Clipper Realty Inc. Announces Fourth Quarter 2024 Results

Rhea-AI Summary

Clipper Realty Inc. (NYSE: CLPR) reported its Q4 2024 financial results, achieving record quarterly revenues of $38.0 million, up 9.1% from Q4 2023. The company posted a quarterly net loss of $1.1 million ($0.05 per share), improving from a $2.9 million loss in Q4 2023.

Residential revenue increased by 11.6% due to higher rental rates and occupancy across properties. The company achieved record NOI of $22.5 million and AFFO of $8.1 million ($0.19 per share). New leases exceeded previous rents by nearly 10% and renewals by 6%.

The company declared a quarterly dividend of $0.095 per share, payable April 3, 2025. Notes payable increased to $1,275.4 million, primarily due to draws on Dean Street development construction loan. The Dean Street development is progressing ahead of schedule for completion in early 2025.

Positive

• Record quarterly revenue of $38.0 million, up 9.1% YoY
• Residential revenue increased 11.6%
• Record NOI of $22.5 million
• Record AFFO of $8.1 million ($0.19 per share), up from $0.15 per share YoY
• New leases exceeded previous rents by 10%, renewals by 6%
• Net loss decreased to $1.1 million from $2.9 million YoY

Negative

• Net loss of $1.1 million in Q4 2024
• Higher property taxes across properties
• Increased payroll costs due to 'prevailing wage' requirements
• NYC's intention to vacate 250 Livingston Street property in August 2025
• Potential loss on 10W 65th Street property sale compared to book value

Insights

Real Estate Financial Analyst

Clipper Realty's Q4 2024 results present a complex picture of operational strength tempered by structural challenges. The record quarterly revenue of $38.0 million and NOI of $22.5 million demonstrate robust fundamental performance, particularly in the residential segment where new lease spreads of 10% significantly outpace market averages for NYC multifamily properties.

The company's strategic positioning shows both opportunities and challenges. The Dean Street development's accelerated timeline positions it advantageously for the 2025 leasing season, potentially capturing peak rental demand. However, the planned vacancy at 250 Livingston Street by New York City in August 2025 presents a significant leasing challenge in the commercial portfolio, especially given the property's size and the current office market dynamics in downtown Brooklyn.

The Article 11 agreement at Flatbush Gardens represents a double-edged sword - while enabling enhanced rental recoveries under Section 610, it also imposes higher operating costs through prevailing wage requirements. This has contributed to increased payroll expenses, though the capital improvements should support long-term value appreciation and rent growth potential.

The company's financial position warrants attention. While AFFO improved to $8.1 million ($0.19 per share), the maintenance of the quarterly dividend at $0.095 per share suggests conservative cash management given the increased debt load of $1.27 billion. The potential sale of 10W 65th Street, despite possible book value loss, indicates a strategic shift toward portfolio optimization and could provide needed capital for debt management or property improvements.

The residential portfolio's performance, with 11.6% revenue growth, demonstrates strong execution in core operations. However, increased bad debt expense at Flatbush Gardens and rising property taxes across the portfolio highlight ongoing operational challenges that may pressure margins in coming quarters.

NEW YORK--(BUSINESS WIRE)-- Clipper Realty Inc. (NYSE: CLPR) (the “Company”), a leading owner and operator of multifamily residential and commercial properties in the New York metropolitan area, today announced financial and operating results for the three months ended December 31, 2024.

Highlights for the Three Months Ended December 31, 2024

• Record quarterly revenues of $38.0 million for the fourth quarter of 2024
• Quarterly income from operations of $10.7 million for the fourth quarter of 2024
• Record net operating income (“NOI”)¹ of $22.5 million for the fourth quarter of 2024
• Quarterly net loss of $1.1 million for the fourth quarter of 2024
• Record adjusted funds from operations (“AFFO”)¹ of $8.1 million for the fourth quarter of 2024
• Declared a dividend of $0.095 per share for the fourth quarter of 2024

David Bistricer, Co-Chairman, and Chief Executive Officer, commented,

“The Company continued to grow its revenue, NOI and AFFO in the fourth quarter of 2024, producing record results for all these metrics on the basis of our very strong residential leasing. We continue to have high occupancy and good renter demand in our buildings. For all our properties, new leases exceeded previous rents by nearly 10% and renewals by nearly 6%. At Flatbush Gardens, as a result of the Article 11 agreement with New York City, we are continuing to increase enhanced rental recoveries under Section 610 as we continue to make the committed capital improvements and other improvements in the property. At our 250 Livingston Street property, where we previously disclosed New York City’s notification of its intention to vacate in late August 2025, we continue to actively seek solutions and pursue opportunities. At our nearby 141 Livingston Street property, we are in active discussions for a lease renewal. Our Dean Street new development continues to progress ahead of schedule, and we are confident of an on-time completion early this year to capture the 2025 leasing season. Lastly, we continue to consider recycling properties in our portfolio to maximize performance and improve cash flow. As such, we are continuing marketing activities for some of our properties, including our 10W 65^th Street property, which, while potentially resulting in some loss compared to book value, would allow us to achieve better overall returns going forward. We will announce any definitive arrangements promptly as they arise.”

Financial Results for the Three Months Ended December 31, 2024

For the fourth quarter of 2024, revenues increased by $3.2 million, or 9.1%, to $38.0 million as compared to revenue of $34.9 million during the fourth quarter of 2023. Residential revenue increased by $2.9 million, or 11.6%, driven by higher rental rates and occupancy at all our residential properties partially offset increased bad debt expense at the Flatbush Gardens property. Commercial income increased by $0.2 million, or 2.5%, in the fourth quarter of 2024 due to higher escalation income at our 250 Livingston office property.

For the fourth quarter of 2024, net loss was $1.1 million, or $0.05 per share compared to net loss of $2.9 million, or $0.09 per share, for the fourth quarter of 2023. The lower net loss as compared to last year was primarily due to increased rental revenue discussed above, partially offset by higher property taxes at properties other than Flatbush Gardens and, at Flatbush Gardens, higher payroll costs from “prevailing wage” requirements under the Article 11 transaction, an increase in repairs and maintenance workers, and higher depreciation expense from capital spending.

For the fourth quarter of 2024, AFFO was $8.1 million, or $0.19 per share, compared to $6.3 million, or $0.15 per share, for the fourth quarter of 2023. As discussed above, the increase was primarily due to increased rental revenue partially offset by higher property taxes and higher payroll costs.

¹ NOI and AFFO are non-GAAP financial measures. For a definition of these financial measures and a reconciliation of such measures to the most comparable GAAP measures, see “Reconciliation of Non-GAAP Measures” at the end of this release.

Balance Sheet

At December 31, 2024, notes payable (excluding unamortized loan costs) was $1,275.4 million, compared to $1,219.0 million at December 31, 2023. The increase was primarily due to draws made on Dean Street development construction loan.

Dividend

The Company today declared a fourth quarter dividend of $0.095 per share, the same amount as last quarter, to shareholders of record on March 19, 2025, payable April 3, 2025.

Conference Call and Supplemental Material

The Company will host a conference call on February 18, 2025, at 5:00 PM Eastern Time to discuss the fourth quarter 2024 results and provide a business update. The conference call can be accessed by dialing (800) 346-7359 or (973) 528-0008, conference entry code 225351. A replay of the call will be available from February 18, 2025, following the call, through March 4, 2025, by dialing (800) 332-6854 or (973) 528-0005, replay conference ID 225351. Supplemental data to this press release can be found under the “Quarterly Earnings” navigation tab on the “Investors” page of our website at www.clipperrealty.com. The Company’s filings with the Securities and Exchange Commission (the “SEC”) are filed at www.sec.gov under Clipper Realty Inc.

About Clipper Realty Inc.

Clipper Realty Inc. (NYSE: CLPR) is a self-administered and self-managed real estate company that acquires, owns, manages, operates, and repositions multifamily residential and commercial properties in the New York metropolitan area, with a portfolio in Manhattan and Brooklyn. For more information on the Company, please visit www.clipperrealty.com.

Forward-Looking Statements

Various statements contained in this press release, including those that express a belief, expectation or intention, as well as those that are not statements of historical fact, are forward-looking statements. These forward-looking statements may include estimates concerning capital projects and the success of specific properties. Our forward-looking statements are generally accompanied by words such as "estimate," "project," "predict," "believe," "expect," "intend," "anticipate," "potential," "plan" or other words that convey the uncertainty of future events or outcomes. The forward-looking statements in this press release speak only as of the date of this press release.

We disclaim any obligation to update these statements unless required by law, and we caution you not to rely on them unduly. We have based these forward-looking statements on our current expectations and assumptions about future events. While our management considers these expectations and assumptions to be reasonable, they are inherently subject to significant business, economic, competitive, regulatory and other risks, contingencies and uncertainties), most of which are difficult to predict and many of which are beyond our control and which may cause our actual results, performance or achievements to differ materially from any future results, performance or achievements expressed or implied by these forward-looking statements. For a discussion of these and other important factors that could affect our actual results, please refer to our filings with the SEC, including the "Risk Factors" section of our Annual Report on Form 10-K for the year ended December 31, 2024, and other reports filed from time to time with the SEC.

Clipper Realty Inc.
Consolidated Balance Sheets
(In thousands, except for share and per share data)
		December 31, 2024				December 31, 2023
ASSETS
Investment in real estate
Land and improvements		$	571,988			$	571,988
Building and improvements			736,420				726,273
Tenant improvements			3,366				3,366
Furniture, fixtures and equipment			13,897				13,278
Real estate under development			146,249				87,285
Total investment in real estate			1,471,920				1,402,190
Accumulated depreciation			(243,392	)			(213,606	)
Investment in real estate, net			1,228,528				1,188,584
Cash and cash equivalents			19,896				22,163
Restricted cash			18,156				14,062
Tenant and other receivables, net of allowance for doubtful accounts of $258 and $234, respectively			6,365				5,181
Deferred rent			2,108				2,359
Deferred costs and intangible assets, net			5,676				6,127
Prepaid expenses and other assets			6,236				10,854
TOTAL ASSETS		$	1,286,965			$	1,249,330
LIABILITIES AND EQUITY (DEFICIT)
Liabilities:
Notes payable, net of unamortized loan costs of $9,019 and $13,405, respectively			1,266,340				1,205,624
Accounts payable and accrued liabilities			18,731				20,994
Security deposits			9,067				8,765
Other liabilities			7,057				6,712
TOTAL LIABILITIES			1,301,195				1,242,095
Equity:
Preferred stock, $0.01 par value; 100,000 shares authorized (including 140 shares of 12.5% Series A cumulative non-voting preferred stock), zero shares issued and outstanding			-				-
Common stock, $0.01 par value; 500,000,000 shares authorized, 16,146,546 shares issued and outstanding			160				160
Additional paid-in-capital			89,938				89,483
Accumulated deficit			(95,507	)			(86,899	)
Total stockholders' equity			(5,409	)			2,744
Non-controlling interests			(8,821	)			4,491
TOTAL EQUITY (DEFICIT)			(14,230	)			7,235
TOTAL LIABILITIES AND EQUITY (DEFICIT)		$	1,286,965			$	1,249,330

Clipper Realty Inc.
Consolidated Statements of Operations
(In thousands, except per share data)
		Three Months Ended December 31,								Year Ended December 31,
		2024				2023				2024				2023
		(unaudited)				(unaudited)
REVENUES
Residential rental income		$	28,173			$	25,235			$	109,873			$	99,716
Commercial rental income			9,874				9,632				38,902				38,489
TOTAL REVENUES			38,047				34,867				148,775				138,205
OPERATING EXPENSES
Property operating expenses			8,065				7,808				34,163				30,619
Real estate taxes and insurance			7,633				7,341				29,770				31,951
General and administrative			3,772				3,140				14,152				13,169
Transaction pursuit costs			-				-				-				357
Depreciation and amortization			7,603				7,563				29,892				28,939
TOTAL OPERATING EXPENSES			27,073				25,852				107,977				105,035
Litigation settlement and other			(269	)			-				(269	)			-
INCOME FROM OPERATIONS			10,705				9,015				40,529				33,170
Interest expense, net			(11,791	)			(11,871	)			(47,111	)			(44,867	)
Loss on extinguishment of debt			-				-				-				(3,868	)
Net loss			(1,086	)			(2,856	)			(6,582	)			(15,565	)
Net loss attributable to non-controlling interests			668				1,773				4,082				9,665
Net loss attributable to common stockholders		$	(418	)		$	(1,083	)		$	(2,500	)		$	(5,900	)
Basic and diluted net loss per share		$	(0.05	)		$	(0.09	)		$	(0.25	)		$	(0.45	)
Weighted average common shares / OP units
Common shares outstanding			16,089				16,063				16,120				16,063
OP units outstanding			26,317				26,317				26,317				26,317
Diluted shares outstanding			42,406				42,380				42,437				42,380

Clipper Realty Inc.
Consolidated Statements of Cash Flows
(In thousands)
		Year Ended December 31,
.		2024				2023
CASH FLOWS FROM OPERATING ACTIVITIES
Net loss		$	(6,582	)		$	(15,565	)
Adjustments to reconcile net loss to net cash provided by operating activities:
Depreciation			29,786				28,825
Amortization of deferred financing costs			2,122				1,705
Amortization of deferred costs and intangible assets			587				595
Amortization of above- and below-market leases			-				(18	)
Loss on extinguishment of debt			-				3,868
Deferred rent			251				214
Stock-based compensation			2,701				3,015
Bad debt expense			30				(87	)
Changes in operating assets and liabilities:
Tenant and other receivables			(1,215	)			(86	)
Prepaid expenses, other assets and deferred costs			4,483				2,701
Accounts payable and accrued liabilities			(948	)			(707	)
Security deposits			302				825
Other liabilities			345				900
Net cash provided by operating activities			31,862				26,185
CASH FLOWS FROM INVESTING ACTIVITIES
Additions to land, buildings and improvements			(68,781	)			(41,357	)
Net cash used in investing activities			(68,781	)			(41,357	)
CASH FLOWS FROM FINANCING ACTIVITIES
Payments of mortgage notes			(2,000	)			(84,728	)
Proceeds from mortgage notes			58,330				132,519
Dividends and distributions			(17,584	)			(17,394	)
Loan issuance and extinguishment costs			-				(9,666	)
Net cash provided by financing activities			38,746				20,731
Net increase in cash and cash equivalents and restricted cash			1,827				5,559
Cash and cash equivalents and restricted cash - beginning of period			36,225				30,666
Cash and cash equivalents and restricted cash - end of period		$	38,052			$	36,225
Cash and cash equivalents and restricted cash - beginning of period:
Cash and cash equivalents		$	22,163			$	18,152
Restricted cash			14,062				12,514
Total cash and cash equivalents and restricted cash - beginning of period		$	36,225			$	30,666
Cash and cash equivalents and restricted cash - end of period:
Cash and cash equivalents		$	19,896			$	22,163
Restricted cash			18,156				14,062
Total cash and cash equivalents and restricted cash - end of period		$	38,052			$	36,225
Supplemental cash flow information:
Cash paid for interest, net of capitalized interest of $9,417 and $5,508 in 2024 and 2023, respectively		$	43,995			$	45,323
Non-cash interest capitalized to real estate under development			2,264				339
Additions to investment in real estate included in accounts payable and accrued liabilities			8,169				9,484

Clipper Realty Inc.

Reconciliation of Non-GAAP Measures

(In thousands, except per share data)

(Unaudited)

Non-GAAP Financial Measures

We disclose and discuss funds from operations (“FFO”), adjusted funds from operations (“AFFO”), adjusted earnings before interest, income taxes, depreciation and amortization (“Adjusted EBITDA”) and net operating income (“NOI”), all of which meet the definition of “non-GAAP financial measures” set forth in Item 10(e) of Regulation S-K promulgated by the SEC.

While management and the investment community in general believe that presentation of these measures provides useful information to investors, neither FFO, AFFO, Adjusted EBITDA, nor NOI should be considered as an alternative to net income (loss) or income from operations as an indication of our performance. We believe that to understand our performance further, FFO, AFFO, Adjusted EBITDA, and NOI should be compared with our reported net income (loss) or income from operations and considered in addition to cash flows computed in accordance with GAAP, as presented in our consolidated financial statements.

Funds From Operations and Adjusted Funds From Operations

FFO is defined by the National Association of Real Estate Investment Trusts (“NAREIT”) as net income (computed in accordance with GAAP), excluding gains (or losses) from sales of property and impairment adjustments, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Our calculation of FFO is consistent with FFO as defined by NAREIT.

AFFO is defined by us as FFO excluding amortization of identifiable intangibles incurred in property acquisitions, straight-line rent adjustments to revenue from long-term leases, amortization costs incurred in originating debt, interest rate cap mark-to-market adjustments, amortization of non-cash equity compensation, acquisition and other costs, transaction pursuit costs, loss on modification/extinguishment of debt, gain on involuntary conversion, gain on termination of lease and non-recurring litigation-related expenses, less recurring capital spending.

Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. In fact, real estate values have historically risen or fallen with market conditions. FFO is intended to be a standard supplemental measure of operating performance that excludes historical cost depreciation and valuation adjustments from net income. We consider FFO useful in evaluating potential property acquisitions and measuring operating performance. We further consider AFFO useful in determining funds available for payment of distributions. Neither FFO nor AFFO represent net income or cash flows from operations computed in accordance with GAAP. You should not consider FFO and AFFO to be alternatives to net income (loss) as reliable measures of our operating performance; nor should you consider FFO and AFFO to be alternatives to cash flows from operating, investing or financing activities (computed in accordance with GAAP) as measures of liquidity.

Neither FFO nor AFFO measure whether cash flow is sufficient to fund all of our cash needs, including loan principal amortization, capital improvements and distributions to stockholders. FFO and AFFO do not represent cash flows from operating, investing or financing activities computed in accordance with GAAP. Further, FFO and AFFO as disclosed by other REITs might not be comparable to our calculations of FFO and AFFO.

The following table sets forth a reconciliation of FFO and AFFO for the periods presented to net loss, computed in accordance with GAAP (amounts in thousands):

		Three Months Ended December 31,								Year Ended December 31,
		2024				2023				2024				2023
FFO
Net loss		$	(1,086	)		$	(2,856	)		$	(6,582	)		$	(15,565	)
Real estate depreciation and amortization			7,603				7,563				29,892				28,939
FFO		$	6,517			$	4,707			$	23,310			$	13,374
AFFO
FFO		$	6,517			$	4,707			$	23,310			$	13,374
Amortization of real estate tax intangible			120				120				481				481
Amortization of above- and below-market leases			-				-				-				(18	)
Straight-line rent adjustments			84				148				251				214
Amortization of debt origination costs			532				607				2,122				1,705
Amortization of LTIP awards			714				801				2,701				3,015
Transaction pursuit costs			-				-				-				357
Loss on extinguishment of debt			-				-				-				3,868
Litigation settlement and other			269				-				269				-
Certain litigation-related expenses			-				-				-				(10	)
Recurring capital spending			(140	)			(61	)			(324	)			(436	)
AFFO		$	8,097			$	6,322			$	28,810			$	22,550
AFFO Per Share/Unit		$	0.19			$	0.15			$	0.68			$	0.53

Adjusted Earnings Before Interest, Income Taxes, Depreciation and Amortization

We believe that Adjusted EBITDA is a useful measure of our operating performance. We define Adjusted EBITDA as net income (loss) before allocation to non-controlling interests, plus real estate depreciation and amortization, amortization of identifiable intangibles, straight-line rent adjustments to revenue from long-term leases, amortization of non-cash equity compensation, interest expense (net), acquisition and other costs, transaction pursuit costs, loss on modification/extinguishment of debt and non-recurring litigation-related expenses, less gain on involuntary conversion and gain on termination of lease.

We believe that this measure provides an operating perspective not immediately apparent from GAAP income from operations or net income (loss). We consider Adjusted EBITDA to be a meaningful financial measure of our core operating performance.

However, Adjusted EBITDA should only be used as an alternative measure of our financial performance. Further, other REITs may use different methodologies for calculating Adjusted EBITDA, and accordingly, our Adjusted EBITDA may not be comparable to that of other REITs.

The following table sets forth a reconciliation of Adjusted EBITDA for the periods presented to net loss, computed in accordance with GAAP (amounts in thousands):

		Three Months Ended December 31,								Year Ended December 31,
		2024				2023				2024				2023
Adjusted EBITDA
Net loss		$	(1,086	)		$	(2,856	)		$	(6,582	)		$	(15,565	)
Real estate depreciation and amortization			7,604				7,563				29,892				28,939
Amortization of real estate tax intangible			121				120				481				481
Amortization of above- and below-market leases			-				-				-				(18	)
Straight-line rent adjustments			84				148				251				214
Amortization of LTIP awards			714				801				2,701				3,015
Interest expense, net			11,791				11,871				47,111				44,867
Transaction pursuit costs			-				-				-				357
Loss on extinguishment of debt			-				-				-				3,868
Litigation settlement and other			269				-				269				-
Certain litigation-related expenses			-				-				-				(10	)
Adjusted EBITDA		$	19,497			$	17,647			$	74,123			$	66,148

Net Operating Income

We believe that NOI is a useful measure of our operating performance. We define NOI as income from operations plus real estate depreciation and amortization, general and administrative expenses, acquisition and other costs, transaction pursuit costs, amortization of identifiable intangibles and straight-line rent adjustments to revenue from long-term leases, less gain on termination of lease. We believe that this measure is widely recognized and provides an operating perspective not immediately apparent from GAAP income from operations or net income (loss). We use NOI to evaluate our performance because NOI allows us to evaluate the operating performance of our company by measuring the core operations of property performance and capturing trends in rental housing and property operating expenses. NOI is also a widely used metric in valuation of properties.

However, NOI should only be used as an alternative measure of our financial performance. Further, other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to that of other REITs.

The following table sets forth a reconciliation of NOI for the periods presented to income from operations, computed in accordance with GAAP (amounts in thousands):

		Three Months Ended December 31,								Year Ended December 31,
		2024				2023				2024				2023
NOI
Income from operations		$	10,705			$	9,015			$	40,529			$	33,170
Real estate depreciation and amortization			7,603				7,563				29,892				28,939
General and administrative expenses			3,772				3,140				14,152				13,169
Amortization of real estate tax intangible			120				120				481				481
Amortization of above- and below-market leases			-				-				-				(18	)
Litigation settlement and other			269				-				269				-
Straight-line rent adjustments			84				148				251				214
NOI		$	22,553			$	19,986			$	85,574			$	76,312

 

View source version on businesswire.com: https://www.businesswire.com/news/home/20250214006369/en/

Lawrence Kreider

Chief Financial Officer

(718) 438-2804 x2231

larry@clipperrealty.com

Source: Clipper Realty Inc.

FAQ

What was CLPR's revenue growth in Q4 2024?

Clipper Realty reported a 9.1% revenue growth in Q4 2024, reaching $38.0 million compared to $34.9 million in Q4 2023.

How much was CLPR's dividend for Q4 2024?

CLPR declared a dividend of $0.095 per share for Q4 2024, payable on April 3, 2025, to shareholders of record on March 19, 2025.

What was CLPR's AFFO per share in Q4 2024?

CLPR reported AFFO of $0.19 per share in Q4 2024, compared to $0.15 per share in Q4 2023.

How much did CLPR's residential revenue increase in Q4 2024?

CLPR's residential revenue increased by 11.6% in Q4 2024, driven by higher rental rates and occupancy across all residential properties.

What is happening with CLPR's 250 Livingston Street property?

New York City has notified its intention to vacate the 250 Livingston Street property in late August 2025, and CLPR is actively seeking solutions and pursuing opportunities.