Partners Real Estate Investment Trust (TSX:PAR.UN) announced today strong growth
and solid performance for the three months ended March 31, 2012.
FIRST QUARTER 2012 HIGHLIGHTS:
-- NOI rises 93%, Net Income rises 237%, and FFO per unit and AFFO per unit
are up 127% and 122%, respectively, for the first quarter of 2012 on
contribution from acquisitions and solid same property performance in
comparison to the same prior year quarter;
-- Cash distributions on FFO were 90% compared to 106% previously, while
cash distributions on AFFO were 99% compared to 114% previously;
-- Purchase of seven properties in first quarter of 2012 for total
acquisition costs of $128 million significantly expands and strengthens
portfolio;
-- Subsequent to quarter end, acquired a 36,100 square foot retail centre
in Grand Bend, Ontario for $7.9 million;
-- Successful completion of a $22.7 million bought deal equity offering
(including the exercise of 90% of the overallotment option);
-- Unit consolidation concluded on February 14, 2012 on a four-for-one
basis;
-- Strengthened balance sheet and liquidity position with the asset
acquisition from NorRock Realty Finance Corporation (the "NorRock
transaction") on February 1, 2012; and
-- Received final approval to list securities on Toronto Stock Exchange.
"The significant growth and strong operating performance demonstrated in 2011
continued in the first quarter of 2012," commented Adam Gant, Chief Executive
Officer. "Looking ahead, we expect our results will continue to improve as our
recent acquisitions make a full contribution to our cash flows, our portfolio
expands further through targeted strategic and accretive acquisitions, and our
property management activities result in enhanced occupancies and average
rents."
Significant Growth
During the first quarter of 2012 the REIT acquired seven well-located retail
properties in Alberta, Ontario and Quebec aggregating approximately 495,000
square feet of gross leasable area ("GLA") for a total purchase price of
approximately $123.6 million (excluding acquisition costs). Subsequent to the
quarter-end the REIT completed the purchase of another Ontario-based retail
shopping centre containing approximately 36,100 square feet of GLA for a
purchase price of approximately $7.9 million. The acquisitions were funded by
the assumption of mortgages, an equity bought deal offering completed on
February 8, 2012, cash from operations, the REIT's credit facilities, and
proceeds from the NorRock transaction.
With the acquisitions completed during and subsequent to the quarter, the REIT's
portfolio currently consists of 29 well-located retail properties in Ontario,
Quebec, Manitoba, British Columbia and Alberta aggregating approximately 2.2
million square feet of GLA.
Strong Operating Performance
Weighted average occupancy at March 31, 2012 was 95.9% compared to 97.6% last
year. The decrease is due primarily to lower occupancies at certain recently
acquired properties and recent vacancies from other properties due to ongoing
redevelopment and re-merchandising initiatives.
Net Operating Income ("NOI") increased by $2.8 million or 93% while Net Income
increased by $2.5 million or 237% in the first quarter of 2012 due primarily to
the contribution from acquisitions completed over the last twelve months and
strong 5% growth in same property NOI in the quarter compared to the same
prior-year period.
Funds from Operations ("FFO") more than doubled to $2.5 million ($0.18 per unit)
in the first quarter of 2012 from $1.1 million ($0.14 per unit) in the first
quarter of the prior year. The increase was due primarily to the contribution
from acquisitions and increased same property NOI. The REIT's growth was
accretive on a per Unit basis despite the 85% increase in the weighted average
number of units outstanding for the three months ended March 31, 2012 compared
to the same prior-year period.
Active Leasing
Management remains committed to actively pursuing new leases and lease renewals
with the objective of increasing occupancy and weighted average rental income
per square foot of gross leasable area. One of the REIT's goals is to generate
organic growth through redevelopment and lease renewal activities at its
existing centres. As of May 10, 2012 the REIT had lease renewals of 58,199
square feet. Management expects the portfolio's occupancy rate to improve in
2012 from property acquisitions and new/renewed leases.
Solid Financial Position
As at March 31, 2012 the REIT's ratio of debt to gross book value including
debentures was 64.1% and the debt to gross book value excluding debentures was
57.4% compared to 73.0% and 62.9%, respectively, at December 31, 2011 and 67.4%
and 54.3%, respectively, at March 31, 2011. Interest coverage and debt service
coverage ratios remained a conservative 1.66 times and 1.24 times, respectively,
as at March 31, 2012. During the first quarter of 2012 the REIT acquired,
assumed and increased mortgages totaling approximately $54.9 million on
properties acquired during the period. Overall, the REIT's mortgage portfolio
incurred a weighted average effective interest rate of 4.66% at March 31, 2012
with a weighted average term to maturity of approximately four years. Over the
next two years, the REIT has approximately $21.0 million of debt maturing which
carries an average contractual interest rate of 5.91%. Management expects to
refinance this debt at lower interest rates, positively impacting the REIT's
future cash flows. Interest expense savings from refinancing at current market
rates are anticipated to continue through 2012 and into the following year.
Recent Events
On February 1, 2012, the REIT completed the acquisition of substantially all of
the assets of NorRock Realty Finance Corporation ("NorRock"), consisting of
cash, cash equivalents, mortgages and other assets of NorRock, in exchange for
the issuance of Partners REIT units, certain rights to acquire Partners REIT
units, and cash. The acquisition, combined with a successful equity offering
described below, significantly enhances the REIT's liquidity position providing
Management with the resources and the flexibility to continue prudently
expanding and strengthening its property portfolio through acquisitions as well
as through the redevelopment and remerchandising of certain properties. Full
details of the transaction can be found in the REIT's Management Discussion and
Analysis for the year ended December 31, 2011 and other regulatory filings.
On February 10, 2012, the REIT received approval from the Toronto Stock Exchange
to consolidate its issued and outstanding units on the basis of one
post-consolidation unit for every four pre-consolidation units. The exercise
price and number of units issuable upon the exercise of outstanding options,
warrants and convertible debentures will be proportionately adjusted with the
implementation of the unit consolidation. The post-consolidation of the units
began trading on the Toronto Stock Exchange on February 14, 2012. Full details
of the transaction can be found in the REIT's Management Discussion and Analysis
for the year ended December 31, 2011 and other regulatory filings.
On February 8, 2012 the REIT closed a public offering of 2,688,250 at a price of
$7.44 per unit representing gross proceeds of approximately $20 million, on a
bought deal basis, to a syndicate of underwriters. On March 6, 2012 the REIT
received notice that the underwriters would exercise their over-allotment option
to purchase an additional 360,812 units at the same offering price. The net
proceeds to the REIT from the public offering, net of underwriters' fees and
including the overallotment option, was approximately $21.6 million. The net
proceeds were used to pay out a loan facility entered into in connection with
certain property purchases and to pay down a portion of the REIT's Acquisition
Facility advanced in respect of a property purchase completed in 2011.
On March 30, 2012 the REIT announced that it received final approval to list its
securities on the Toronto Stock Exchange (TSX).
On April 30, 2012 the REIT completed the acquisition of Grand Bend Towne Centre,
a 36,100 square foot centre comprised of a Sobeys grocery store with a lease
extending to April 2023 and a Shoppers Drug Mart with a lease extending to
September 2017. The REIT paid $7.9 million for the property, satisfied by the
assumption of an existing mortgage of approximately $3.2 million, originally
maturing July 2017, with an effective interest rate of 3.85%. The mortgage was
increased by approximately $0.8 million at an interest rate of 3.6% and will
mature with the original mortgage. The balance of the acquisition was satisfied
by the REIT's available funds on hand.
Investor Conference Call
A conference call to discuss the recent operating and financial results will be
hosted by Adam Gant, Chief Executive Officer and Patrick Miniutti, President and
Chief Operating Officer, and Tony Quo Vadis, Chief Financial Officer on Monday
May 14, 2012 at 1:00 pm ET (10.00 am PT). The telephone numbers for the
conference call are Local / International: (416) 849-2698 and North American
Toll Free: (866) 400-2270. The telephone numbers to listen to the call after it
is completed (Instant Replay) are Local / International (416) 915-1035 or North
American toll free (866) 245-6755. The Passcode for the Instant Replay is
70897#.
Financial Highlights
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Three months ended Mar. 31, 2012 Mar. 31, 2011
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Revenues from income producing
properties $ 9,077,958 $ 4,959,732
Net income and comprehensive
income 3,606,508 1,067,938
Net income per unit - basic
and diluted 0.25 0.14
NOI(1) 5,787,976 3,006,497
NOI - same property(1) 2,919,304 2,770,443
FFO(1) 2,511,115 1,107,832
FFO per unit(1) $0.18 0.14
AFFO(1) 2,283,565 1,028,725
AFFO per unit(1) 0.16 0.13
Distributions(2) 2,342,807 1,238,643
Distributions per unit(2) 0.16 0.16
Cash distributions(3) 2,265,273 1,178,076
Cash distributions per unit(3) 0.16 0.15
Cash distribution payout
ratio(4) 90% / 99% 106% / 114%
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As at Mar. 31, 2012 Dec. 31, 2011 Mar. 31, 2011
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Total assets $ 410,601,523 $ 265,748,040 $ 200,337,867
Total debt(5) $ 270,408,728 $ 202,592,032 $ 143,165,292
Total equity $ 126,954,979 $ 56,406,374 $ 53,748,293
Weighted average units
outstanding - basic 14,306,130 7,745,519 7,731,909
Debt-to-gross book value
including debentures(5) 64.1% 73.0% 67.4%
Debt-to-gross book value
excluding debentures(5) 57.4% 62.9% 54.3%
Interest coverage ratio(6) 1.66 1.70 1.71
Debt service coverage ratio(6) 1.24 1.26 1.35
Weighted average interest
rate(7) 4.66% 4.95% 5.42%
Portfolio occupancy 95.9% 98.0% 97.6%
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(1) Net operating income or "NOI", funds from operations or "FFO", and
adjusted funds from operations or "AFFO" are non-IFRS financial
measures widely used in the real estate industry. See "Part II -
Performance Measurement" for further details and advisories.
(2) Represents distributions to unitholders on an accrual basis.
Distributions are payable as at the end of the period in which they
are declared by the Board of Trustees, and are paid on or around the
15th day of the following month. Distributions per unit exclude the 5%
bonus units given to participants in the Distribution Reinvestment and
Optional Unit Purchase Plan.
(3) Represents distributions on a cash basis, and as such, excludes the
non-cash distributions of units issued under the Distribution
Reinvestment and Optional Unit Purchase Plan.
(4) Cash distributions as a percentage of funds from operations/adjusted
funds from operations.
(5) See calculation under "Debt-to-Gross Book Value" in "Part IV - Results
of Operations."
(6) Calculated on a rolling four-quarter basis.
(7) Represents the weighted average effective interest rate for secured
debt excluding the credit facilities, which have floating rates of
interest.
For the complete Q1 2012 financial statements and Management's Discussion and
Analysis, please visit www.sedar.com or www.partnersreit.com.
About Partners REIT
Partners REIT is a growth-oriented real estate investment trust, which currently
owns (directly or indirectly) 29 retail properties located in Ontario, Quebec,
Manitoba, Alberta and British Columbia aggregating approximately 2.1 million
square feet of leasable space. Partners REIT focuses on expanding and managing a
portfolio of retail and mixed-use community and neighbourhood shopping centres
located in both primary and secondary markets across Canada.
Certain statements included in this press release constitute forward-looking
statements, including, but not limited to, those identified by the expressions
"expect", "will" and similar expressions to the extent they relate to Partners
REIT. The forward-looking statements are not historical facts but reflect
Partners REIT's current expectations regarding future results or events. These
forward looking statements are subject to a number of risks and uncertainties
that could cause actual results or events to differ materially from current
expectations, including the timing of the offering, success of the offering,
listing of the units, use of proceeds of the Offering, access to capital,
regulatory approvals, intended acquisitions and general economic and industry
conditions. Although Partners REIT believes that the assumptions inherent in the
forward-looking statements are reasonable, forward-looking statements are not
guarantees of future performance and, accordingly, readers are cautioned not to
place undue reliance on such statements due to the inherent uncertainty therein.
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