EASTGROUP PROPERTIES, INC. JACKSON, Miss., Oct. 15, 2015 /PRNewswire/ --
-- Funds from Operations of $30.2 Million ($.94 Per Share) for the Quarter
Compared to $28.1 Million ($.89 Per Share) for the Same Quarter Last
Year, an Increase of 5.6% Per Share
-- Net Income Attributable to Common Stockholders of $12.0 Million ($.37
Per Diluted Share) for the Quarter
-- Same Property Net Operating Income Growth of 1.3% for the Quarter; 2.0%
Increase Without Straight-Line Rent Adjustments
-- 96.6% Leased, 95.8% Occupied as of September 30, 2015; Average Occupancy
of 96.0% for the Quarter
-- Renewed or Re-Leased 84% of Expiring Square Feet During the Quarter
-- GAAP Rental Rates on New and Renewal Leases Increased an Average of
12.7% for the Quarter
-- Acquired 34 Acres of Development Land in Charlotte and Houston for $6.2
Million
-- Started Construction on Two Development Projects (201,000 Square Feet)
in Charlotte and Phoenix With a Projected Total Investment of $14
Million
-- Transferred Three Development Projects (321,000 Square Feet) in Houston
and Orlando to the Real Estate Portfolio During the Quarter
-- Development Program Consists of 21 Projects (2.1 Million Square Feet) at
September 30, 2015 With a Projected Total Investment of $157 Million
-- Expanded Borrowing Capacity of Unsecured Bank Credit Facilities to $335
Million
-- Paid 143(rd) Consecutive Quarterly Cash Dividend - Increased the
Dividend by $.03 Per Share (5.3%) to $.60 Per Share
-- Issued 106,751 Shares of Common Stock During the Quarter With Gross
Proceeds of $6.4 Million
EastGroup Properties, Inc. (NYSE: EGP) announced today the results of its operations for the three and nine months ended September 30, 2015.
Commenting on EastGroup's performance, David H. Hoster II, CEO, stated, "EastGroup continued its strong momentum of growth in funds from operations per share in the third quarter achieving a 5.6% increase in FFO per share as compared to the same quarter last year. These results continued our track record of increases in FFO per share as compared to the prior year's quarter in seventeen of the last eighteen quarters.
"Quarter-end occupancy of 95.8% was our ninth consecutive quarter of 95% or above which basically represents stabilized full occupancy for a multi-tenant property industrial company. This occupancy and positive rent spreads generated positive same property net operating income growth with and without straight-line rent adjustments. We believe these results reflect the quality and strategic locations of our properties in the major sunbelt growth markets.
"From an investment standpoint, we started two new developments in the third quarter and plan to begin several more before the end of the year. Also, we are under contract to sell a 232,000 square foot, older asset in Houston. Our plans are to increase our rate of dispositions and to reduce our exposure to that market."
FUNDS FROM OPERATIONS
For the quarter ended September 30, 2015, funds from operations (FFO) attributable to common stockholders were $.94 per share compared to $.89 per share for the same quarter of 2014, an increase of 5.6%. Property net operating income (PNOI) increased by $1,743,000, or 4.4%, during the quarter ended September 30, 2015, compared to the same period of 2014. PNOI increased $1,468,000 from newly developed properties, $493,000 from same property operations and $147,000 from 2014 acquisitions; PNOI decreased $377,000 from properties sold in 2014 and 2015.
Same property net operating income increased 1.3% for the quarter ended September 30, 2015, compared to the same quarter in 2014; excluding termination fees in both periods, same property net operating income increased 2.6% for the quarter. Without straight-line rent adjustments, same property net operating income increased 2.0%; excluding termination fees in both periods, same property net operating income without straight-line rent adjustments increased 3.6% for the quarter. Rental rates on new and renewal leases (5.1% of total square footage) increased an average of 12.7% for the quarter; rental rates increased 4.7% without straight-line rent adjustments.
For the nine months ended September 30, 2015, FFO was $2.73 per share compared to $2.55 per share for the same period of 2014, an increase of 7.1% per share. PNOI increased by $8,771,000, or 7.6%, during the nine months ended September 30, 2015, compared to the same period last year. PNOI increased by $5,015,000 from newly developed properties, $2,825,000 from same property operations and $2,016,000 from 2014 acquisitions; PNOI decreased $1,106,000 from properties sold in 2014 and 2015.
Same property net operating income increased by 2.5% for the nine months ended September 30, 2015, compared to the same period last year; excluding termination fees in both periods, same property net operating income increased 3.0%. Without straight-line rent adjustments, same property net operating income increased 3.5%; excluding termination fees in both periods, same property net operating income without straight-line rent adjustments increased 4.2%. Rental rates on new and renewal leases (17.2% of total square footage) increased an average of 11.5% for the nine months; rental rates increased 3.5% without straight-line rent adjustments.
FFO and PNOI are non-GAAP financial measures, which are defined under Definitions later in this release. Reconciliations of Net Income to PNOI and Net Income Attributable to EastGroup Properties, Inc. Common Stockholders to FFO are presented in the attached schedule "Reconciliations of GAAP to Non-GAAP Measures."
EARNINGS PER SHARE
On a diluted per share basis, earnings per common share (EPS) was $.37 and $1.13 for the three and nine months ended September 30, 2015, respectively, compared to $.56 and $1.13 for the same periods of 2014. EPS for the three months ended September 30, 2015, did not include any gains on sales; EPS for the same quarter of 2014 included gains on sales of land and real estate investments of $7,515,000 ($.24 per share). EPS for the nine months ended September 30, 2015, included gains on sales of land and real estate investments of $3,026,000 ($.09 per share); EPS for the same period of 2014 included gains on sales of $7,610,000 ($.24 per share).
DEVELOPMENT
In July, EastGroup continued to expand its Steele Creek Commerce Park in Charlotte by acquiring a 3.7 acre tract of land from the North Carolina Department of Transportation for $153,000.
In August, the Company purchased 30 acres of land located in the World Houston International Business Center. The $6 million land purchase provides EastGroup with opportunities to further expand its World Houston park by approximately 400,000 square feet of new development.
EastGroup began construction of two development projects during the third quarter of 2015: Steele Creek VI, a 137,000 square foot business distribution building in Charlotte, and Ten Sky Harbor, a 64,000 square foot business distribution building in Phoenix.
During the first nine months of 2015, the Company initiated construction of nine development projects containing 1,024,000 square feet. The developments are detailed in the table below.
Development Properties Started in 2015 Size Actual or Anticipated Conversion Projected Total
Date Costs
-------------------------------------- ---- -------------------------------- ---------------
(Square feet) (In thousands)
World Houston 42, Houston, TX 94,000 07/2015 $5,700
Oak Creek VIII, Tampa, FL 108,000 01/2016 7,500
Horizon IV, Orlando, FL 123,000 02/2016 10,200
West Road IV, Houston, TX 65,000 08/2016 5,400
Kyrene 202 VI, Phoenix, AZ 123,000 09/2016 9,500
Horizon III, Orlando, FL 109,000 01/2017 7,800
Eisenhauer Point 1 & 2, San Antonio, TX 201,000 02/2017 13,500
Steele Creek VI, Charlotte, NC 137,000 03/2017 7,600
Ten Sky Harbor, Phoenix, AZ 64,000 03/2017 6,000
------ -----
Total Development Properties Started 1,024,000 $73,200
--------- -------
At September 30, 2015, EastGroup's development program consisted of 21 projects (2,077,000 square feet), eight of which were started in 2015, twelve in 2014, and one in 2013. The projects, which were collectively 37% leased as of October 14, 2015, have a projected total cost of $156.8 million.
During the first nine months of 2015, EastGroup transferred (at the earlier of 80% occupied or one year after completion) eight development properties to the real estate portfolio as detailed in the table below.
Development Properties Transferred to Real Estate Size Conversion Date Cumulative Cost as Percent Leased as of
of 09/30/15 10/14/15
Portfolio in 2015
-------------------------------------------------
(Square feet) (In thousands)
Horizon I, Orlando, FL 109,000 02/2015 $7,460 100%
Kyrene 202 II, Phoenix, AZ 45,000 02/2015 3,800 100%
Steele Creek II, Charlotte, NC 71,000 03/2015 5,380 100%
Steele Creek III, Charlotte, NC 108,000 02/2015 7,735 88%
World Houston 39, Houston, TX 94,000 06/2015 5,735 100%
Horizon II, Orlando, FL 123,000 09/2015 8,050 100%
World Houston 41, Houston, TX 104,000 08/2015 6,472 100%
World Houston 42, Houston, TX 94,000 07/2015 5,375 100%
------ ----- ---
Total Properties Transferred 748,000 $50,007 98%
------- ------- ---
DIVIDENDS
EastGroup increased its quarterly common stock dividend 5.3% to $.60 per share in the third quarter of 2015. This was the Company's 143(rd) consecutive quarterly cash distribution. EastGroup has increased or maintained its dividend for 23 consecutive years and increased it 20 years during that period. It has also increased the dividend in each of the last four years. The Company's payout ratio of dividends to FFO was 64% for the third quarter. The annualized dividend rate of $2.40 per share yielded 4.3% on the closing stock price of $56.35 on October 14, 2015.
FINANCIAL STRENGTH AND FLEXIBILITY
EastGroup continues to maintain a strong and flexible balance sheet. Debt-to-total market capitalization was 35.8% at September 30, 2015. For the third quarter, the Company had both interest and fixed charge coverage ratios of 4.6x and a debt to earnings before interest, taxes, depreciation and amortization (EBITDA) ratio of 6.30x.
Total debt at September 30, 2015 was $978.9 million comprised of $455.0 million of unsecured debt, $380.7 million of secured debt, and $143.2 million of unsecured bank credit facilities.
As previously disclosed, EastGroup negotiated terms to amend its $225 million and $25 million unsecured bank credit facilities in July. The Company closed on the amended credit facilities on July 30, 2015; the amended agreements expand the facilities to $300 million and $35 million, reduce the current applicable margins over LIBOR from 117.5 basis points to 100 basis points, reduce the current applicable facility fees from 22.5 basis points to 20 basis points, and extend the maturity dates from January 5, 2017 to July 30, 2019. The $300 million agreement contains an option for a one-year extension (at the Company's election) and a $150 million expansion (with agreement by both parties). The $35 million agreement contains a provision that the credit facility would automatically be extended for one year if the extension option in the $300 million facility is exercised.
Subsequent to quarter-end, EastGroup issued $75 million of senior unsecured private placement notes with two insurance companies. The 10-year notes have a weighted average interest rate of 3.98% with semi-annual interest payments. The notes will not be and have not been registered under the Securities Act of 1933, as amended, and may not be offered or sold in the United States absent registration or an applicable exemption from the registration requirements.
During the third quarter of 2015, EastGroup issued and sold 105,063 shares of common stock under its continuous equity program at an average price of $60.20 per share with net proceeds to the Company of $6.2 million.
OUTLOOK FOR REMAINDER OF 2015
FFO per share attributable to common stockholders for 2015 is now estimated to be in the range of $3.66 to $3.68. Diluted EPS for 2015 is estimated to be in the range of $1.50 to $1.52. The table below reconciles projected net income attributable to common stockholders to projected FFO.
Low Range High Range
Q4 2015 Y/E 2015 Q4 2015 Y/E 2015
------- -------- ------- --------
(In thousands, except per share data)
Net income attributable to common stockholders $11,813 48,245 12,459 48,889
Depreciation and amortization 18,244 72,540 18,244 72,540
Gain on sales of real estate investments - (2,903) - (2,903)
--- ------ --- ------
Funds from operations attributable to common stockholders $30,057 117,882 30,703 118,526
------- ------- ------ -------
Diluted shares 32,321 32,204 32,321 32,204
Per share data (diluted):
Net income attributable to common stockholders $0.37 1.50 0.39 1.52
Funds from operations attributable to common stockholders $0.93 3.66 0.95 3.68
The following assumptions were used for the mid-point:
Metrics Current Guidance Prior Guidance
------- ---------------- --------------
2015 FFO per share $3.67 $3.67
Same Property Net Operating Income (PNOI) for the year:
GAAP 2.0% 2.3%
GAAP without termination fees 2.7% 3.0%
Without straight-line rent adjustments 2.4% 2.4%
Without straight-line rent adjustments and termination fees 3.4% 3.4%
Average occupancy for the year 95.9% 95.9%
Bad debt (expense), net of termination fees:
4th quarter None None
Year ($451,000) ($257,000)
Development starts for the year:
Square feet 1.5 million square feet 1.6 million square feet
Projected total investment $103 million $114 million
Operating property acquisitions:
4th quarter $32 million $12.5 million
Year $32 million $25 million
Operating property dispositions:
4th quarter $24 million $16 million
Year $29 million $21 million
Average variable interest rate on unsecured bank credit facilities 1.2% 1.3%
for the year
Unsecured debt closing in October 2015 $75 million at 3.98% $75 million at 3.98%
Common stock issuances for the year $6.2 million $25 million
General and administrative expense for the year $15.0 million $15.5 million
(includes $2.5 million ($.08/share) of accelerated restricted
stock vesting for the retiring CEO and for the various costs
associated with the CEO succession)
DEFINITIONS
The Company's chief decision makers use two primary measures of operating results in making decisions: (1) property net operating income (PNOI), defined as Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense) plus the Company's share of income and property operating expenses from its less-than-wholly-owned real estate investments, and (2) funds from operations attributable to common stockholders (FFO). EastGroup defines FFO consistent with the National Association of Real Estate Investment Trusts' definition, as net income (loss) attributable to common stockholders computed in accordance with U.S. generally accepted accounting principles (GAAP), excluding gains or losses from sales of depreciable real estate property and impairment losses, plus real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.
PNOI and FFO are supplemental industry reporting measurements used to evaluate the performance of the Company's investments in real estate assets and its operating results. The Company believes that the exclusion of depreciation and amortization in the industry's calculations of PNOI and FFO provides supplemental indicators of the properties' performance since real estate values have historically risen or fallen with market conditions. PNOI and FFO as calculated by the Company may not be comparable to similarly titled but differently calculated measures for other REITs. Investors should be aware that items excluded from or added back to FFO are significant components in understanding and assessing the Company's financial performance.
CONFERENCE CALL
EastGroup will host a conference call and webcast to discuss the results of its third quarter and review the Company's current operations on Friday, October 16, 2015, at 11:00 a.m. Eastern Daylight Time. A live broadcast of the conference call is available by dialing 1-866-952-1906 (conference ID: EastGroup) or by webcast through a link on the Company's website at eastgroup.net. If you are unable to listen to the live conference call, a telephone and webcast replay will be available on Friday, October 16, 2015. The telephone replay will be available until Friday, October 23, 2015, and can be accessed by dialing 1-800-695-1624. Also, the replay of the webcast can be accessed through a link on the Company's website at eastgroup.net and will be available until Friday, October 23, 2015.
SUPPLEMENTAL INFORMATION
Supplemental financial information is available in the Reports section of the Company's website at eastgroup.net or upon request by calling the Company at 601-354-3555.
COMPANY INFORMATION
EastGroup Properties, Inc. is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in major Sunbelt markets throughout the United States with an emphasis in the states of Florida, Texas, Arizona, California and North Carolina. The Company's goal is to maximize shareholder value by being the leading provider in its markets of functional, flexible, and quality business distribution space (primarily in the 5,000 to 50,000 square foot range) for location sensitive customers. The Company's strategy for growth is based on ownership of premier distribution facilities generally clustered near major transportation features in supply-constrained submarkets. EastGroup's portfolio, including development projects in lease-up and under construction, currently includes over 36 million square feet. EastGroup Properties, Inc. press releases are available on the Company's website at eastgroup.net.
FORWARD-LOOKING STATEMENTS
The Company's assumptions and financial projections in this release are based upon "forward-looking" information and are being made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. Words such as "will," "anticipates," "expects," "believes," "intends," "plans," "seeks," "estimates," variations of such words and similar expressions are intended to identify such forward-looking statements, which generally are not historical in nature. All statements that address operating performance, events or developments that the Company expects or anticipates will occur in the future, including statements relating to rent and occupancy growth, development activity, the acquisition or sale of properties, general conditions in the geographic areas where the Company operates and the availability of capital, are forward-looking statements. Forward-looking statements are inherently subject to known and unknown risks and uncertainties, many of which the Company cannot predict, including, without limitation:
-- changes in general economic conditions;
-- the extent of customer defaults or of any early lease terminations;
-- the Company's ability to lease or re-lease space at current or
anticipated rents;
-- the availability of financing;
-- failure to maintain credit ratings with rating agencies;
-- changes in the supply of and demand for industrial/warehouse properties;
-- increases in interest rate levels;
-- increases in operating costs;
-- natural disasters, terrorism, riots and acts of war, and the Company's
ability to obtain adequate insurance;
-- changes in governmental regulation, tax rates and similar matters; and
-- other risks associated with the development and acquisition of
properties, including risks that development projects may not be
completed on schedule, development or operating costs may be greater
than anticipated or acquisitions may not close as scheduled.
Although the Company believes that the expectations reflected in the forward-looking statements are based upon reasonable assumptions at the time made, the Company can give no assurance that such expectations will be achieved. The Company assumes no obligation whatsoever to publicly update or revise any forward-looking statements. See also the information contained in the Company's reports filed or to be filed from time to time with the Securities and Exchange Commission pursuant to the Securities Exchange Act of 1934, as amended.
EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME
(IN THOUSANDS, EXCEPT PER SHARE DATA)
(UNAUDITED)
Three Months Ended Nine Months Ended
September 30, September 30,
------------- -------------
2015 2014 2015 2014
---- ---- ---- ----
REVENUES
Income from real estate operations $58,520 55,896 173,922 162,474
Other income 33 61 67 114
58,553 55,957 173,989 162,588
------ ------ ------- -------
EXPENSES
Expenses from real estate operations 16,795 15,899 49,255 46,536
Depreciation and amortization 18,232 17,779 54,358 52,101
General and administrative 3,179 3,373 11,529 9,779
Acquisition costs - - - 160
38,206 37,051 115,142 108,576
------ ------ ------- -------
OPERATING INCOME 20,347 18,906 58,847 54,012
OTHER INCOME (EXPENSE)
Interest expense (8,492) (8,781) (25,780) (26,665)
Gain on sales of real estate investments - 7,417 2,903 7,512
Other 242 319 851 758
NET INCOME 12,097 17,861 36,821 35,617
Net income attributable to noncontrolling interest in joint ventures (129) (132) (390) (398)
---- ---- ---- ----
NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 11,968 17,729 36,431 35,219
Other comprehensive income (loss) - cash flow hedges (5,140) 1,063 (4,553) (1,714)
TOTAL COMPREHENSIVE INCOME $6,828 18,792 31,878 33,505
------ ------ ------ ------
BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES,
INC. COMMON STOCKHOLDERS
Net income attributable to common stockholders $0.37 0.56 1.14 1.13
----- ---- ---- ----
Weighted average shares outstanding 32,126 31,515 32,068 31,156
------ ------ ------ ------
DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP
PROPERTIES, INC. COMMON STOCKHOLDERS
Net income attributable to common stockholders $0.37 0.56 1.13 1.13
----- ---- ---- ----
Weighted average shares outstanding 32,248 31,644 32,160 31,256
------ ------ ------ ------
EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES
(IN THOUSANDS, EXCEPT PER SHARE DATA)
(UNAUDITED)
Three Months Ended Nine Months Ended
September 30, September 30,
------------- -------------
2015 2014 2015 2014
---- ---- ---- ----
NET INCOME $12,097 17,861 36,821 35,617
Interest income (65) (127) (195) (379)
Gain on sales of real estate investments - (7,417) (2,903) (7,512)
Company's share of interest expense from unconsolidated investment - 71 - 213
Company's share of depreciation from unconsolidated investment 31 34 91 100
Other income (33) (61) (67) (114)
Gain on sales of non-operating real estate - (98) (123) (98)
Depreciation and amortization 18,232 17,779 54,358 52,101
Interest expense (1) 8,492 8,781 25,780 26,665
General and administrative expense (2) 3,179 3,373 11,529 9,779
Acquisition costs - - - 160
Interest rate swap ineffectiveness 5 - 5 1
Noncontrolling interest in PNOI of consolidated 80% joint ventures (208) (209) (628) (636)
---- ---- ---- ----
PROPERTY NET OPERATING INCOME (PNOI) $41,730 39,987 124,668 115,897
------- ------ ------- -------
COMPONENTS OF PNOI:
PNOI from Same Properties $39,674 39,181 115,203 112,378
PNOI from 2014 Acquisitions 147 - 2,858 842
PNOI from 2014 and 2015 Development Properties 1,936 468 6,609 1,594
PNOI from 2014 and 2015 Dispositions - 377 96 1,202
Other PNOI (27) (39) (98) (119)
TOTAL PNOI $41,730 39,987 124,668 115,897
------- ------ ------- -------
NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS $11,968 17,729 36,431 35,219
Depreciation and amortization 18,232 17,779 54,358 52,101
Company's share of depreciation from unconsolidated investment 31 34 91 100
Depreciation and amortization from noncontrolling interest (51) (50) (153) (153)
Gain on sales of real estate investments - (7,417) (2,903) (7,512)
FUNDS FROM OPERATIONS (FFO) ATTRIBUTABLE TO COMMON STOCKHOLDERS $30,180 28,075 87,824 79,755
------- ------ ------ ------
NET INCOME $12,097 17,861 36,821 35,617
Interest expense (1) 8,492 8,781 25,780 26,665
Company's share of interest expense from unconsolidated investment - 71 - 213
Depreciation and amortization 18,232 17,779 54,358 52,101
Company's share of depreciation from unconsolidated investment 31 34 91 100
Gain on sales of real estate investments - (7,417) (2,903) (7,512)
EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION AND AMORTIZATION (EBITDA) $38,852 37,109 114,147 107,184
------- ------ ------- -------
DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP
PROPERTIES, INC. COMMON STOCKHOLDERS
Net income attributable to common stockholders $0.37 0.56 1.13 1.13
----- ---- ---- ----
Funds from operations (FFO) attributable to common stockholders $0.94 0.89 2.73 2.55
----- ---- ---- ----
Weighted average shares outstanding for EPS and FFO purposes 32,248 31,644 32,160 31,256
------ ------ ------ ------
(1) Net of capitalized interest of $1,409 and $1,346 for the three months ended September 30, 2015 and 2014, respectively; and $3,903 and $3,682 for the nine months ended September 30, 2015 and 2014, respectively.
(2) Net of capitalized development costs of $1,223 and $897 for the three months ended September 30, 2015 and 2014, respectively; and $3,265 and $3,077 for the nine months ended September 30, 2015 and 2014, respectively.
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SOURCE EastGroup Properties, Inc.
