TORONTO--(BUSINESS WIRE)--Slate Office REIT (TSX: SOT.UN) (the "REIT") reported today financial results for the three months ended September 30, 2019. Senior management is hosting a conference call at 9:00 a.m. ET on Monday, November 4, 2019 to discuss the results and ongoing business initiatives of the REIT. The dial-in details can be found below.
“The REIT maintained positive momentum in the third quarter of 2019, delivering solid operational results for unitholders. With strong leasing, growth in FFO and AFFO and a strengthening balance sheet, the REIT continues to be well positioned for the future” said Scott Antoniak, Chief Executive Officer of Slate Office REIT. “At current trading levels, the REIT continues to offer unitholders a compelling total return investment opportunity. With a current yield of approximately 6.5% and an AFFO payout ratio of 58.8%, unitholders are being rewarded with an attractive and very stable income stream, along with growth in net asset value.”
For the CEO’s letter to unitholders for the quarter, please follow the link here.
Third Quarter 2019 Highlights
- Value Creation: The REIT’s IFRS NAV has increased to $8.86 per unit at September 30, 2019 from $8.54 per unit at December 31, 2018. This represents a 12.2% annualized return including the REIT's distributions to unitholders. This value creation demonstrates the effectiveness of the REIT's capital allocation strategy and proactive asset management, providing a strong total return to unitholders.
- Loan-to-value: The REIT’s loan-to-value (“LTV”) ratio decreased to 59.7% at September 30, 2019 from 63.1% at December 31, 2018, bringing the REIT closer to its target of 55% and providing additional balance sheet flexibility for future growth and acquisitions.
- Continued strong leasing and positive leasing spreads: The REIT completed a total of 124,697 square feet of leasing in the third quarter, comprised of 52,570 square feet of new lease deals and 72,127 square feet of renewals. Leasing spreads in the quarter were 25.4% above expiring or in-place building rents and the weighted average lease term increased to 5.6 years, compared to 5.5 years at June 30, 2019.
- Net income growth: The REIT generated net income of $27.2 million during the third quarter of 2019 compared to $17.7 million for the same period in the prior year. This increase is primarily due to fair value gains on properties and lower interest from debt repayments.
- Core-FFO: Core funds from operations (“Core-FFO”) was $14.9 million or $0.20 per unit for the third quarter of 2019, an increase of $1.2 million or $0.01 per unit from the prior quarter.
- AFFO and AFFO payout ratio: The adjusted funds from operations (“AFFO”) payout ratio for the third quarter of 2019 was 58.8%. AFFO was $12.4 million or $0.17 per unit for the three months ended September 30, 2019, an increase of $0.2 million or $0.01 unit from the most recent quarter.
- Trailing-twelve month same-property NOI: Trailing-twelve month same-property net operating income (“NOI”) increased by $0.7 million or 1.0% to $70.7 million for September 30, 2019 compared to September 30, 2018.
- Same-property NOI: Same-property NOI was $22.1 million for the third quarter of 2019, compared to $22.5 million in the same period of the prior year.
Current Unit Price Continues to Represent a Compelling Investment Opportunity
The current price for the REIT’s units continues to reflect a substantial discount to the REIT’s IFRS net asset value per unit of $8.86 at September 30, 2019. As previously communicated, management continues to believe that there is a substantive basis to support a net asset value of $8.86 per unit, including:
- Wafra's investment provides a market value for $527.2 million of the REIT’s assets: The price received from a large sophisticated global investor for six properties in the Greater Toronto Area provides validation for the net asset value of 28% of the REIT’s portfolio. Further, the REIT received appraisals for each property that were consistent with the REIT’s transaction price.
- Recent acquisitions in the United States: The REIT’s acquisition of its two U.S. assets in Chicago, Illinois each occurred in 2018, and accordingly, represent recent market trading prices. Management continues to observe multiple comparable sales in the Chicago market at pricing parameters in excess of the REIT’s acquisition metrics.
The following is an illustration of the construction of the REIT’s net asset value at September 30, 2019:
(millions, except per unit amounts) |
September 30, 2019 |
GTA Office Portfolio (75% ownership) |
$ 411.6 |
Recent U.S. acquisitions |
327.8 |
Other properties |
975.6 |
Debt and working capital |
(1,065.6) |
Net asset value |
$ 649.4 |
Net asset value per unit |
$ 8.86 |
This gap between the prevailing trading price and net asset value has created a compelling investment opportunity to purchase units of the REIT. Specifically, the prevailing market price implies an 8.5% capitalization rate for the 'other properties' in the table above on next twelve months expected NOI, which is inconsistent with current valuation metrics for comparable properties.
Summary of Q3 2019 Results
Three months ended September 30, |
||||||||
(thousands of dollars, except per unit amounts) |
|
2019 |
|
|
2018 |
|
Change % |
|
Rental revenue |
$ |
52,539 |
|
$ |
54,499 |
|
(3.6 |
)% |
Net operating income |
|
25,435 |
|
|
25,999 |
|
(2.2 |
)% |
Net income |
|
27,195 |
|
|
17,697 |
|
53.7 |
% |
Same-property NOI |
|
22,130 |
|
|
22,520 |
|
(1.7 |
)% |
Weighted average diluted number of trust units (000s) |
|
73,283 |
|
|
75,203 |
|
(2.6 |
)% |
Funds from operations ("FFO") |
|
14,280 |
|
|
15,071 |
|
(5.2 |
)% |
FFO per unit |
|
0.19 |
|
|
0.20 |
|
(5.0 |
)% |
FFO payout ratio |
|
51.2 |
% |
|
93.5 |
% |
(42.3 |
)% |
Core FFO |
|
14,906 |
|
|
15,659 |
|
(4.8 |
)% |
Core FFO per unit |
|
0.20 |
|
|
0.21 |
|
(4.8 |
)% |
Core FFO payout ratio |
|
49.0 |
% |
|
90.0 |
% |
(41.0 |
)% |
AFFO |
|
12,420 |
|
|
12,755 |
|
(2.6 |
)% |
AFFO per unit |
|
0.17 |
|
|
0.17 |
|
— |
% |
AFFO payout ratio |
|
58.8 |
% |
|
110.4 |
% |
(51.6 |
)% |
|
|
|
|
|||||
|
September 30, |
December 31, |
|
|||||
|
|
2019 |
|
|
2018 |
|
Change % |
|
Total assets |
$ |
1,751,013 |
|
$ |
1,866,729 |
|
(6.2 |
)% |
Total debt |
|
1,044,297 |
|
|
1,175,826 |
|
(11.2 |
)% |
Portfolio occupancy (1) |
|
86.3 |
% |
|
87.6 |
% |
(1.3 |
)% |
Loan to value ratio |
|
59.7 |
% |
|
63.1 |
% |
(3.4 |
)% |
Net debt to adjusted EBITDA leverage (2) |
10.2 |
x |
12.5 |
x |
(2.3) |
x | ||
Interest coverage ratio (2) |
2.1 |
x |
2.2 |
x |
(0.1) |
x | ||
(1) Including redevelopment properties. (2) EBITDA is calculated using trailing twelve month actuals, as calculated below. |
||||||||
CONFERENCE CALL AND PRESENTATION DETAILS
Senior management will host a live conference call at 9:00 a.m. ET on Monday, November 4, 2019 to discuss the results and ongoing business initiatives of the REIT.
The conference call can be accessed by dialing (647) 427-2311 or 1 (866) 521-4909. Additionally, the conference call will be available via simultaneous audio found at www.snwebcastcenter.com/webcast/slate/2019/1104. A replay will be accessible until November 18, 2019 via the REIT's website or by dialing (416) 621-4642 or 1 (800) 585-8367 (access code 5166505) approximately two hours after the live event.
ABOUT SLATE OFFICE REIT (TSX: SOT.UN)
Slate Office REIT is an open-ended real estate investment trust. The REIT's portfolio comprises 38 strategic and well located real estate assets located primarily across Canada's major population centres and includes two downtown assets in Chicago, Illinois. The REIT is focused on maximizing value through internal organic rental and occupancy growth and strategic acquisitions. Visit slateofficereit.com to learn more.
ABOUT SLATE ASSET MANAGEMENT
Slate Asset Management is a leading real estate focused alternative investment platform with over $6 billion in assets under management. Slate is a value-oriented manager and a significant sponsor of all of its private and publicly traded investment vehicles, which are tailored to the unique goals and objectives of its investors. The firm's careful and selective investment approach creates long-term value with an emphasis on capital preservation and outsized returns. Slate is supported by exceptional people, flexible capital and a demonstrated ability to originate and execute on a wide range of compelling investment opportunities. Visit slateam.com to learn more.
SUPPLEMENTAL INFORMATION
All interested parties can access Slate Office REIT's Supplemental Information online at slateofficereit.com in the Investors section. These materials are also available on Sedar or upon request at ir@slateam.com or (416) 644-4264.
FORWARD LOOKING STATEMENTS
Certain statements herein may be forward-looking statements within the meaning of applicable securities laws. These statements reflect management’s expectations regarding objectives, plans, goals, strategies, future growth, results of operations, performance and business prospects and opportunities of the REIT including expectations for the current financial year, and include, but are not limited to, statements with respect to management’s beliefs, plans, estimates and intentions, and similar statements concerning anticipated future events, results, circumstances, performance or expectations that are not historical facts. Statements that contain words such as “could”, “should”, “would”, “anticipate”, “expect”, “believe”, “plan”, “intend”, “will”, “may”, “might” and similar expressions or statements relating to matters that are not historical facts constitute forward-looking statements.
These forward-looking statements are not guarantees of future events or performance and, by their nature, are based on the REIT’s current estimates and assumptions, which are subject to significant risks and uncertainties. Forward- looking statements contained herein are made as the date hereof and accordingly are subject to change after such date. The REIT does not undertake to update any forward-looking statements that are contained herein except as expressly required by applicable securities laws.
NON-IFRS MEASURES
We disclose a number of financial measures in this news release that are not measures used under IFRS, including NOI, same-property NOI, FFO, FFO payout ratio, Core-FFO, Core-FFO payout ratio, AFFO, AFFO payout ratio, IFRS net asset value, adjusted EBITDA, net debt to adjusted EBITDA and the interest coverage ratio, in addition to certain measures on a per unit basis.
- NOI is defined as rental revenue less operating property expenses, prior to straight-line rent and other changes. Same-property NOI includes those properties owned by the REIT for each of the current period and the relevant comparative period.
- FFO is defined as net income and comprehensive income adjusted for certain items including leasing costs amortized to revenue, change in fair value of properties, change in fair vale of financial instruments, disposition costs, depreciation of hotel asset, change in fair value of Class B LP units, distributions to Class B LP unitholders and subscription receipts equivalent amount.
- Core-FFO is defined as FFO adjusted for the REIT's share of lease payments received for its Data Centre asset, which for IFRS purposes is accounted for as a finance lease and removes the impact of mortgage discharge fees (if any).
- AFFO is defined as FFO adjusted for certain items including guaranteed income supplements, amortization of deferred transaction costs, de-recognition and amortization of mark-to-market adjustments on mortgages refinanced or discharged, adjustments for interest rate subsidies received, recognition of the REIT's share of lease payments received for its Data Centre asset, which for IFRS purposes is accounted for as a finance lease, amortization of straight-line rent and normalized direct leasing and capital costs.
- FFO payout ratio, Core-FFO payout ratio and AFFO payout ratio are defined as distributions declared divided by FFO, Core-FFO and AFFO, respectively.
- FFO per unit, Core-FFO per unit and AFFO per unit are defined as FFO, Core-FFO and AFFO divided by the weighted average diluted number of units outstanding, respectively.
- IFRS net asset value is defined as the aggregate of the carrying value of the REIT’s equity, Class B LP units and deferred units.
- Adjusted EBITDA is defined as earnings before interest, income taxes, depreciation, fair value gains (losses) from both financial instruments and investment properties, while also excluding non-recurring items such as transaction costs from dispositions, acquisitions or other events and adjusting income received from the Data Centre to cash received as opposed to finance income recorded for accounting purposes.
- Net debt to adjusted EBITDA is calculated by dividing the aggregate amount of debt outstanding, less cash on hand, by annualized adjusted EBITDA.
- Interest coverage ratio is defined as adjusted EBITDA divided by cash interest paid.
We utilize these measures for a variety of reasons, including measuring performance, managing the business, capital allocation and the assessment of risk. Descriptions of why these non-IFRS measures are useful to investors and how management uses each measure are included in Management’s Discussion and Analysis, which readers should read when evaluating the measures included herein. We believe that providing these performance measures on a supplemental basis to our IFRS results is helpful to investors in assessing the overall performance of our businesses in a manner similar to management. These financial measures should not be considered as a substitute for similar financial measures calculated in accordance with IFRS. We caution readers that these non-IFRS financial measures may differ from the calculations disclosed by other businesses, and as a result, may not be comparable to similar measures presented by others.
Calculation and Reconciliation of Non-IFRS Measures
The tables below summarize a calculation of non-IFRS measures based on IFRS financial information.
The calculation of NOI is as follows:
Three months ended September 30, |
||||||
|
|
2019 |
|
|
2018 |
|
Revenue |
$ |
52,539 |
|
$ |
54,499 |
|
Property operating expenses |
|
(25,152 |
) |
|
(26,825 |
) |
IFRIC 21 property tax adjustment (1) |
|
(2,330 |
) |
|
(1,151 |
) |
Straight-line rents and other changes |
|
378 |
|
|
(524 |
) |
Net operating income |
$ |
25,435 |
|
$ |
25,999 |
|
The reconciliation of net income to FFO, Core-FFO and AFFO is as follows:
Three months ended September 30, |
||||||||||
(thousands of dollars, except per unit amounts) |
|
2019 |
|
|
2018 |
|
||||
Net income |
$ |
|
27,195 |
|
$ |
|
17,697 |
|
||
Add (deduct): |
|
|
||||||||
Leasing costs amortized to revenue |
|
1,366 |
|
|
830 |
|
||||
Change in fair value of properties |
|
(18,579 |
) |
|
(4,058 |
) |
||||
IFRIC 21 property tax adjustment |
|
(2,330 |
) |
|
(1,151 |
) |
||||
Change in fair value of financial instruments |
|
77 |
|
|
(1,784 |
) |
||||
Disposition costs |
|
3,116 |
|
|
1,272 |
|
||||
Depreciation of hotel asset |
|
253 |
|
|
229 |
|
||||
Deferred income tax expense (recovery) |
|
223 |
|
|
(435 |
) |
||||
Change in fair value of Class B LP units |
|
2,431 |
|
|
1,480 |
|
||||
Distributions to Class B unitholders |
|
528 |
|
|
991 |
|
||||
FFO(1) |
$ |
|
|
14,280 |
|
$ |
|
|
15,071 |
|
Finance income on finance lease receivable |
|
(899 |
) |
|
(937 |
) |
||||
Finance lease payments received |
|
1,525 |
|
|
1,525 |
|
||||
Core-FFO (1) |
$ |
|
14,906 |
|
$ |
|
15,659 |
|
||
Amortization of deferred transaction costs |
|
671 |
|
|
793 |
|
||||
Amortization of debt mark-to-market adjustments |
|
(60 |
) |
|
(100 |
) |
||||
Amortization of straight-line rent |
|
(988 |
) |
|
(1,353 |
) |
||||
Interest rate subsidy |
|
108 |
|
|
108 |
|
||||
Guaranteed income supplements |
|
289 |
|
|
300 |
|
||||
Normalized direct leasing and capital costs |
|
(2,506 |
) |
|
(2,652 |
) |
||||
AFFO (1) |
$ |
|
12,420 |
|
$ |
|
12,755 |
|
||
Weighted average number of diluted units outstanding (000s) |
|
73,283 |
|
|
75,203 |
|
||||
FFO per unit (1) |
$ |
|
0.19 |
|
$ |
|
0.20 |
|
||
Core-FFO per unit (1) |
|
0.20 |
|
|
0.21 |
|
||||
AFFO per unit (1) |
|
0.17 |
|
|
0.17 |
|
||||
FFO payout ratio (1) |
|
51.2 |
% |
|
93.5 |
% |
||||
Core-FFO payout ratio (1) |
|
49.0 |
% |
|
90.0 |
% |
||||
AFFO payout ratio (1) |
|
58.8 |
% |
|
110.4 |
% |
||||
(1) Refer to "Non-IFRS measures" section above. |
|
|
||||||||
|
||||||||||
The reconciliation of cash flow from operating activities to FFO, Core-FFO and AFFO is as follows:
Three months ended September 30, |
||||||||
|
|
2019 |
|
|
2018 |
|
||
Cash flow from operating activities |
$ |
|
19,592 |
|
$ |
|
15,360 |
|
Add (deduct): Leasing costs amortized to revenue |
|
1,366 |
|
|
830 |
|
||
Disposition costs |
|
3,116 |
|
|
1,272 |
|
||
Working capital items |
|
(9,333 |
) |
|
(3,212 |
) |
||
Straight-line rent and other changes |
|
(378 |
) |
|
524 |
|
||
Interest and other finance costs |
|
(11,261 |
) |
|
(11,492 |
) |
||
Interest paid |
|
10,650 |
|
|
10,798 |
|
||
Distributions paid to Class B unitholders |
|
528 |
|
|
991 |
|
||
FFO |
$ |
|
14,280 |
|
$ |
|
15,071 |
|
Finance income on finance lease receivable |
|
(899 |
) |
|
(937 |
) |
||
Finance lease payments received |
|
1,525 |
|
|
1,525 |
|
||
Core-FFO |
$ |
|
14,906 |
|
$ |
|
15,659 |
|
Amortization of deferred transaction costs |
|
671 |
|
|
793 |
|
||
Amortization of debt mark-to-market adjustments |
|
(60 |
) |
|
(100 |
) |
||
Amortization of straight-line rent |
|
(988 |
) |
|
(1,353 |
) |
||
Interest rate subsidy |
|
108 |
|
|
108 |
|
||
Guaranteed income supplements |
|
289 |
|
|
300 |
|
||
Normalized direct leasing and capital costs |
|
(2,506 |
) |
|
(2,652 |
) |
||
AFFO |
$ |
|
12,420 |
|
$ |
|
12,755 |
|
(1) Refer to "Non-IFRS measures" section above. |
|
|
||||||
The calculation of trailing twelve month adjusted EBITDA is as follows: |
|
|
||||||
Trailing twelve months ended September 30, |
||||||||
|
|
2019 |
|
|
2018 |
|
||
Net income |
$ |
|
70,572 |
|
$ |
|
63,367 |
|
Straight line rent and other changes |
|
1,179 |
|
|
(637 |
) |
||
Interest income |
|
(531 |
) |
|
(172 |
) |
||
Interest and finance costs |
|
51,822 |
|
|
37,688 |
|
||
Change in fair value of properties |
|
(43,131 |
) |
|
(10,581 |
) |
||
IFRIC 21 property tax adjustment |
|
448 |
|
|
(2,264 |
) |
||
Change in fair value of financial instruments |
|
13,757 |
|
|
(7,201 |
) |
||
Distributions to Class B shareholders |
|
2,884 |
|
|
3,964 |
|
||
Disposition costs |
|
12,247 |
|
|
1,326 |
|
||
Depreciation of hotel asset |
|
1,007 |
|
|
894 |
|
||
Change in fair value of Class B LP units |
|
(8,298 |
) |
|
(740 |
) |
||
Deferred income tax recovery |
|
168 |
|
|
(920 |
) |
||
Adjusted EBITDA |
$ |
|
102,124 |
|
$ |
|
84,724 |
|
(1) Refer to "Non-IFRS measures" section above. |
|
|
||||||
The calculation of net debt is as follows: |
|
|||
|
|
September 30, |
||
|
|
2019 |
|
2018 |
Debt, non-current |
$ |
790,944 |
$ |
1,002,763 |
Debt, current |
|
253,353 |
|
191,665 |
Debt |
$ |
1,044,297 |
$ |
1,194,428 |
Less: cash on hand |
|
6,118 |
|
7,903 |
Net debt |
$ |
1,038,179 |
$ |
1,186,525 |
The calculation of net debt to adjusted EBITDA is as follows: |
|
|
||
|
Trailing twelve months ended |
|||
|
|
September 30, |
||
|
|
2019 |
|
2018 |
Net debt |
$ |
1,038,179 |
$ |
1,186,525 |
Adjusted EBITDA (1) |
|
102,124 |
|
84,724 |
Net debt to adjusted EBITDA (2) |
10.2x |
14.0x |
||
(1) Adjusted EBITDA is based on actuals for the twelve months preceding the balance sheet date.
|
|
|
||
The interest coverage ratio is calculated as follows: |
|
|
||
|
Trailing twelve months ended |
|||
|
|
September 30, |
||
|
|
2019 |
|
2018 |
Adjusted EBITDA |
$ |
102,124 |
$ |
84,724 |
Interest expense |
|
48,064 |
|
35,574 |
Interest coverage ratio (1) |
2.1x |
2.4x |
||
(1) Refer to "Non-IFRS measures" section above. |
|
|
||
The following is the calculation of IFRS net asset value on a total and per unit basis at September 30, 2019 and December 31, 2018 to the REIT's consolidated financial statements:
|
September 30,
|
December 31,
|
||||
Equity |
$ |
616,016 |
|
$ |
611,447 |
|
Class B LP units |
|
33,455 |
|
|
31,552 |
|
Deferred unit liability |
|
718 |
|
|
636 |
|
Deferred tax asset |
|
(766 |
) |
|
(757 |
) |
IFRS net asset value |
$ |
649,423 |
|
$ |
642,878 |
|
Diluted number of units outstanding (1) |
|
73,277 |
|
|
75,300 |
|
IFRS net asset value per unit |
$ |
8.86 |
|
$ |
8.54 |
|
(1) Represents the fully diluted number of units outstanding and includes outstanding REIT units, DUP units and Class B LP units. |
||||||
