Centerspace Reports Third Quarter 2022 Financial Results and Updates Financial Outlook
Centerspace (NYSE: CSR) released its financial results for Q3 and YTD September 30, 2022. It reported a net loss of $0.14 per diluted share, a significant improvement from a loss of $0.79 per share a year prior. Funds from Operations (FFO) rose to $1.13 per share, up from $0.60, while Core FFO increased 17.3% to $1.15. Same-store revenues grew by 11.1%, with a 11.4% rise in Net Operating Income (NOI). The company revised its 2022 outlook, projecting a net loss of $0.50 to $0.41 per diluted share, influenced by rising costs and recent acquisitions.
- Core FFO per diluted share increased by 17.3% to $1.15 compared to Q3 2021.
- Same-store revenues rose by 11.1% year-over-year, indicating strong revenue growth.
- Acquisition of Lyra Apartments expected to enhance portfolio quality despite near-term dilution.
- Net loss per diluted share for Q3 2022 was $0.14, a decrease from profitability in Q3 2021.
- Increased expenses and non-reimbursable losses are leading to lowered total NOI projections.
- Revised FFO guidance indicates potential financial strain, with Core FFO expected between $4.42 and $4.50.
MINNEAPOLIS, Oct. 31, 2022 /PRNewswire/ -- Centerspace (NYSE: CSR) announced today its financial and operating results for the three and nine months ended September 30, 2022. The tables below show Net Income (Loss), Funds from Operations ("FFO")1, and Core FFO1, all on a per common share basis, for the three and nine months ended September 30, 2022; Same-Store Revenues, Expenses, and Net Operating Income ("NOI")1 over comparable periods; and Same-Store Weighted-Average Occupancy for each of the three months ended September 30, 2022, June 30, 2022, and September 30, 2021.
Three Months Ended September 30, | Nine Months Ended September 30, | |||||||
Per Common Share | 2022 | 2021 | 2022 | 2021 | ||||
Net income (loss) - diluted | $ (0.14) | $ (0.79) | $ (1.11) | $ 0.12 | ||||
FFO - diluted | $ 1.13 | $ 0.60 | $ 3.16 | $ 2.44 | ||||
Core FFO - diluted | $ 1.15 | $ 0.98 | $ 3.25 | $ 2.91 | ||||
Year-Over-Year Comparison | Sequential Comparison | YTD Comparison | ||||
Same-Store Results | Q3 2022 vs. Q3 2021 | Q3 2022 vs. Q2 2022 | 2022 vs. 2021 | |||
Revenues | 11.1 % | 2.8 % | 10.4 % | |||
Expenses | 10.6 % | 3.5 % | 10.7 % | |||
NOI | 11.4 % | 2.4 % | 10.3 % |
Three months ended | ||||||
Same-Store Results | September 30, 2022 | June 30, 2022 | September 30, 2021 | |||
Weighted Average Occupancy | 94.5 % | 94.8 % | 94.3 % | |||
(1) | NOI, FFO, Core FFO, and same-store results are non-GAAP financial measures. For more information on their usage and presentation, and a reconciliation to the most directly comparable GAAP measures, refer to "Non-GAAP Financial Measures and Reconciliations" below. |
Highlights
- Net Loss was
$0.14 per diluted share for the third quarter of 2022, compared to Net loss of$0.79 per diluted share for the same period of 2021; - Core FFO per diluted share increased
17.3% to$1.15 for the three months ended September 30, 2022, compared to$0.98 for the three months ended September 30, 2021; - Same-store revenues increased by
11.1% for the third quarter of 2022 compared to the third quarter of 2021, driving an11.4% increase in NOI compared to the same period of the prior year; and - Revised 2022 financial outlook, our guidance range for net loss per share is
$0.50 to$0.41 per diluted share. Our same-store NOI guidance for 2022 is9.75% to10.75% . Although we increased the mid-point of our revenue guidance for the same-store portfolio, persistent cost pressures were higher than we previously anticipated. We also experienced a higher than usual volume of noncontrollable unreimbursable losses across the portfolio, prompting us to increase our expense growth projections for both the same-store and non-same-store properties, thereby lowering our total NOI projections. As a result, our Core FFO guidance range is now$4.42 to$4.50 per diluted share. In addition to the impact of NOI, the acquisition of Lyra Apartments at the end of the third quarter of 2022 is expected to result in a reduction of$0.02 per share in the fourth quarter of 2022 relative to prior projections. Despite the near term dilution, we believe the acquisition of Lyra Apartments improves our overall portfolio and earnings quality, as well as continues our growth in Denver. For additional information, see S-17 of the Supplemental Financial and Operating Data for the quarter ended September 30, 2022 included at the end of this release.
Acquisitions
On September 30, 2022, we acquired Lyra Apartments, a 215 home apartment community located in Centennial, Colorado for
Subsequent Events
Through October 31, 2022, Centerspace repurchased 426,773 common shares for total consideration of
Balance Sheet
At the end of the third quarter, Centerspace had
Revised 2022 Financial Outlook
Centerspace revised its 2022 financial outlook. For additional information, see S-17 of the Supplemental Financial and Operating Data for the quarter ended September 30, 2022 included at the end of this release. These ranges should be considered in their entirety. The table below reflects the revised outlook.
Previous Outlook for 2022 | Updated Outlook for 2022 | |||
Low | High | Low | High | |
Net income (loss) per Share – diluted | $ (0.31) | $ (0.14) | $ (0.50) | $ (0.41) |
Same-Store Revenue | 9.00 % | 10.50 % | 9.75 % | 10.25 % |
Same-Store Expenses | 7.50 % | 8.50 % | 9.50 % | 10.00 % |
Same-Store NOI | 10.00 % | 12.00 % | 9.75 % | 10.75 % |
FFO per Share – diluted | $ 4.32 | $ 4.49 | $ 4.30 | $ 4.39 |
Core FFO per Share – diluted | $ 4.45 | $ 4.61 | $ 4.42 | $ 4.50 |
Upcoming Events
Centerspace is scheduled to participate in the upcoming National Association of Real Estate Investment Trusts ("Nareit") REITWorld 2022 Annual Conference which will be held in San Francisco, California November 15-16.
Centerspace is scheduled to participate in Jefferies 2022 Real Estate Conference which will be held in Miami, Florida December 14-15.
Earnings Call
Live webcast and replay: https://ir.centerspacehomes.com | ||||
Live Conference Call | Conference Call Replay | |||
Tuesday, November 1, 2022, at 10:00 AM ET | Replay available until November 15, 2022 | |||
USA Toll Free Number | 1-844-200-6205 | USA Toll Free Number | 1-866-813-9403 | |
International Toll Free Number | 1-929-526-1599 | International Toll Free Number | 44-204-525-0658 | |
Canada Toll Free Number | 1-833-950-0062 | Canada Toll Free Number | 1-226-828-7578 | |
Conference Number | 305489 | Conference Number | 825680 | |
Supplemental Information
Supplemental Operating and Financial Data for the quarter ended September 30, 2022 included herein ("Supplemental Information"), is available in the Investors section on Centerspace's website at www.centerspacehomes.com or by calling Investor Relations at 701-837-7104. Non-GAAP financial measures and other capitalized terms, as used in this earnings release, are defined and reconciled in the Supplemental Financial and Operating Data, which accompanies this earnings release.
About Centerspace
Centerspace is an owner and operator of apartment communities committed to providing great homes by focusing on integrity and serving others. Founded in 1970, as of September 30, 2022, Centerspace owned interests in 84 apartment communities consisting of 15,064 apartment homes located in Colorado, Minnesota, Montana, Nebraska, North Dakota, and South Dakota. Centerspace was named a Top Workplace for 2021 by the Minneapolis Star Tribune. For more information, please visit www.centerspacehomes.com.
Forward-Looking Statements
Certain statements in this press release and the accompanying Supplemental Operating and Financial Data are based on the company's current expectations and assumptions, and are "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. These forward-looking statements involve known and unknown risks, uncertainties, and other factors that may cause the actual results, performance, or achievements to be materially different from the results of operations, financial conditions, or plans expressed or implied by the forward-looking statements. Although the company believes the expectations reflected in its forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be achieved. Such risks, uncertainties, and other factors that might cause such differences include, but are not limited to those risks and uncertainties detailed from time to time in Centerspace's filings with the Securities and Exchange Commission, including the "Management's Discussion and Analysis of Financial Condition and Results of Operations" and "Risk Factors" contained in its Annual Report on Form 10-K for the year ended December 31, 2021, in its subsequent quarterly reports on Form 10-Q, and in other public reports. The company assumes no obligation to update or supplement forward-looking statements that become untrue due to subsequent events.
Contact Information
Investor Relations
Joe McComish
Phone: 701-837-7104
IR@centerspacehomes.com
Marketing & Media
Kelly Weber
Phone: 701-837-7104
kweber@centerspacehomes.com
Common Share Data (NYSE: CSR) | ||||||||||
3rd Quarter | 2nd Quarter | 1st Quarter | 4th Quarter | 3rd Quarter | ||||||
2022 | 2022 | 2022 | 2021 | 2021 | ||||||
High closing price | $ 89.71 | $ 103.17 | $ 108.27 | $ 111.26 | $ 105.42 | |||||
Low closing price | $ 65.85 | $ 76.65 | $ 89.01 | $ 96.58 | $ 78.42 | |||||
Average closing price | $ 79.40 | $ 87.61 | $ 97.15 | $ 103.29 | $ 94.10 | |||||
Closing price at end of quarter | $ 67.32 | $ 81.55 | $ 98.12 | $ 110.90 | $ 94.50 | |||||
Common share distributions – annualized | $ 2.92 | $ 2.92 | $ 2.92 | $ 2.88 | $ 2.88 | |||||
Closing dividend yield – annualized | 4.3 % | 3.6 % | 3.0 % | 2.6 % | 3.1 % | |||||
Closing common shares outstanding (thousands) | 15,376 | 15,373 | 15,365 | 15,016 | 14,281 | |||||
Closing limited partnership units outstanding (thousands) | 980 | 995 | 997 | 832 | 845 | |||||
Closing Series E preferred units outstanding, as converted (thousands) | 2,186 | 2,186 | 2,186 | 2,186 | 2,186 | |||||
Closing market value of outstanding common shares, plus imputed closing | $ 1,248,247 | $ 1,513,079 | $ 1,819,930 | $ 1,999,971 | $ 1,635,984 | |||||
CENTERSPACE CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (unaudited) (in thousands) | |||||||||||||||
Three Months Ended | Nine Months Ended | ||||||||||||||
9/30/2022 | 6/30/2022 | 3/31/2022 | 12/31/2021 | 9/30/2021 | 9/30/2022 | 9/30/2021 | |||||||||
REVENUE | $ 65,438 | $ 63,116 | $ 60,314 | $ 57,988 | $ 50,413 | $ 188,868 | $ 143,717 | ||||||||
EXPENSES | |||||||||||||||
Property operating expenses, excluding real estate taxes | 20,290 | 19,011 | 19,014 | 16,852 | 14,434 | 58,315 | 40,901 | ||||||||
Real estate taxes | 7,039 | 7,205 | 6,859 | 6,654 | 5,916 | 21,103 | 17,450 | ||||||||
Property management expense | 2,563 | 2,721 | 2,253 | 2,697 | 2,203 | 7,537 | 6,055 | ||||||||
Casualty (gain) loss | 276 | 382 | 598 | 280 | (10) | 1,256 | 64 | ||||||||
Depreciation and amortization | 23,720 | 24,768 | 31,001 | 30,418 | 22,447 | 79,489 | 61,747 | ||||||||
General and administrative expenses | 4,519 | 5,221 | 4,500 | 4,231 | 4,279 | 14,240 | 11,982 | ||||||||
TOTAL EXPENSES | $ 58,407 | $ 59,308 | $ 64,225 | $ 61,132 | $ 49,269 | $ 181,940 | $ 138,199 | ||||||||
Gain (loss) on sale of real estate and other investments | — | 27 | — | 678 | — | 27 | 26,840 | ||||||||
Operating income (loss) | 7,031 | 3,835 | (3,911) | (2,466) | 1,144 | 6,955 | 32,358 | ||||||||
Interest expense | (7,871) | (7,561) | (7,715) | (7,456) | (7,302) | (23,147) | (21,622) | ||||||||
Interest and other income (loss) | 70 | (17) | 1,063 | 1,117 | (5,082) | 1,116 | (4,032) | ||||||||
Net income (loss) | $ (770) | $ (3,743) | $ (10,563) | $ (8,805) | $ (11,240) | $ (15,076) | $ 6,704 | ||||||||
Dividends to Series D preferred unitholders | (160) | (160) | (160) | (160) | (160) | (480) | (480) | ||||||||
Net (income) loss attributable to noncontrolling interest – Operating Partnership and Series E preferred units | 439 | 950 | 2,157 | 1,793 | 1,930 | 3,546 | 1,013 | ||||||||
Net (income) loss attributable to noncontrolling interests – consolidated real estate entities | (32) | (38) | (23) | (36) | (22) | (93) | (58) | ||||||||
Net income (loss) attributable to controlling interests | (523) | (2,991) | (8,589) | (7,208) | (9,492) | (12,103) | 7,179 | ||||||||
Dividends to preferred shareholders | (1,607) | (1,607) | (1,607) | (1,607) | (1,607) | (4,821) | (4,821) | ||||||||
NET INCOME (LOSS) AVAILABLE TO COMMON SHAREHOLDERS | $ (2,130) | $ (4,598) | $ (10,196) | $ (8,815) | $ (11,099) | $ (16,924) | $ 2,358 | ||||||||
Per Share Data - Basic | |||||||||||||||
Net income (loss) per common share – basic | $ (0.14) | $ (0.30) | $ (0.68) | $ (0.61) | $ (0.79) | $ (1.11) | $ 0.17 | ||||||||
Per Share Data - Diluted | |||||||||||||||
Net income (loss) per common share – diluted | $ (0.14) | $ (0.30) | $ (0.68) | $ (0.61) | $ (0.79) | $ (1.11) | $ 0.12 | ||||||||
CENTERSPACE CONDENSED CONSOLIDATED BALANCE SHEETS (unaudited) (in thousands) | ||||||||||
9/30/2022 | 6/30/2022 | 3/31/2022 | 12/31/2021 | 9/30/2021 | ||||||
ASSETS | ||||||||||
Real estate investments | ||||||||||
Property owned | $ 2,513,470 | $ 2,401,427 | $ 2,390,952 | $ 2,271,170 | $ 2,203,606 | |||||
Less accumulated depreciation | (511,000) | (487,834) | (465,752) | (443,592) | (426,926) | |||||
2,002,470 | 1,913,593 | 1,925,200 | 1,827,578 | 1,776,680 | ||||||
Mortgage loans receivable | — | — | — | 43,276 | 42,160 | |||||
Total real estate investments | 2,002,470 | 1,913,593 | 1,925,200 | 1,870,854 | 1,818,840 | |||||
Cash and cash equivalents | 14,957 | 13,156 | 13,313 | 31,267 | 20,816 | |||||
Restricted cash | 1,417 | 1,914 | 2,409 | 7,358 | 2,376 | |||||
Other assets | 19,742 | 18,950 | 24,651 | 30,582 | 34,919 | |||||
TOTAL ASSETS | $ 2,038,586 | $ 1,947,613 | $ 1,965,573 | $ 1,940,061 | $ 1,876,951 | |||||
LIABILITIES, MEZZANINE EQUITY, AND EQUITY | ||||||||||
LIABILITIES | ||||||||||
Accounts payable and accrued expenses | $ 58,322 | $ 48,077 | $ 50,360 | $ 62,403 | $ 58,092 | |||||
Revolving lines of credit | 171,500 | 73,000 | 46,000 | 76,000 | 57,000 | |||||
Notes payable, net of loan costs | 299,388 | 299,374 | 299,359 | 299,344 | 299,454 | |||||
Mortgages payable, net of loan costs | 496,530 | 497,917 | 521,536 | 480,703 | 489,140 | |||||
TOTAL LIABILITIES | $ 1,025,740 | $ 918,368 | $ 917,255 | $ 918,450 | $ 903,686 | |||||
SERIES D PREFERRED UNITS | $ 16,560 | $ 18,627 | $ 22,412 | $ 25,331 | $ 21,585 | |||||
EQUITY | ||||||||||
Series C Preferred Shares of Beneficial Interest | 93,530 | 93,530 | 93,530 | 93,530 | 93,530 | |||||
Common Shares of Beneficial Interest | 1,209,732 | 1,207,849 | 1,203,685 | 1,157,255 | 1,092,130 | |||||
Accumulated distributions in excess of net income | (524,905) | (511,552) | (495,732) | (474,318) | (454,691) | |||||
Accumulated other comprehensive income (loss) | (2,158) | (2,362) | (2,550) | (4,435) | (5,784) | |||||
Total shareholders' equity | $ 776,199 | $ 787,465 | $ 798,933 | $ 772,032 | $ 725,185 | |||||
Noncontrolling interests – Operating Partnership and Series E preferred units | 219,466 | 222,528 | 226,302 | 223,600 | 225,850 | |||||
Noncontrolling interests – consolidated real estate entities | 621 | 625 | 671 | 648 | 645 | |||||
TOTAL EQUITY | $ 996,286 | $ 1,010,618 | $ 1,025,906 | $ 996,280 | $ 951,680 | |||||
TOTAL LIABILITIES, MEZZANINE EQUITY, AND EQUITY | $ 2,038,586 | $ 1,947,613 | $ 1,965,573 | $ 1,940,061 | $ 1,876,951 | |||||
CENTERSPACE
NON-GAAP FINANCIAL MEASURES AND RECONCILIATIONS (unaudited)
This release contains certain non-GAAP financial measures. The non-GAAP financial measures should not be considered a substitute for operating results determined in accordance with accounting principles generally accepted in the United States of America ("GAAP"). The definitions and calculations of these non-GAAP financial measures, as calculated by us, may not be comparable to non-GAAP financial measures reported by other REITs that do not define each of the non-GAAP financial measures exactly as Centerspace does.
The company provides certain information on a same-store and non-same-store basis. Same-store apartment communities are owned or in service for substantially all of the periods being compared, and, in the case of newly-constructed properties, have achieved a target level of physical occupancy of
Reconciliation of Operating Income (Loss) to Net Operating Income
Net operating income, or NOI, is a non-GAAP financial measure which the company defines as total real estate revenues less property operating expenses, including real estate taxes. Centerspace believes that NOI is an important supplemental measure of operating performance for real estate because it provides a measure of operations that is unaffected by depreciation, amortization, financing, property management overhead, casualty losses, and general and administrative expenses. NOI does not represent cash generated by operating activities in accordance with GAAP and should not be considered an alternative to net income (loss), net income (loss) available for common shareholders, or cash flow from operating activities as a measure of financial performance.
(in thousands, except percentages) | ||||||||||||||
Three Months Ended | Sequential | Year-Over-Year | ||||||||||||
9/30/2022 | 6/30/2022 | 9/30/2021 | $ Change | % Change | $ Change | % Change | ||||||||
Operating income (loss) | $ 7,031 | $ 3,835 | $ 1,144 | $ 3,196 | 83.3 % | $ 5,887 | 514.6 % | |||||||
Adjustments: | ||||||||||||||
Property management expenses | 2,563 | 2,721 | 2,203 | (158) | (5.8) % | 360 | 16.3 % | |||||||
Casualty (gain) loss | 276 | 382 | (10) | (106) | (27.7) % | 286 | * | |||||||
Depreciation and amortization | 23,720 | 24,768 | 22,447 | (1,048) | (4.2) % | 1,273 | 5.7 % | |||||||
General and administrative expenses | 4,519 | 5,221 | 4,279 | (702) | (13.4) % | 240 | 5.6 % | |||||||
(Gain) loss on sale of real estate and other investments | — | (27) | — | 27 | (100.0) % | — | — | |||||||
Net operating income | $ 38,109 | $ 36,900 | $ 30,063 | $ 1,209 | 3.3 % | $ 8,046 | 26.8 % | |||||||
Revenue | ||||||||||||||
Same-store | $ 50,253 | $ 48,867 | $ 45,252 | $ 1,386 | 2.8 % | $ 5,001 | 11.1 % | |||||||
Non-same-store | 14,151 | 13,334 | 3,836 | 817 | 6.1 % | 10,315 | 268.9 % | |||||||
Other properties | 1,034 | 915 | 848 | 119 | 13.0 % | 186 | 21.9 % | |||||||
Dispositions | — | — | 477 | — | — | (477) | (100.0) % | |||||||
Total | 65,438 | 63,116 | 50,413 | 2,322 | 3.7 % | 15,025 | 29.8 % | |||||||
Property operating expenses, including real estate taxes | ||||||||||||||
Same-store | 20,389 | 19,700 | 18,434 | 689 | 3.5 % | 1,955 | 10.6 % | |||||||
Non-same-store | 6,620 | 6,286 | 1,632 | 334 | 5.3 % | 4,988 | 305.6 % | |||||||
Other properties | 317 | 230 | 287 | 87 | 37.8 % | 30 | 10.5 % | |||||||
Dispositions | 3 | — | (3) | 3 | N/A | 6 | * | |||||||
Total | 27,329 | 26,216 | 20,350 | 1,113 | 4.2 % | 6,979 | 34.3 % | |||||||
Net operating income | ||||||||||||||
Same-store | 29,864 | 29,167 | 26,818 | 697 | 2.4 % | 3,046 | 11.4 % | |||||||
Non-same-store | 7,531 | 7,048 | 2,204 | 483 | 6.9 % | 5,327 | 241.7 % | |||||||
Other properties | 717 | 685 | 561 | 32 | 4.7 % | 156 | 27.8 % | |||||||
Dispositions | (3) | — | 480 | (3) | — | (483) | (100.6) % | |||||||
Total | $ 38,109 | $ 36,900 | $ 30,063 | $ 1,209 | 3.3 % | $ 8,046 | 26.8 % | |||||||
* Not a meaningful percentage |
(in thousands, except percentages) | |||||||
Nine Months Ended September 30, | |||||||
2022 | 2021 | $ Change | % Change | ||||
Operating income (loss) | $ 6,955 | $ 32,358 | $ (25,403) | (78.5) % | |||
Adjustments: | |||||||
Property management expenses | 7,537 | 6,055 | 1,482 | 24.5 % | |||
Casualty (gain) loss | 1,256 | 64 | 1,192 | * | |||
Depreciation and amortization | 79,489 | 61,747 | 17,742 | 28.7 % | |||
General and administrative expenses | 14,240 | 11,982 | 2,258 | 18.8 % | |||
(Gain) loss on sale of real estate and other investments | (27) | (26,840) | 26,813 | (99.9) % | |||
Net operating income | $ 109,450 | $ 85,366 | $ 24,084 | 28.2 % | |||
Revenue | |||||||
Same-store | $ 146,010 | $ 132,208 | $ 13,802 | 10.4 % | |||
Non-same-store | 39,992 | 6,079 | 33,913 | 557.9 % | |||
Other properties | 2,866 | 2,180 | 686 | 31.5 % | |||
Dispositions | — | 3,250 | (3,250) | (100.0) % | |||
Total | 188,868 | 143,717 | 45,151 | 31.4 % | |||
Property operating expenses, including real estate taxes | |||||||
Same-store | 59,305 | 53,574 | 5,731 | 10.7 % | |||
Non-same-store | 19,234 | 2,333 | 16,901 | 724.4 % | |||
Other properties | 876 | 808 | 68 | 8.4 % | |||
Dispositions | 3 | 1,636 | (1,633) | (99.8) % | |||
Total | 79,418 | 58,351 | 21,067 | 36.1 % | |||
Net operating income | |||||||
Same-store | 86,705 | 78,634 | 8,071 | 10.3 % | |||
Non-same-store | 20,758 | 3,746 | 17,012 | 454.1 % | |||
Other properties | 1,990 | 1,372 | 618 | 45.0 % | |||
Dispositions | (3) | 1,614 | (1,617) | (100.2) % | |||
Total | $ 109,450 | $ 85,366 | $ 24,084 | 28.2 % | |||
* Not a meaningful percentage |
Reconciliation of Same-Store Controllable Expenses to Total Property Operating Expenses, Including Real Estate Taxes
Same-store controllable expenses exclude real estate taxes and insurance, in order to provide a measure of expenses that are within management's control, and is used for the purposes of budgeting, business planning, and performance evaluation. This is a non-GAAP financial measure and should not be considered an alternative to total expenses or total property operating expenses.
(in thousands, except percentages) | ||||||||||||||||
Three Months Ended September 30, | Nine Months Ended September 30, | |||||||||||||||
2022 | 2021 | $ Change | % Change | 2022 | 2021 | $ Change | % Change | |||||||||
Controllable expenses | ||||||||||||||||
On-site compensation(1) | $ 4,985 | $ 4,820 | $ 165 | 3.4 % | $ 14,963 | $ 14,021 | $ 942 | 6.7 % | ||||||||
Repairs and maintenance | 3,887 | 2,692 | 1,195 | 44.4 % | 9,514 | 7,421 | 2,093 | 28.2 % | ||||||||
Utilities | 3,408 | 3,135 | 273 | 8.7 % | 10,443 | 8,813 | 1,630 | 18.5 % | ||||||||
Administrative and marketing | 1,174 | 1,052 | 122 | 11.6 % | 3,280 | 2,908 | 372 | 12.8 % | ||||||||
Total | $ 13,454 | $ 11,699 | $ 1,755 | 15.0 % | $ 38,200 | $ 33,163 | $ 5,037 | 15.2 % | ||||||||
Non-controllable expenses | ||||||||||||||||
Real estate taxes | $ 5,310 | $ 5,301 | $ 9 | 0.2 % | $ 16,073 | $ 16,042 | $ 31 | 0.2 % | ||||||||
Insurance | 1,625 | 1,434 | 191 | 13.3 % | 5,032 | 4,369 | 663 | 15.2 % | ||||||||
Total | $ 6,935 | $ 6,735 | $ 200 | 3.0 % | $ 21,105 | $ 20,411 | $ 694 | 3.4 % | ||||||||
Property operating expenses, including real estate taxes - non-same-store | $ 6,620 | $ 1,632 | $ 4,988 | 305.6 % | $ 19,234 | $ 2,333 | $ 16,901 | 724.4 % | ||||||||
Property operating expenses, including real estate taxes - other properties | 317 | 287 | 30 | 10.5 % | 876 | 808 | 68 | 8.4 % | ||||||||
Property operating expenses, including real estate taxes - dispositions | 3 | (3) | 6 | (200.0) % | 3 | 1,636 | (1,633) | (99.8) % | ||||||||
Total property operating expenses, including real estate taxes | $ 27,329 | $ 20,350 | $ 6,979 | 34.3 % | $ 79,418 | $ 58,351 | $ 21,067 | 36.1 % | ||||||||
(1) | On-site compensation for administration, leasing, and maintenance personnel. |
Reconciliation of Net Income (Loss) Available to Common Shareholders to Funds From Operations and Core Funds From Operations
Centerspace believes that FFO, which is a non-GAAP financial measure used as a standard supplemental measure for equity real estate investment trusts, is helpful to investors in understanding its operating performance, primarily because its calculation does not assume that the value of real estate assets diminishes predictably over time, as implied by the historical cost convention of GAAP and the recording of depreciation.
Centerspace uses the definition of FFO adopted by the National Association of Real Estate Investment Trusts, Inc. ("Nareit"). Nareit defines FFO as net income or loss calculated in accordance with GAAP, excluding:
- depreciation and amortization related to real estate;
- gains and losses from the sale of certain real estate assets; and
- impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.
The exclusion in Nareit's definition of FFO of gains and losses from the sale of real estate assets and impairment write-downs helps to identify the operating results of the long-term assets that form the base of the company's investments, and assists management and investors in comparing those operating results between periods.
Due to the limitations of the Nareit FFO definition, Centerspace has made certain interpretations in applying this definition. The company believes that all such interpretations not specifically identified in the Nareit definition are consistent with this definition. Nareit's FFO White Paper 2018 Restatement clarified that impairment write-downs of land related to a REIT's main business are excluded from FFO and a REIT has the option to exclude impairment write-downs of assets that are incidental to its main business.
While FFO is widely used by Centerspace as a primary performance metric, not all real estate companies use the same definition of FFO or calculate FFO in the same way. Accordingly, FFO presented here is not necessarily comparable to FFO presented by other real estate companies. FFO should not be considered as an alternative to net income or any other GAAP measurement of performance, but rather should be considered as an additional, supplemental measure. FFO also does not represent cash generated from operating activities in accordance with GAAP, nor is it indicative of funds available to fund all cash flow needs, including the ability to service indebtedness or make distributions to shareholders.
Core Funds from Operations ("Core FFO") is FFO as adjusted for non-routine items or items not considered core to business operations. By further adjusting for items that are not considered part of core business operations, the company believes that Core FFO provides investors with additional information to compare core operating and financial performance between periods. Core FFO should not be considered as an alternative to net income, or any other GAAP measurement of performance, but rather should be considered an additional supplemental measure. Core FFO also does not represent cash generated from operating activities in accordance with GAAP, nor is it indicative of funds available to fund the company's cash needs, including its ability to service indebtedness or make distributions to shareholders. Core FFO is a non-GAAP and non-standardized financial measure that may be calculated differently by other REITs and should not be considered a substitute for operating results determined in accordance with GAAP.
(in thousands, except per share amounts) | |||||||||||||||
Three Months Ended | Nine Months Ended | ||||||||||||||
9/30/2022 | 6/30/2022 | 3/31/2022 | 12/31/2021 | 9/30/2021 | 9/30/2022 | 9/30/2021 | |||||||||
Funds From Operations | |||||||||||||||
Net income (loss) available to common shareholders | $ (2,130) | $ (4,598) | $ (10,196) | $ (8,815) | $ (11,099) | $ (16,924) | $ 2,358 | ||||||||
Adjustments: | |||||||||||||||
Noncontrolling interests – Operating Partnership and Series E preferred units | (439) | (950) | (2,157) | (1,793) | (1,930) | (3,546) | (1,013) | ||||||||
Depreciation and amortization | 23,720 | 24,768 | 31,001 | 30,418 | 22,447 | 79,489 | 61,747 | ||||||||
Less depreciation – non real estate | (94) | (101) | (101) | (101) | (80) | (296) | (265) | ||||||||
Less depreciation – partially owned entities | (18) | (7) | (21) | (21) | (24) | (46) | (72) | ||||||||
(Gain) loss on sale of real estate and other investments | — | (27) | — | (678) | — | (27) | (26,840) | ||||||||
FFO applicable to common shares and Units | $ 21,039 | $ 19,085 | $ 18,526 | $ 19,010 | $ 9,314 | $ 58,650 | $ 35,915 | ||||||||
Adjustments to Core FFO: | |||||||||||||||
Non-cash casualty (gain) loss | 46 | 163 | 25 | — | — | 234 | — | ||||||||
Loss on extinguishment of debt | — | 5 | — | 2 | 530 | 5 | 533 | ||||||||
Technology implementation costs(1) | 234 | 447 | 103 | 535 | 625 | 784 | 1,485 | ||||||||
Commercial lease termination proceeds | — | — | — | — | (450) | — | (450) | ||||||||
Acquisition related costs | — | — | — | 90 | 140 | — | 140 | ||||||||
Interest rate swap termination, amortization, and mark-to-market | 204 | 205 | (613) | (411) | 5,353 | (204) | 5,353 | ||||||||
Amortization of assumed debt | (116) | (116) | (115) | (26) | (27) | (347) | (27) | ||||||||
Pursuit costs | 38 | 1,127 | — | — | — | 1,165 | — | ||||||||
Other miscellaneous items | 17 | 100 | (4) | (61) | (3) | 113 | (3) | ||||||||
Core FFO applicable to common shares and Units | $ 21,462 | $ 21,016 | $ 17,922 | $ 19,139 | $ 15,482 | $ 60,400 | $ 42,946 | ||||||||
Funds from operations applicable to common shares and Units | $ 21,039 | $ 19,085 | $ 18,526 | $ 19,010 | $ 9,314 | $ 58,650 | $ 35,915 | ||||||||
Dividends to preferred unitholders | 160 | 160 | 160 | 160 | 160 | 480 | 480 | ||||||||
Funds from operations applicable to common shares and Units - diluted | $ 21,199 | $ 19,245 | $ 18,686 | $ 19,170 | $ 9,474 | $ 59,130 | $ 36,395 | ||||||||
Core funds from operations applicable to common shares and Units | $ 21,462 | $ 21,016 | $ 17,922 | $ 19,139 | $ 15,482 | $ 60,400 | $ 42,946 | ||||||||
Dividends to preferred unitholders | 160 | 160 | 160 | 160 | 160 | 480 | 480 | ||||||||
Core funds from operations applicable to common shares and Units - diluted | $ 21,622 | $ 21,176 | $ 18,082 | $ 19,299 | $ 15,642 | $ 60,880 | $ 43,426 | ||||||||
Per Share Data | |||||||||||||||
Net income (loss) per share and Unit - diluted | $ (0.14) | $ (0.30) | $ (0.68) | $ (0.61) | $ (0.81) | $ (1.11) | $ 0.12 | ||||||||
FFO per share and Unit - diluted | $ 1.13 | $ 1.02 | $ 1.01 | $ 1.07 | $ 0.60 | $ 3.16 | $ 2.44 | ||||||||
Core FFO per share and Unit - diluted | $ 1.15 | $ 1.12 | $ 0.98 | $ 1.08 | $ 0.98 | $ 3.25 | $ 2.91 | ||||||||
Weighted average shares - basic | 15,373 | 15,369 | 15,097 | 14,541 | 14,065 | 15,280 | 13,501 | ||||||||
Effect of redeemable operating partnership units | 984 | 995 | 965 | 838 | 865 | 980 | 917 | ||||||||
Effect of Series D preferred units | 228 | 228 | 228 | 228 | 228 | 228 | 228 | ||||||||
Effect of Series E preferred units | 2,186 | 2,186 | 2,186 | 2,186 | 705 | 2,186 | 239 | ||||||||
Effect of dilutive restricted stock units and stock options | 30 | 48 | 66 | 75 | 59 | 48 | 32 | ||||||||
Weighted average shares and Units - diluted | 18,801 | 18,826 | 18,542 | 17,868 | 15,922 | 18,722 | 14,917 | ||||||||
(1) | Costs are related to a two-year implementation. |
Reconciliation of Net Income (Loss) Available to Controlling Interests to Adjusted EBITDA
Adjusted EBITDA is earnings before interest, taxes, depreciation, amortization, gain/loss on sale of real estate and other investments, impairment of real estate investments, gain/loss on extinguishment of debt, gain/loss from involuntary conversion; and other non-routine items or items not considered core to business operations. The company considers Adjusted EBITDA to be an appropriate supplemental performance measure because it permits investors to view income from operations without the effect of depreciation, the cost of debt, or non-operating gains and losses. Adjusted EBITDA is a non-GAAP financial measure and should not be considered a substitute for operating results determined in accordance with GAAP.
(in thousands) | |||||||||||||||
Three Months Ended | Nine Months Ended | ||||||||||||||
9/30/2022 | 6/30/2022 | 3/31/2022 | 12/31/2021 | 9/30/2021 | 9/30/2022 | 9/30/2021 | |||||||||
Adjusted EBITDA | |||||||||||||||
Net income (loss) available to controlling interests | $ (523) | $ (2,991) | $ (8,589) | $ (7,208) | $ (9,492) | $ (12,103) | $ 7,179 | ||||||||
Adjustments: | |||||||||||||||
Dividends to Series D preferred unitholders | 160 | 160 | 160 | 160 | 160 | 480 | 480 | ||||||||
Noncontrolling interests – Operating Partnership and Series E preferred units | (439) | (950) | (2,157) | (1,793) | (1,930) | (3,546) | (1,013) | ||||||||
Income (loss) before noncontrolling interests – Operating Partnership and Series E preferred units | $ (802) | $ (3,781) | $ (10,586) | $ (8,841) | $ (11,262) | $ (15,169) | $ 6,646 | ||||||||
Adjustments: | |||||||||||||||
Interest expense | 7,856 | 7,547 | 7,700 | 7,440 | 7,287 | 23,103 | 21,578 | ||||||||
Loss on extinguishment of debt | — | 5 | — | 2 | 530 | 5 | 533 | ||||||||
Depreciation and amortization related to real estate investments | 23,699 | 24,759 | 30,980 | 30,397 | 22,423 | 79,438 | 61,676 | ||||||||
Non-cash casualty (gain) loss | 46 | 163 | 25 | — | — | 234 | — | ||||||||
Interest income | (82) | (74) | (464) | (644) | (769) | (620) | (1,759) | ||||||||
(Gain) loss on sale of real estate and other investments | — | (27) | — | (678) | — | (27) | (26,840) | ||||||||
Technology implementation costs | 234 | 447 | 103 | 534 | 625 | 784 | 1,486 | ||||||||
Commercial lease termination proceeds | — | — | — | — | (450) | — | (450) | ||||||||
Acquisition related costs | — | — | — | 90 | 140 | — | 140 | ||||||||
Interest rate swap termination and mark-to-market | — | 18 | (582) | (359) | 5,361 | (564) | 5,361 | ||||||||
Pursuit costs | 38 | 1,127 | — | — | — | 1,165 | — | ||||||||
Other miscellaneous items | 17 | 100 | (4) | (61) | (3) | 113 | (3) | ||||||||
Adjusted EBITDA | $ 31,006 | $ 30,284 | $ 27,172 | $ 27,880 | $ 23,882 | $ 88,462 | $ 68,368 | ||||||||
CENTERSPACE DEBT ANALYSIS (in thousands) Debt Maturity Schedule Annual Expirations | ||||||||||||
Future Maturities of Debt | ||||||||||||
Secured Fixed Debt | Unsecured Fixed Debt | Unsecured | Total Debt | % of Total Debt | Weighted Average Interest | |||||||
2022 (remainder) | $ — | $ — | $ — | $ — | — | — | ||||||
2023 | 41,722 | — | — | 41,722 | 4.3 % | 4.02 % | ||||||
2024 | — | — | — | — | — | — | ||||||
2025 | 31,490 | — | 171,500 | 202,990 | 20.9 % | 4.06 % | ||||||
2026 | 52,395 | — | — | 52,395 | 5.4 % | 3.73 % | ||||||
Thereafter | 374,199 | 300,000 | — | 674,199 | 69.4 % | 3.21 % | ||||||
Total debt | $ 499,806 | $ 300,000 | $ 171,500 | $ 971,306 | 100.0 % | 3.45 % | ||||||
(1) | Weighted average interest rate of debt that matures during the year. |
9/30/2022 | 6/30/2022 | 3/31/2022 | 12/31/2021 | 9/30/2021 | ||||||
Debt Balances Outstanding | ||||||||||
Secured fixed rate - other mortgages | $ 300,956 | $ 302,360 | $ 326,113 | $ 284,934 | $ 293,547 | |||||
Secured fixed rate - Fannie Mae credit facility | 198,850 | 198,850 | 198,850 | 198,850 | 198,850 | |||||
Unsecured fixed rate line of credit(1) | — | — | — | 75,000 | 57,000 | |||||
Unsecured variable rate line of credit | 171,500 | 73,000 | 46,000 | 1,000 | — | |||||
Unsecured senior notes | 300,000 | 300,000 | 300,000 | 300,000 | 300,000 | |||||
Debt total | $ 971,306 | $ 874,210 | $ 870,963 | $ 859,784 | $ 849,397 | |||||
Other mortgages rate | 3.85 % | 3.85 % | 3.85 % | 3.81 % | 3.83 % | |||||
Fannie Mae Credit Facility rate | 2.78 % | 2.78 % | 2.78 % | 2.78 % | 2.78 % | |||||
Lines of credit rate (rate with swap)(1) | 4.13 % | 3.04 % | 2.56 % | 4.22 % | 2.79 % | |||||
Senior notes rate | 3.12 % | 3.12 % | 3.12 % | 3.12 % | 3.12 % | |||||
Total debt | 3.45 % | 3.27 % | 3.29 % | 3.26 % | 3.23 % |
(1) | The current rate on our line of credit is LIBOR plus 150 basis points. The LIBOR exposure on the line of credit was hedged using an interest rate swap with a notional of |
CENTERSPACE CAPITAL ANALYSIS (in thousands, except per share and unit amounts) | ||||||||||
Three Months Ended | ||||||||||
9/30/2022 | 6/30/2022 | 3/31/2022 | 12/31/2021 | 9/30/2021 | ||||||
Equity Capitalization | ||||||||||
Common shares outstanding | 15,376 | 15,373 | 15,365 | 15,016 | 14,281 | |||||
Operating partnership units outstanding | 980 | 995 | 997 | 832 | 845 | |||||
Series E preferred units (as converted) | 2,186 | 2,186 | 2,186 | 2,186 | 2,186 | |||||
Total common shares and units outstanding | 18,542 | 18,554 | 18,548 | 18,034 | 17,312 | |||||
Market price per common share (closing price at end of period) | $ 67.32 | $ 81.55 | $ 98.12 | $ 110.90 | $ 94.50 | |||||
Equity capitalization-common shares and units | $ 1,635,984 | |||||||||
Recorded book value of preferred shares | $ 93,530 | $ 93,530 | $ 93,530 | $ 93,530 | $ 93,530 | |||||
Total equity capitalization | $ 1,729,514 | |||||||||
Series D Preferred Units | $ 16,560 | $ 18,627 | $ 22,412 | $ 25,331 | $ 21,585 | |||||
Debt Capitalization | ||||||||||
Total debt | $ 971,306 | $ 874,210 | $ 870,963 | $ 859,784 | $ 849,397 | |||||
Total capitalization | $ 2,600,496 | |||||||||
Total debt to total capitalization(1) | 41.7 % | 35.0 % | 31.0 % | 28.9 % | 32.7 % | |||||
(1) | Total debt to total market capitalization is total debt from the balance sheet divided by the sum of total debt from the balance sheet, market value of common shares, operating partnership units, and the as converted Series E preferred units, and book value of Series C preferred shares and Series D preferred units outstanding at the end of the period. |
Three Months Ended | Nine Months Ended | ||||||||||||||
9/30/2022 | 6/30/2022 | 3/31/2022 | 12/31/2021 | 9/30/2021 | 9/30/2022 | 9/30/2021 | |||||||||
Debt service coverage ratio(1) | 3.35 x | 3.39 x | 2.93 x | 3.17 x | 2.75 x | 3.22 x | 2.63 x | ||||||||
Adjusted EBITDA/Interest expense plus preferred distributions and principal amortization | 2.81 x | 2.83 x | 2.50 x | 2.68 x | 2.32 x | 2.70 x | 2.22 x | ||||||||
Net debt/Adjusted EBITDA(2) | 7.71 x | 7.11 x | 7.89 x | 7.43 x | 8.67 x | 8.11 x | 9.09 x | ||||||||
Net debt and preferred equity/Adjusted EBITDA(2) | 8.60 x | 8.03 x | 8.96 x | 8.50 x | 9.88 x | 9.04 x | 10.35 x | ||||||||
Distribution Data | |||||||||||||||
Common shares and Units outstanding at record date | 16,354 | 16,367 | 16,363 | 15,848 | 15,126 | 16,354 | 15,126 | ||||||||
Total common distribution declared | $ 10,890 | ||||||||||||||
Common distribution per share and Unit | $ 0.73 | $ 0.73 | $ 0.73 | $ 0.72 | $ 0.72 | $ 2.19 | $ 2.12 | ||||||||
Payout ratio (Core FFO per diluted share and unit basis)(3) | 63.5 % | 65.2 % | 74.5 % | 66.7 % | 73.5 % | 67.4 % | 72.9 % | ||||||||
(1) | Debt service coverage ratio is computed by dividing Adjusted EBITDA by interest expense and principal amortization. This term is a non-GAAP financial measure and should not be considered a substitute for operating results determined in accordance with GAAP. Refer to the Adjusted EBITDA definition included within the Non-GAAP Financial Measures and Reconciliations section. |
(2) | Net debt is the total outstanding debt balance less cash and cash equivalents and net tax deferred exchange proceeds (included within restricted cash). Adjusted EBITDA is annualized for periods less than one year. Net debt and adjusted EBITDA are non-GAAP financial measures and should not be considered a substitute for operating results determined in accordance with GAAP. Refer to the Adjusted EBITDA definition included within the Non-GAAP Financial Measures and Reconciliations section. |
(3) | Payout ratio (Core FFO per diluted share and unit basis) is the ratio of the current quarterly or annual distribution rate per common share and unit divided by quarterly or annual Core FFO per diluted share and unit. This term is a non-GAAP financial measure and should not be considered a substitute for operating results determined in accordance with GAAP. Refer to the Core FFO definition included within the Non-GAAP Financial Measures and Reconciliations section. |
CENTERSPACE SAME-STORE THIRD QUARTER COMPARISONS (in thousands, except property data amounts and percentages) | ||||||||||||||||||||
Apartment | Revenues | Expenses | NOI | |||||||||||||||||
Regions | Q3 2022 | Q3 2021 | % Change | Q3 2022 | Q3 2021 | % Change | Q3 2022 | Q3 2021 | % Change | |||||||||||
Denver, CO | 1,457 | $ 8,922 | $ 8,012 | 11.4 % | $ 3,121 | $ 2,764 | 12.9 % | $ 5,801 | $ 5,248 | 10.5 % | ||||||||||
Minneapolis, MN | 2,538 | 13,057 | 12,132 | 7.6 % | 5,768 | 4,991 | 15.6 % | 7,289 | 7,141 | 2.1 % | ||||||||||
North Dakota | 2,422 | 8,784 | 8,183 | 7.3 % | 3,457 | 3,378 | 2.3 % | 5,327 | 4,805 | 10.9 % | ||||||||||
Omaha, NE | 1,370 | 4,703 | 4,166 | 12.9 % | 2,084 | 1,933 | 7.8 % | 2,619 | 2,233 | 17.3 % | ||||||||||
Rochester, MN | 1,129 | 5,451 | 4,874 | 11.8 % | 2,039 | 1,924 | 6.0 % | 3,412 | 2,950 | 15.7 % | ||||||||||
St. Cloud, MN | 1,192 | 4,370 | 3,683 | 18.7 % | 2,154 | 1,750 | 23.1 % | 2,216 | 1,933 | 14.6 % | ||||||||||
Other Mountain West | 1,222 | 4,966 | 4,202 | 18.2 % | 1,766 | 1,694 | 4.3 % | 3,200 | 2,508 | 27.6 % | ||||||||||
Same-Store Total | 11,330 | $ 50,253 | $ 45,252 | 11.1 % | $ 20,389 | $ 18,434 | 10.6 % | $ 29,864 | $ 26,818 | 11.4 % | ||||||||||
% of NOI | Weighted Average Occupancy (1) | Average Monthly | Average Monthly | |||||||||||||||||
Regions | Q3 2022 | Q3 2021 | Growth | Q3 2022 | Q3 2021 | % Change | Q3 2022 | Q3 2021 | % Change | |||||||||||
Denver, CO | 19.5 % | 96.4 % | 94.6 % | 1.8 % | $ 1,902 | $ 1,746 | 8.9 % | $ 2,118 | $ 1,937 | 9.3 % | ||||||||||
Minneapolis, MN | 24.4 % | 94.2 % | 94.6 % | (0.4) % | 1,623 | 1,564 | 3.8 % | 1,821 | 1,684 | 8.1 % | ||||||||||
North Dakota | 17.8 % | 96.2 % | 94.2 % | 2.0 % | 1,148 | 1,107 | 3.7 % | 1,257 | 1,195 | 5.2 % | ||||||||||
Omaha, NE | 8.8 % | 94.7 % | 94.6 % | 0.1 % | 1,083 | 962 | 12.6 % | 1,208 | 1,072 | 12.7 % | ||||||||||
Rochester, MN | 11.4 % | 93.5 % | 93.2 % | 0.3 % | 1,619 | 1,453 | 11.4 % | 1,721 | 1,545 | 11.4 % | ||||||||||
St. Cloud, MN | 7.4 % | 88.1 % | 91.5 % | (3.4) % | 1,206 | 1,063 | 13.5 % | 1,387 | 1,125 | 23.3 % | ||||||||||
Other Mountain West | 10.7 % | 95.7 % | 96.6 % | (0.9) % | 1,279 | 1,081 | 18.3 % | 1,415 | 1,186 | 19.3 % | ||||||||||
Same-Store Total | 100.0 % | 94.5 % | 94.3 % | 0.2 % | $ 1,411 | $ 1,301 | 8.5 % | $ 1,565 | $ 1,412 | 10.8 % | ||||||||||
(1) | Weighted average occupancy is defined as the percentage resulting from dividing actual rental revenue by scheduled rent. Scheduled rental revenue represents the value of all apartment homes, with occupied apartment homes valued at contractual rates pursuant to leases and vacant apartment homes valued at estimated market rents. When calculating actual rents for occupied apartment homes and market rents for vacant homes, delinquencies and concessions are not taken into account. Market rates are determined using the currently offered effective rates on new leases at the community and are used as the starting point in determination of the market rates of vacant apartment homes. |
(2) | Average monthly rental rate is scheduled rent divided by the total number of apartment homes. |
(3) | Average monthly revenue per occupied home is defined as total rental revenues divided by the weighted average occupied apartment homes for the period. |
CENTERSPACE SAME-STORE SEQUENTIAL QUARTER COMPARISONS (in thousands, except property data amounts and percentages) | ||||||||||||||||||||
Apartment | Revenues | Expenses | NOI | |||||||||||||||||
Regions | Q3 2022 | Q2 2022 | % Change | Q3 2022 | Q2 2022 | % Change | Q3 2022 | Q2 2022 | % Change | |||||||||||
Denver, CO | 1,457 | $ 8,922 | $ 8,667 | 2.9 % | $ 3,121 | $ 2,816 | 10.8 % | $ 5,801 | $ 5,851 | (0.9) % | ||||||||||
Minneapolis, MN | 2,538 | 13,057 | 12,911 | 1.1 % | 5,768 | 5,480 | 5.3 % | 7,289 | 7,431 | (1.9) % | ||||||||||
North Dakota | 2,422 | 8,784 | 8,482 | 3.6 % | 3,457 | 3,523 | (1.9) % | 5,327 | 4,959 | 7.4 % | ||||||||||
Omaha, NE | 1,370 | 4,703 | 4,501 | 4.5 % | 2,084 | 1,931 | 7.9 % | 2,619 | 2,570 | 1.9 % | ||||||||||
Rochester, MN | 1,129 | 5,451 | 5,235 | 4.1 % | 2,039 | 2,138 | (4.6) % | 3,412 | 3,097 | 10.2 % | ||||||||||
St. Cloud, MN | 1,192 | 4,370 | 4,353 | 0.4 % | 2,154 | 1,992 | 8.1 % | 2,216 | 2,361 | (6.1) % | ||||||||||
Other Mountain West | 1,222 | 4,966 | 4,718 | 5.3 % | 1,766 | 1,820 | (3.0) % | 3,200 | 2,898 | 10.4 % | ||||||||||
Same-Store Total | 11,330 | $ 50,253 | $ 48,867 | 2.8 % | $ 20,389 | $ 19,700 | 3.5 % | $ 29,864 | $ 29,167 | 2.4 % | ||||||||||
% of NOI | Weighted Average Occupancy | Average Monthly Rental Rate | Average Monthly Revenue per Occupied Home | |||||||||||||||||
Regions | Q3 2022 | Q2 2022 | Growth | Q3 2022 | Q2 2022 | % Change | Q3 2022 | Q2 2022 | % Change | |||||||||||
Denver, CO | 19.5 % | 96.4 % | 94.0 % | 2.4 % | $ 1,902 | $ 1,856 | 2.5 % | $ 2,118 | $ 2,109 | 0.4 % | ||||||||||
Minneapolis, MN | 24.4 % | 94.2 % | 94.2 % | — | 1,623 | 1,600 | 1.4 % | 1,821 | 1,799 | 1.2 % | ||||||||||
North Dakota | 17.8 % | 96.2 % | 95.6 % | 0.6 % | 1,148 | 1,118 | 2.7 % | 1,257 | 1,221 | 2.9 % | ||||||||||
Omaha, NE | 8.8 % | 94.7 % | 97.1 % | (2.4) % | 1,083 | 1,028 | 5.4 % | 1,208 | 1,128 | 7.1 % | ||||||||||
Rochester, MN | 11.4 % | 93.5 % | 95.2 % | (1.7) % | 1,619 | 1,536 | 5.4 % | 1,721 | 1,624 | 6.0 % | ||||||||||
St. Cloud, MN | 7.4 % | 88.1 % | 91.5 % | (3.4) % | 1,206 | 1,150 | 4.9 % | 1,387 | 1,330 | 4.3 % | ||||||||||
Other Mountain West | 10.7 % | 95.7 % | 96.5 % | (0.8) % | 1,279 | 1,207 | 6.0 % | 1,415 | 1,333 | 6.2 % | ||||||||||
Same-Store Total | 100.0 % | 94.5 % | 94.8 % | (0.3) % | $ 1,411 | $ 1,365 | 3.4 % | $ 1,565 | $ 1,517 | 3.2 % | ||||||||||
CENTERSPACE SAME-STORE YEAR-TO-DATE COMPARISONS For the Nine Months Ended (in thousands, except property data amounts and percentages) | ||||||||||||||||||||
Apartment | Revenues | Expenses | NOI | |||||||||||||||||
Regions | 2022 | 2021 | % Change | 2022 | 2021 | % Change | 2022 | 2021 | % Change | |||||||||||
Denver, CO | 1,457 | $ 26,047 | $ 23,549 | 10.6 % | $ 8,404 | $ 7,838 | 7.2 % | $ 17,643 | $ 15,711 | 12.3 % | ||||||||||
Minneapolis, MN | 2,538 | 38,359 | 34,928 | 9.8 % | 16,647 | 14,935 | 11.5 % | 21,712 | 19,993 | 8.6 % | ||||||||||
North Dakota | 2,422 | 25,423 | 24,209 | 5.0 % | 10,633 | 9,848 | 8.0 % | 14,790 | 14,361 | 3.0 % | ||||||||||
Omaha, NE | 1,370 | 13,567 | 12,229 | 10.9 % | 5,913 | 5,580 | 6.0 % | 7,654 | 6,649 | 15.1 % | ||||||||||
Rochester, MN | 1,129 | 15,689 | 14,227 | 10.3 % | 6,274 | 5,847 | 7.3 % | 9,415 | 8,380 | 12.4 % | ||||||||||
St. Cloud, MN | 1,192 | 12,888 | 10,972 | 17.5 % | 6,230 | 4,967 | 25.4 % | 6,658 | 6,005 | 10.9 % | ||||||||||
Other Mountain West | 1,222 | 14,037 | 12,094 | 16.1 % | 5,204 | 4,559 | 14.1 % | 8,833 | 7,535 | 17.2 % | ||||||||||
Same-Store Total | 11,330 | $ 146,010 | $ 132,208 | 10.4 % | $ 59,305 | $ 53,574 | 10.7 % | $ 86,705 | $ 78,634 | 10.3 % | ||||||||||
% of NOI | Weighted Average Occupancy | Average Monthly Rental Rate | Average Monthly Revenue per Occupied Home | |||||||||||||||||
Regions | 2022 | 2021 | Growth | 2022 | 2021 | % Change | 2022 | 2021 | % Change | |||||||||||
Denver, CO | 20.3 % | 94.9 % | 94.2 % | 0.7 % | $ 1,859 | $ 1,707 | 8.9 % | $ 2,092 | $ 1,906 | 9.8 % | ||||||||||
Minneapolis, MN | 25.0 % | 93.9 % | 93.9 % | — | 1,602 | 1,528 | 4.8 % | 1,788 | 1,628 | 9.8 % | ||||||||||
North Dakota | 17.1 % | 95.5 % | 95.4 % | 0.1 % | 1,123 | 1,082 | 3.8 % | 1,221 | 1,164 | 4.9 % | ||||||||||
Omaha, NE | 8.8 % | 95.6 % | 95.0 % | 0.6 % | 1,037 | 934 | 11.0 % | 1,151 | 1,044 | 10.2 % | ||||||||||
Rochester, MN | 10.9 % | 93.9 % | 94.4 % | (0.5) % | 1,554 | 1,404 | 10.7 % | 1,645 | 1,484 | 10.8 % | ||||||||||
St. Cloud, MN | 7.7 % | 90.8 % | 92.9 % | (2.1) % | 1,159 | 1,013 | 14.4 % | 1,323 | 1,101 | 20.2 % | ||||||||||
Other Mountain West | 10.2 % | 95.4 % | 97.5 % | (2.1) % | 1,213 | 1,027 | 18.1 % | 1,337 | 1,128 | 18.5 % | ||||||||||
Same-Store Total | 100.0 % | 94.4 % | 94.6 % | (0.2) % | $ 1,371 | $ 1,263 | 8.6 % | $ 1,517 | $ 1,370 | 10.7 % | ||||||||||
CENTERSPACE PORTFOLIO SUMMARY(1) | ||||||||||
Three Months Ended | ||||||||||
9/30/2022 | 6/30/2022 | 3/31/2022 | 12/31/2021 | 9/30/2021 | ||||||
Number of Apartment Homes at Period End | ||||||||||
Same-Store | 11,330 | 11,319 | 11,319 | 10,672 | 10,676 | |||||
Non-Same-Store | 3,734 | 3,519 | 3,519 | 3,769 | 3,599 | |||||
All Communities | 15,064 | 14,838 | 14,838 | 14,441 | 14,275 | |||||
Average Monthly Rental Rate(2) | ||||||||||
Same-Store | $ 1,411 | $ 1,366 | $ 1,339 | $ 1,314 | $ 1,279 | |||||
Non-Same-Store | 1,286 | 1,245 | 1,218 | 1,225 | 1,506 | |||||
All Communities | $ 1,381 | $ 1,337 | $ 1,292 | $ 1,291 | $ 1,293 | |||||
Average Monthly Revenue per Occupied Apartment Home(3) | ||||||||||
Same-Store | $ 1,565 | $ 1,518 | $ 1,471 | $ 1,463 | $ 1,392 | |||||
Non-Same-Store | 1,417 | 1,329 | 1,271 | 1,306 | 1,606 | |||||
All Communities | $ 1,530 | $ 1,473 | $ 1,424 | $ 1,423 | $ 1,397 | |||||
Weighted Average Occupancy(4) | ||||||||||
Same-Store | 94.5 % | 94.8 % | 93.9 % | 93.4 % | 94.3 % | |||||
Non-Same-Store | 94.6 % | 95.0 % | 94.5 % | 94.7 % | 95.1 % | |||||
All Communities | 94.5 % | 94.8 % | 94.0 % | 93.7 % | 94.4 % | |||||
Operating Expenses as a % of Scheduled Rent | ||||||||||
Same-Store | 42.5 % | 40.3 % | 41.0 % | 39.5 % | 41.8 % | |||||
Non-Same-Store | 48.7 % | 47.1 % | 50.6 % | 44.1 % | 39.9 % | |||||
All Communities | 43.9 % | 41.8 % | 43.0 % | 40.6 % | 41.6 % | |||||
Capital Expenditures | ||||||||||
Total Capital Expenditures per Apartment Home – Same-Store | $ 465 | $ 196 | $ 145 | $ 369 | $ 255 | |||||
(1) | Previously reported amounts are not revised for changes in the composition of the same-store properties pool. |
(2) | Average monthly rental rate is scheduled rent divided by the total number of apartment homes. Scheduled rental revenue represents the value of all apartment homes, with occupied apartment homes valued at contractual rates pursuant to leases and vacant apartment homes valued at estimated market rents. When calculating actual rents for occupied apartment homes and market rents for vacant homes, delinquencies and concessions are not taken into account. Market rates are determined using the currently offered effective rates on new leases at the community and are used as the starting point in determination of the market rates of vacant apartment homes. |
(3) | Average monthly revenue per occupied home is defined as total rental revenues divided by the weighted average occupied apartment homes for the period. |
(4) | Weighted average occupancy is the percentage resulting from dividing actual rental revenue by scheduled rent. The company believes that weighted average occupancy is a meaningful measure of occupancy because it considers the value of each vacant unit at its estimated market rate. Weighted average occupancy may not completely reflect short-term trends in physical occupancy and the calculation of weighted average occupancy may not be comparable to that disclosed by other REITs. |
CENTERSPACE CAPITAL EXPENDITURES ($ in thousands, except per home amounts) | |||||||||
Three Months Ended | Nine Months Ended | ||||||||
Same Store Capital Expenditures | 9/30/2022 | 9/30/2021 | 9/30/2022 | 9/30/2021 | |||||
Total Same-Store Apartment Homes | 11,330 | 11,330 | 11,330 | 11,330 | |||||
Building - Exterior | $ 1,443 | $ 1,251 | $ 2,042 | $ 2,151 | |||||
Building - Interior | 214 | 205 | 250 | 348 | |||||
Mechanical, Electrical, & Plumbing | 1,178 | 155 | 2,038 | 572 | |||||
Furniture & Equipment | 120 | (4) | 312 | 103 | |||||
Landscaping & Grounds | 765 | 211 | 989 | 365 | |||||
Turnover | 1,544 | 991 | 3,490 | 2,377 | |||||
Capital Expenditures - Same-Store | $ 5,264 | $ 2,809 | $ 9,121 | $ 5,916 | |||||
Capital Expenditures per Apartment Home - Same-Store | $ 465 | $ 248 | $ 805 | $ 522 | |||||
Value Add | $ 10,536 | $ 6,837 | $ 22,336 | $ 14,017 | |||||
Total Capital Spend - Same-Store | $ 15,800 | $ 9,646 | $ 31,457 | $ 19,933 | |||||
Total Capital Spend per Apartment Home - Same-Store | $ 1,395 | $ 851 | $ 2,776 | $ 1,759 | |||||
Three Months Ended | Nine Months Ended | ||||||||
Capital Expenditures - All Properties | 9/30/2022 | 9/30/2021 | 9/30/2022 | 9/30/2021 | |||||
All Properties - Weighted Average Apartment Homes | 14,981 | 12,472 | 14,882 | 11,874 | |||||
Capital Expenditures | $ 6,835 | $ 2,826 | $ 11,175 | $ 6,174 | |||||
Capital Expenditures per Apartment Home | $ 456 | $ 227 | $ 751 | $ 520 | |||||
Value Add | 10,752 | 6,837 | 22,610 | 14,024 | |||||
Acquisition Capital | 2,740 | 265 | 5,727 | 1,225 | |||||
Total Capital Spend | 20,327 | 9,928 | 39,512 | 21,423 | |||||
Total Capital Spend per Apartment Home | $ 1,357 | $ 796 | $ 2,655 | $ 1,804 | |||||
Three Months Ended | Nine Months Ended | ||||||||
Value Add Capital Expenditures | 9/30/2022 | 9/30/2021 | 9/30/2022 | 9/30/2021 | |||||
Interior - Units | |||||||||
Same-Store | $ 7,564 | $ 4,574 | $ 14,520 | $ 9,380 | |||||
Non-Same-Store | 80 | — | 79 | 1 | |||||
Total Interior Units | $ 7,644 | $ 4,574 | $ 14,599 | $ 9,381 | |||||
Common Areas and Exteriors | |||||||||
Same-Store | $ 2,972 | $ 2,263 | $ 7,816 | $ 4,637 | |||||
Non-Same-Store | 136 | — | 195 | 6 | |||||
Total Common Areas and Exteriors | $ 3,108 | $ 2,263 | $ 8,011 | $ 4,643 | |||||
Total Value-Add Capital Expenditures | |||||||||
Same-Store | $ 10,536 | $ 6,837 | $ 22,336 | $ 14,017 | |||||
Non-Same-Store | 216 | — | 274 | 7 | |||||
Total Portfolio Value-Add | $ 10,752 | $ 6,837 | $ 22,610 | $ 14,024 | |||||
CENTERSPACE 2022 Financial Outlook (in thousands, except per share and per home amounts)
| |||||||||
Centerspace revised its outlook for 2022 in the table below. | |||||||||
Nine Months Ended | 2022 Previous Outlook Range | 2022 Revised Outlook Range | |||||||
September 30, 2022 | Low | High | Low | High | |||||
YTD Actual | Amount | Amount | Amount | Amount | |||||
Same-store growth | |||||||||
Revenue | $ 146,010 | 9.00 % | 10.50 % | 9.75 % | 10.25 % | ||||
Controllable expenses | 38,200 | 10.00 % | 11.50 % | 13.50 % | 14.50 % | ||||
Non-controllable expenses | 21,105 | 3.00 % | 3.50 % | 3.00 % | 3.50 % | ||||
Total Expenses | $ 59,305 | 7.50 % | 8.50 % | 9.50 % | 10.00 % | ||||
Same-store NOI | $ 86,705 | 10.00 % | 12.00 % | 9.75 % | 10.75 % | ||||
Components of NOI | |||||||||
Same-store NOI | $ 86,705 | $ 118,200 | $ 119,800 | $ 117,900 | $ 118,800 | ||||
Non-same-store NOI (1) | 20,758 | 29,200 | 29,700 | 27,800 | 27,900 | ||||
Other Commercial NOI | 1,990 | 2,200 | 2,300 | 2,300 | 2,400 | ||||
Other Sold NOI | $ (3) | $ — | $ — | $ — | $ — | ||||
Total NOI | $ 109,450 | $ 149,600 | $ 151,800 | $ 148,000 | $ 149,100 | ||||
Accretion (dilution) from investments and capital market | $ — | — | — | (350) | (300) | ||||
Interest expense | $ (23,147) | (32,200) | (31,800) | (31,700) | (31,600) | ||||
Dividends to preferred shareholders | $ (4,821) | (6,400) | (6,400) | (6,400) | (6,400) | ||||
Gain (loss) on sale of real estate and other investments | $ 27 | — | — | — | — | ||||
Recurring income and expenses | |||||||||
Interest and other income | $ 996 | $ 1,380 | $ 1,550 | $ 1,180 | $ 1,300 | ||||
General and administrative and property management | (21,777) | (28,900) | (28,600) | (28,150) | (27,950) | ||||
Casualty losses | (1,256) | (1,800) | (1,700) | (1,700) | (1,600) | ||||
Non-real estate depreciation and amortization | (296) | (375) | (325) | (375) | (325) | ||||
Non-controlling interest | (46) | (110) | (100) | (110) | (100) | ||||
Total recurring income and expenses | $ (22,379) | $ (29,805) | $ (29,175) | $ (29,155) | $ (28,675) | ||||
FFO | $ 59,130 | $ 81,195 | $ 84,425 | $ 80,395 | $ 82,125 | ||||
Non-core income and expenses | |||||||||
Non-cash casualty (gain) loss | $ 234 | $ 500 | $ 400 | $ 400 | $ 300 | ||||
Technology implementation costs | 784 | 1,000 | 900 | 1,100 | 1,000 | ||||
Interest rate swap termination, amortization, and | (204) | (100) | (100) | (100) | (100) | ||||
Amortization of assumed debt | (347) | — | — | — | — | ||||
Pursuit costs | 1,165 | 1,100 | 1,100 | 1,100 | 1,200 | ||||
Other miscellaneous items | 118 | (100) | — | (300) | (350) | ||||
Total non-core income and expenses | $ 1,750 | $ 2,400 | $ 2,300 | $ 2,200 | $ 2,050 | ||||
Core FFO | $ 60,880 | $ 83,595 | $ 86,725 | $ 82,595 | $ 84,175 | ||||
EPS - Diluted | $ (1.11) | $ (0.31) | $ (0.14) | $ (0.50) | $ (0.41) | ||||
FFO per diluted share | $ 3.16 | $ 4.32 | $ 4.49 | $ 4.30 | $ 4.39 | ||||
Core FFO per diluted share | $ 3.25 | $ 4.45 | $ 4.61 | $ 4.42 | $ 4.50 | ||||
Weighted average shares outstanding - diluted | 18,722 | 18,800 | 18,800 | 18,700 | 18,700 | ||||
Additional Assumptions | |||||||||
Same-store capital expenditures (per home) | $ 805 | $ 950 | 1,000 | $ 950 | 1,000 | ||||
Value-add expenditures | $ 22,610 | $ 26,000 | $ 29,000 | $ 26,000 | $ 29,000 | ||||
Reconciliation of Net Income (Loss) Available to Common Shareholders to FFO and Core FFO
The following table presents reconciliations of Net income (loss) available to common shareholders to FFO and Core FFO, which are non-GAAP financial measures described in greater detail under "Non-GAAP Financial Measures and Reconciliations." They should not be considered as alternatives to net income or any other GAAP measurement of performance, but rather should be considered as an additional, supplemental measure. FFO and Core FFO also do not represent cash generated from operating activities in accordance with GAAP, nor are they indicative of funds available to fund all cash needs, including the ability to service indebtedness or make distributions to shareholders. The outlook and projections provided below are based on current expectations and are forward-looking.
Previous Outlook | Revised Outlook | ||||||||
Nine Months Ended | 12 Months Ended | 12 Months Ended | |||||||
September 30, 2022 | December 31, 2022 | December 31, 2022 | |||||||
Actual | Low | High | Low | High | |||||
Net income (loss) available to common shareholders | $ (16,924) | $ 2,002 | $ 5,172 | $ (1,506) | $ 164 | ||||
Noncontrolling interests - Operating Partnership and | (3,546) | (7,885) | (7,885) | (7,885) | (7,885) | ||||
Depreciation and amortization | 79,489 | 86,923 | 86,923 | 89,631 | 89,631 | ||||
Less depreciation - non real estate | (296) | (375) | (325) | (375) | (325) | ||||
Less depreciation - partially owned entities | (46) | (110) | (100) | (110) | (100) | ||||
(Gain) loss on sale of real estate | (27) | — | — | — | — | ||||
Dividends to preferred unitholders | 480 | 640 | 640 | 640 | 640 | ||||
FFO applicable to common shares and Units | $ 59,130 | $ 81,195 | $ 84,425 | $ 80,395 | $ 82,125 | ||||
Adjustments to Core FFO: | |||||||||
Non-cash casualty (gain) loss | 234 | 500 | 400 | 400 | 300 | ||||
Technology implementation costs | 784 | 1,000 | 900 | 1,100 | 1,000 | ||||
Interest rate swap termination, amortization, and | (204) | (100) | (100) | (100) | (100) | ||||
Amortization of assumed debt | (347) | — | — | — | — | ||||
Pursuit costs | 1,165 | 1,100 | 1,100 | 1,100 | 1,200 | ||||
Other miscellaneous items | 118 | (100) | — | (300) | (350) | ||||
Core FFO applicable to common shares and Units | $ 60,880 | $ 83,595 | $ 86,725 | $ 82,595 | $ 84,175 | ||||
Net income per share - diluted | $ (1.11) | $ (0.31) | $ (0.14) | $ (0.50) | $ (0.41) | ||||
FFO per share - diluted | $ 3.16 | $ 4.32 | $ 4.49 | $ 4.30 | $ 4.39 | ||||
Core FFO per share - diluted | $ 3.25 | $ 4.45 | $ 4.61 | $ 4.42 | $ 4.50 | ||||
Reconciliation of Operating Income to Net Operating Income
Net operating income, or NOI, is a non-GAAP financial measure which the company defines as total real estate revenues less property operating expenses, including real estate taxes. Centerspace believes that NOI is an important supplemental measure of operating performance for real estate because it provides a measure of operations that is unaffected by depreciation, amortization, financing, property management overhead, casualty losses, and general and administrative expenses. NOI does not represent cash generated by operating activities in accordance with GAAP and should not be considered an alternative to net income, net income available for common shareholders, or cash flow from operating activities as a measure of financial performance.
Previous Outlook | Revised Outlook | ||||||||
Nine Months Ended | 12 Months Ended | 12 Months Ended | |||||||
September 30, 2022 | December 31, 2022 | December 31, 2022 | |||||||
Actual | Low | High | Low | High | |||||
Operating income (loss) | $ 6,955 | $ 31,977 | $ 34,577 | $ 28,519 | $ 29,919 | ||||
Adjustments: | |||||||||
General and administrative and property | 21,777 | 28,900 | 28,600 | 28,150 | 27,950 | ||||
Casualty loss | 1,256 | 1,800 | 1,700 | 1,700 | 1,600 | ||||
Depreciation and amortization | 79,489 | 86,923 | 86,923 | 89,631 | 89,631 | ||||
(Gain) loss on sale of real estate and other investments | (27) | — | — | — | — | ||||
Net operating income | $ 109,450 | $ 149,600 | $ 151,800 | $ 148,000 | $ 149,100 | ||||
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SOURCE Centerspace
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