetual preferred dividend of $0.90625 per share, were paid on July 1, 2013 to shareholders of record on June 20, 2013. The Company's FFO payout ratio for the quarter was 60.1%.
The Company has raised its 2013 FFO guidance to $1.10 to $1.16 per diluted share from its previous guidance of $1.06 to $1.12 per diluted share. Ramco-Gershenson's revised 2013 FFO guidance reflects the Company's continued positive outlook with respect to its business plan including projected financial and operating performance and external growth opportunities.
Ramco-Gershenson Properties Trust will host a live broadcast of itssecond quarter 2013 conference call on Wednesday, July 24, 2013, at 9:00 a.m. eastern time, to discuss its financial and operating results. The live broadcast will be available online at www.rgpt.com and www.investorcalendar.com and also by telephone at (877) 407-9205, no pass code needed. A replay will be available shortly after the call on the aforementioned websites (for ninety days) or by telephone at (877) 660-6853, (Conference ID # 416552), for one week.
About Ramco-Gershenson Properties Trust
Ramco-Gershenson Properties Trust (NYS: RPT) is a fully integrated, self-administered, publicly-traded real estate investment trust (REIT) based in Farmington Hills, Michigan. The Company's business is the ownership and management of multi-anchor shopping centers in strategic metropolitan markets throughout the Eastern, Midwestern and Central United States. At June 30, 2013, the Company owned and managed a portfolio of 79 shopping centers and one office building with approximately 15.2 million square feet of gross leasable area owned by the Company or its joint ventures. The properties are located in Michigan, Florida, Ohio, Georgia, Missouri, Colorado, Wisconsin, Illinois, Indiana, New Jersey, Virginia, Maryland, and Tennessee. At June 30, 2013, the Company's core operating portfolio was 95.1% leased. For additional information regarding Ramco-Gershenson Properties Trust visit the Company's website at www.rgpt.com.
This press release may contain forward-looking statements that represent the Company's expectations and projections for the future. Management of Ramco-Gershenson believes the expectations reflected in any forward-looking statements made in this press release are based on reasonable assumptions. Certain factors could occur that might cause actual results to vary, including deterioration in national economic conditions, weakening of real estate markets, decreases in the availability of credit, increases in interest rates, adverse changes in the retail industry, our continuing ability to qualify as a REIT and other factors discussed in the Company's reports filed with the Securities and Exchange Commission.
|RAMCO-GERSHENSON PROPERTIES TRUST|
|CONDENSED CONSOLIDATED BALANCE SHEETS|
|(In thousands, except per share amounts)|
|June 30,||December 31,|
|Income producing properties, at cost:|
|Buildings and improvements||1,260,370||952,671|
|Less accumulated depreciation and amortization||(249,766||)||(237,462||)|
|Income producing properties, net||1,275,080||881,709|
|Construction in progress and land held for development or sale||94,087||98,541|
|Net real estate||1,369,167||980,250|
|Equity investments in unconsolidated joint ventures||31,985||95,987|
|Cash and cash equivalents||2,042||4,233|
Accounts receivable (net of allowance for doubtful accounts of $2,322
|Other assets, net||110,955||72,953|
|LIABILITIES AND SHAREHOLDERS' EQUITY|
Senior unsecured notes payable
|Unsecured revolving credit facility||3,000||40,000|
|Junior subordinated notes||28,125||28,125|
|Total notes payable||710,621||541,281|
|Capital lease obligation||5,857||6,023|
|Accounts payable and accrued expenses||26,939||21,589|
|Ramco-Gershenson Properties Trust ("RPT") Shareholders' Equity:|
Preferred shares, $0.01 par, 2,000 shares authorized: 7.25% Series D
Common shares of beneficial interest, $0.01 par, 80,000 shares
|Additional paid-in capital||862,171||683,609|
|Accumulated distributions in excess of net income||(262,434||)||(249,070||)|
|Accumulated other comprehensive loss||(736||)||(5,241||)|
|TOTAL SHAREHOLDERS' EQUITY ATTRIBUTABLE TO RPT||699,605||529,783|
|TOTAL SHAREHOLDERS' EQUITY||728,292||559,832|
|TOTAL LIABILITIES AND SHAREHOLDERS' EQUITY||$||1,526,297||$||1,165,291|
|RAMCO-GERSHENSON PROPERTIES TRUST|
|CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS|
|(In thousands, except per share amounts)|
|Three months ended June 30,||Six months ended June 30,|
|Recovery income from tenants||9,913||7,570||18,320||15,281|
|Other property income||502||451||1,035||1,174|
|Management and other fee income||473||947||1,277||1,914|
|Real estate taxes||5,852||4,491||10,500||8,697|
|Recoverable operating expense||4,765||3,442||8,982||7,263|
|Other non-recoverable operating expense||741||589||1,491||1,269|
|Depreciation and amortization||14,697||9,688||25,609||18,245|
|General and administrative expense||5,634||4,878||11,134||9,756|
|OTHER INCOME AND EXPENSES|
|Other (expense) income, net||(180||)||230||(316||)||118|
|Gain on sale of real estate||332||-||3,914||69|
|Earnings (loss) from unconsolidated joint ventures||260||580||(5,414||)||1,076|
|Amortization of deferred financing fees||(346||)||(376||)||(687||)||(753||)|
|Deferred gain recognized upon acquisition of real estate||-||-||5,282||-|
|INCOME FROM CONTINUING OPERATIONS BEFORE TAX||4,317||1,562||9,447||3,496|
|Income tax benefit (provision)||13||23||(30||)||(2||)|
|INCOME FROM CONTINUING OPERATIONS||4,330||1,585||9,417||3,494|
|Gain on sale of real estate||1,537||72||1,537||336|
|Gain on extinguishment of debt||-||307||-||307|
|Provision for impairment||-||-||-||(2,536||)|
|(Loss) income from discontinued operations||(85||)||200||102||511|
|INCOME (LOSS) FROM DISCONTINUED OPERATIONS||1,452||579||1,639||
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