MAA Reports Second Quarter Results

Rhea-AI Summary

Mid-America Apartment Communities (MAA) reported strong second quarter results for 2021, with diluted earnings per share of $1.88, compared to $0.65 in 2020. Funds from operations (FFO) per share increased to $1.84 from $1.71. The company's Same Store Portfolio saw property revenues rise by 4.7%, driven by a 3.1% increase in Average Effective Rent per Unit. MAA's occupancy rate improved to 96.4%. The company declared its 110th consecutive quarterly dividend at an annual rate of $4.10. MAA expects continued growth, raising its earnings outlook for the year.

Positive

• Diluted earnings per share increased to $1.88 from $0.65 year-over-year.
• FFO per share rose to $1.84 compared to $1.71 in the prior year, indicating strong operational performance.
• Property revenues from the Same Store Portfolio grew by 4.7%, surpassing expectations.
• Average Physical Occupancy improved to 96.4%, up from 95.4% in the previous year.
• Continued strong rental pricing with 8.2% blended lease-over-lease price increase for Q2 2021.

Negative

• Property operating expenses increased by 6.3%, impacting overall profitability.
• Net Operating Income (NOI) growth of 3.6% was hindered by rising costs.

GERMANTOWN, Tenn., July 28, 2021 /PRNewswire/ -- Mid-America Apartment Communities, Inc., or MAA (NYSE: MAA), today announced operating results for the quarter ended June 30, 2021.

Second Quarter 2021 Operating Results		Three months ended June 30,								Six months ended June 30,
		2021				2020				2021				2020
Earnings per common share - diluted		$	1.88			$	0.65			$	2.28			$	0.96
Funds from operations (FFO) per Share - diluted		$	1.84			$	1.71			$	3.34			$	3.08
Core FFO per Share - diluted		$	1.69			$	1.59			$	3.33			$	3.21

A reconciliation of FFO and Core FFO to net income available for MAA common shareholders and an expanded discussion of the components of FFO and Core FFO can be found later in this release. FFO per Share – diluted and Core FFO per Share –diluted include diluted common shares and units. 

Eric Bolton, Chairman and Chief Executive Officer, said, "Strong rent growth and high occupancy, driven by a growing demand for housing across the Sunbelt region, drove solid second quarter results that were ahead of expectations. Given the strong results year-to-date and expectations for continued robust leasing conditions, we have increased our earnings outlook for the year.  We believe our uniquely diversified portfolio across this high-growth region has MAA well positioned as the economy in our Sunbelt markets continues to recover, while these markets attract a growing number of employers, new jobs and households.  Our development pipeline continues to expand, and we expect increasing growth in Core FFO from this group of properties over the next couple of years as well."

Second Quarter 2021 Highlights

• Property revenues from the Same Store Portfolio increased 4.7% during the second quarter of 2021 as compared to the same period in the prior year, ahead of expectations and supporting an increase in full-year expectations for growth in Core FFO.
• That increase in Property revenues was driven by a 3.1% growth in Average Effective Rent per Unit for the Same Store Portfolio, reflecting cumulative rent growth over the past year. In addition, higher Average Physical Occupancy and improved collections on rents and fees during the second quarter of 2021 as compared to the same period in the prior year contributed to the strong results.
• Positive momentum in rental pricing continues as Same Store Portfolio blended lease-over-lease pricing for both new and renewal leases effective during the second quarter of 2021 increased 8.2% as compared to the expiring leases.
• Additionally, Same Store Portfolio blended lease-over-lease pricing for both new and renewal leases effective for July 2021 is over 12% through July 26, 2021.
• Various programs introduced and actions taken by MAA to assist its residents impacted by the COVID-19 pandemic continued to have a positive impact during the second quarter of 2021. The number of MAA residents seeking rental deferral has continued to decline with only 151 residents requesting a deferral on July 2021 rents. Through July 26, 2021, cash collections represented 99.2% of billed residential rent for the second quarter of 2021.
• Since the start of the COVID-19 pandemic, MAA has assisted over 8,200 residents with rent deferral plans and modifications to existing lease agreements.
• As expected, Property operating expense growth was elevated for the Same Store Portfolio and increased 6.3% during the second quarter of 2021 as compared to the same period in the prior year when a number of normal operating activities were curtailed during the initial stages of the COVID-19 pandemic.
• Net Operating Income (NOI) from the Same Store Portfolio increased 3.6% during the second quarter of 2021 as compared to the same period in the prior year.
• Resident turnover remained low as resident move outs for the Same Store Portfolio for the second quarter of 2021 was 47.1% on a rolling twelve month basis.
• During the second quarter of 2021, MAA closed on the disposition of all four of its properties located in the Jackson, Mississippi market for gross proceeds of approximately $160 million resulting in net gains on depreciable assets of $134.8 million.
• MAA completed redevelopment of 1,836 apartment homes during the second quarter of 2021, capturing average rental rate increases of approximately 11% above non-renovated units.
• MAA continues its initiative focused on installation of new Smart Home technology throughout the portfolio with 7,488 unit installations completed during the second quarter of 2021.
• During the second quarter of 2021, MAA completed the construction of Novel Midtown in the Phoenix, Arizona market and commenced development of Novel Day Break in the Salt Lake City, Utah market and Novel West Midtown in the Atlanta, Georgia market under its third-party developer pre-purchase program.
• As of the end of the second quarter of 2021, MAA had eight properties under development, representing 2,654 units once complete, with a total projected cost of $627.5 million and an estimated $301.3 million remaining to be funded.
• During the second quarter of 2021, MAA completed the initial lease-up of Copper Ridge II in the Fort Worth, Texas market. As of the end of the second quarter of 2021, MAA had two properties in their initial lease-up with physical occupancy averaging 69.7%. One property is expected to stabilize in the third quarter of 2021 and the other property is expected to stabilize in the second quarter of 2022.

Same Store Portfolio Operating Results
To ensure comparable reporting with prior periods, the Same Store Portfolio includes properties that were owned by MAA and stabilized at the beginning of the previous year.

The Same Store Portfolio revenue growth of 4.7% during the second quarter of 2021 was primarily a result of a 3.1% increase in Average Effective Rent per Unit, as compared to the same period in the prior year. Average Physical Occupancy for the Same Store Portfolio was 96.4% for the second quarter of 2021, as compared to 95.4% in the same period in the prior year.  Same Store Portfolio lease pricing for leases effective during the second quarter of 2021, as compared to the prior lease, increased 8.7% for new leases, increased 7.8% for renewing leases and increased 8.2% for both new and renewing leases on a combined basis.  Property operating expenses for the Same Store Portfolio increased 6.3% for the second quarter of 2021 as compared to the same period in the prior year.  Growth in insurance expenses and building repairs and maintenance costs contributed to the increase. These changes resulted in a Same Store NOI increase of 3.6% for the second quarter of 2021 as compared to the same period in the prior year. 

The Same Store Portfolio revenue growth of 3.0% during the six months ended June 30, 2021 was primarily a result of a 2.2% increase in Average Effective Rent per Unit, as compared to the same period in the prior year. Average Physical Occupancy for the Same Store Portfolio was 96.0% for the six months ended June 30, 2021, as compared to 95.5% in the same period in the prior year.  Same Store Portfolio lease pricing for leases effective during the six months ended June 30, 2021, as compared to the prior lease, increased 4.7% for new leases, increased 7.4% for renewing leases and increased 6.0% for both new and renewing leases on a combined basis.  Property operating expenses for the Same Store Portfolio increased 5.9% for the six months ended June 30, 2021 as compared to the same period in the prior year.  Growth in insurance expenses and building repairs and maintenance costs contributed to the increase.  These changes resulted in a Same Store NOI increase of 1.3% for the six months ended June 30, 2021 as compared to the same period in the prior year. 

A reconciliation of NOI, including Same Store NOI, to net income available for MAA common shareholders, and an expanded discussion of the components of NOI, can be found later in this release.

Acquisition and Disposition Activity
In April 2021, MAA closed on the pre-purchase of two multifamily apartment communities located in the Atlanta, Georgia market and the Salt Lake City, Utah market and started development on both properties during the second quarter of 2021.  In June 2021, MAA acquired a 19 acre land parcel located in the Tampa, Florida market for future development. 

In June 2021, MAA exited the Jackson, Mississippi market upon closing on the disposition of its four multifamily properties totaling 1,241 apartment units.  MAA received combined gross proceeds of approximately $160 million and recognized combined net gains on the sale of real estate assets of $134.8 million from the sale of these apartment communities. 

Development and Lease-up Activity
As of the end of the second quarter of 2021, MAA had eight development communities under construction.  MAA expects to complete construction of three of these development communities in 2021, two in 2022 and three in 2023.  Total development costs for the eight communities are projected to be $627.5 million, of which an estimated $301.3 million remained to be funded as of the end of the second quarter of 2021.  The expected average stabilized NOI yield on these communities is 6.0%. During the second quarter of 2021, MAA funded $55.3 million of costs for current and future projects, including predevelopment activities related to a land parcel located in the Denver, Colorado market.

During the second quarter of 2021, MAA completed construction on Novel Midtown, and that apartment community moved into MAA's lease-up portfolio. As of the end of the second quarter of 2021, MAA had two apartment communities, representing a total of 693 units, in initial lease-up: MAA Frisco Bridges II, located in Dallas, Texas and Novel Midtown, located in Phoenix, Arizona.  Physical occupancy for these lease-up communities averaged 69.7% at the end of the second quarter of 2021.

Property Redevelopment and Repositioning Activity
MAA continued its interior redevelopment program at select apartment communities throughout the portfolio.  During the second quarter of 2021, MAA redeveloped the interior of 1,836 units, bringing the total renovated units during the six months ended June 30, 2021 to 2,800 at an average cost of $5,634 per unit, achieving average rental rate increases of approximately 11% above non-renovated units.

MAA continued its Smart Home technology initiative (mobile control of lights, thermostat and security, as well as leak monitoring) at select apartment communities.  During the second quarter of 2021, 7,488 units were installed, bringing the total units installed during the six months ended June 30, 2021 to 21,463 at an average cost of $1,323 per unit, achieving an average rental rate increase of approximately $25 per unit. 

During the second quarter of 2021, MAA continued its property repositioning program to upgrade and reposition the amenity and common areas at select apartment communities.  The program includes targeted plans to move all units at the properties to higher rents that are expected to deliver yields on cost averaging 8%.  Eight properties were selected in 2020 for this program.  As of June 30, 2021, work has been completed at six of these properties with redevelopment work at the remaining two properties expected to be completed by the end of 2021.  For the six months ended June 30, 2021, MAA spent $3.5 million on this program. MAA is currently in the planning phase for similar repositioning projects at eight additional properties, with work likely to commence later in 2021.

Capital Expenditures
Recurring capital expenditures totaled $22.8 million for the second quarter of 2021, or approximately $0.20 per diluted common share and unit (Share), as compared to $25.1 million, or $0.21 per Share, for the same period in the prior year.  These expenditures led to Core Adjusted Funds from Operations (Core AFFO) of $1.49 per Share for the second quarter of 2021, compared to $1.38 per Share for the same period in the prior year.

Redevelopment, revenue enhancing, commercial and other capital expenditures during the second quarter of 2021 were $55.9 million, as compared to $24.8 million for the same period in the prior year. The increase was primarily driven by the investment in the Smart Home technology initiative.  These expenditures led to Funds Available for Distribution (FAD) of $121.0 million for the second quarter of 2021, compared to $139.0 million for the same period in the prior year.

Recurring capital expenditures totaled $35.4 million for the six months ended June 30, 2021, or approximately $0.30 per Share, as compared to $39.7 million, or $0.33 per Share, for the same period in the prior year.  These expenditures led to Core AFFO of $3.03 per Share for the six months ended June 30, 2021, compared to $2.88 per Share for the same period in the prior year.

Redevelopment, revenue enhancing, commercial and other capital expenditures during the six months ended June 30, 2021  were $92.5 million, as compared to $52.6 million for the same period in the prior year. These expenditures led to FAD of $266.3 million for the six months ended June 30, 2021, compared to $287.8 million for the same period in the prior year.

A reconciliation of FFO, Core FFO, Core AFFO and FAD to net income available for MAA common shareholders, and an expanded discussion of the components of FFO, Core FFO, Core AFFO and FAD can be found later in this release.

Financing Activities
As of June 30, 2021, MAA had $748.4 million of combined cash and available capacity under its operating partnership's (Mid-America Apartments, L.P., referred to as MAALP or the Operating Partnership) unsecured revolving credit facility, net of commercial paper borrowings.

Dividends and distributions paid on shares of common stock and noncontrolling interests during the second quarter of 2021 were $121.5 million, as compared to $118.4 million for the same period in the prior year.

During the second quarter of 2021, Fitch Ratings affirmed our long-term debt rating as BBB+ and revised our outlook to Positive from Stable. 

Balance Sheet
As of June 30, 2021:

• Total debt to adjusted total assets (as defined in the covenants for the bonds issued by MAALP) was 30.6%;
• Total debt outstanding was $4.6 billion with an average effective interest rate of approximately 3.5%;
• 93.9% of total debt was fixed against rising interest rates for an average of approximately 7.4 years; and
• Unencumbered NOI was 94.6% of total NOI.

110th Consecutive Quarterly Common Dividend Declared
MAA declared its 110th consecutive quarterly common dividend, which will be paid on July 30, 2021 to holders of record on July 15, 2021.  The current annual dividend rate is $4.10 per common share.

2021 Earnings and Same Store Portfolio Guidance
MAA is updating and increasing its prior 2021 guidance for Net income per diluted common share, Core FFO per Share and Core AFFO per Share in addition to updating its expectations for growth of Property revenue, Property operating expense and NOI for the Same Store Portfolio.

FFO, Core FFO and Core AFFO are non-GAAP measures. Acquisition and disposition activity materially affects depreciation and capital gains or losses, which combined, generally represent the majority of the difference between Net income available for common shareholders and FFO. As discussed in the definitions of non-GAAP measures found later in this release, MAA's definition of FFO is in accordance with the National Association of Real Estate Investment Trusts', or NAREIT's, definition, and Core FFO represents FFO further adjusted for items that are not considered part of MAA's core business operations.  MAA believes that Core FFO is helpful in understanding operating performance in that Core FFO excludes not only depreciation expense of real estate assets and certain other non-routine items, but it also excludes certain items that by their nature are not comparable over periods and therefore tend to obscure actual operating performance.

Earnings:		Full Year 2021
Earnings per common share - diluted		$3.79 to $3.99
Midpoint		$3.89
Core FFO per Share - diluted		$6.65 to $6.85
Midpoint		$6.75
Core AFFO per Share - diluted		$5.97 to $6.17
Midpoint		$6.07
MAA Same Store Portfolio:
Property revenue growth		3.75% to 4.25%
Property operating expense growth		4.25% to 4.75%
NOI growth		3.25% to 4.25%

MAA expects Core FFO for the third quarter of 2021 to be in the range of $1.62 to $1.74 per Share, or $1.68 per Share at the midpoint.  MAA does not forecast Net income per diluted share on a quarterly basis as MAA generally cannot predict the timing of forecasted acquisition and disposition activity within a particular quarter (rather than during the course of the full year).

Supplemental Material and Conference Call
Supplemental data to this release can be found on the "For Investors" page of the MAA website at www.maac.com. MAA will host a conference call to further discuss second quarter results on July 29, 2021, at 9:00 AM Central Time.  The conference call-in number is 877-830-2598.  You may also join the live webcast of the conference call by accessing the "For Investors" page of the MAA website at www.maac.com.  MAA's filings with the Securities and Exchange Commission (SEC) are filed under the registrant names of Mid-America Apartment Communities, Inc. and Mid-America Apartments, L.P.

About MAA
MAA, an S&P 500 company, is a real estate investment trust (REIT) focused on delivering full-cycle and superior investment performance for shareholders through the ownership, management, acquisition, development and redevelopment of quality apartment communities in the Southeast, Southwest, and Mid-Atlantic regions of the United States.  As of June 30, 2021, MAA had ownership interest in 102,271 apartment units, including communities currently in development, across 16 states and the District of Columbia. For further details, please visit the MAA website at www.maac.com or contact Investor Relations at investor.relations@maac.com, or via mail at MAA, 6815 Poplar Ave., Suite 500, Germantown, TN 38138, Attn: Investor Relations.

Forward-Looking Statements
Sections of this release contain 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, with respect to our expectations for future periods. Forward-looking statements do not discuss historical fact, but instead include statements related to expectations, projections, intentions or other items related to the future.  Such forward-looking statements include, without limitation, statements regarding the potential impact of the ongoing COVID-19 pandemic on our business, statements regarding expected operating performance and results, property stabilizations, property acquisition and disposition activity, joint venture activity, development and renovation activity and other capital expenditures, and capital raising and financing activity, as well as lease pricing, revenue and expense growth, occupancy, interest rate and other economic expectations. Words such as "expects," "anticipates," "intends," "plans," "believes," "seeks," "estimates," "forecasts," "projects," "assumes," "will," "may," "could," "should," "budget," "target," "outlook," "guidance" and variations of such words and similar expressions are intended to identify such forward-looking statements. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, as described below, which may cause our actual results, performance or achievements to be materially different from the results of operations, financial conditions or plans expressed or implied by such forward-looking statements. Although we believe that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore such forward-looking statements included in this release may not prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved.

The following factors, among others, could cause our actual results, performance or achievements to differ materially from those expressed or implied in the forward-looking statements:

• the COVID-19 pandemic and measures taken or that may be taken by federal, state and local governmental authorities to combat the spread of the disease;
• inability to generate sufficient cash flows due to unfavorable economic and market conditions, changes in supply and/or demand, competition, uninsured losses, changes in tax and housing laws, or other factors;
• exposure to risks inherent in investments in a single industry and sector;
• adverse changes in real estate markets, including, but not limited to, the extent of future demand for multifamily units in our significant markets, barriers of entry into new markets which we may seek to enter in the future, limitations on our ability to increase or collect rental rates, competition, our ability to identify and consummate attractive acquisitions or development projects on favorable terms, our ability to consummate any planned dispositions in a timely manner on acceptable terms, and our ability to reinvest sale proceeds in a manner that generates favorable returns;
• failure of development communities to be completed within budget and on a timely basis, if at all, to lease-up as anticipated or to achieve anticipated results;
• unexpected capital needs;
• material changes in operating costs, including real estate taxes, utilities and insurance costs;
• inability to obtain appropriate insurance coverage at reasonable rates, or at all, or losses from catastrophes in excess of our insurance coverage;
• ability to obtain financing at favorable rates, if at all, or refinance existing debt as it matures;
• level and volatility of interest or capitalization rates or capital market conditions;
• the effect of any rating agency actions on the cost and availability of new debt financing;
• the effect of the phase-out of the London Interbank Offered Rate (LIBOR) as a variable rate debt benchmark by the end of 2021 and the transition to a different benchmark interest rate;
• significant change in the mortgage financing market or other factors that would cause single-family housing or other alternative housing options, either as an owned or rental product, to become a more significant competitive product;
• our ability to continue to satisfy complex rules in order to maintain our status as a REIT for federal income tax purposes, the ability of MAALP to satisfy the rules to maintain its status as a partnership for federal income tax purposes, the ability of our taxable REIT subsidiaries to maintain their status as such for federal income tax purposes, and our ability and the ability of our subsidiaries to operate effectively within the limitations imposed by these rules;
• inability to attract and retain qualified personnel;
• cyber liability or potential liability for breaches of our or our service providers' information technology systems, or business operations disruptions;
• potential liability for environmental contamination;
• changes in the legal requirements we are subject to, or the imposition of new legal requirements, that adversely affect our operations;
• extreme weather, natural disasters, disease outbreak and other public health events;
• legal proceedings or class action lawsuits;
• impact of reputational harm caused by negative press of our actions or policies, whether or not warranted;
• compliance costs associated with numerous federal, state and local laws and regulations; and
• other risks identified in this release and in reports we file with the SEC or in other documents that we publicly disseminate.

New factors may also emerge from time to time that could have a material adverse effect on our business.  Except as required by law, we undertake no obligation to publicly update or revise forward-looking statements contained in this release to reflect events, circumstances or changes in expectations after the date of this release.

FINANCIAL HIGHLIGHTS

Dollars in thousands, except per share data		Three months ended June 30,								Six months ended June 30,
		2021				2020				2021						2020
Rental and other property revenues		$	436,927			$	413,026			$	861,932					$	831,124
Net income available for MAA common shareholders		$	215,556			$	74,140			$	261,827					$	109,866
Total NOI (1)		$	268,166			$	255,555			$	530,703					$	520,481
Earnings per common share: (2)
Basic		$	1.88			$	0.65			$	2.29					$	0.96
Diluted		$	1.88			$	0.65			$	2.28					$	0.96
Funds from operations per Share - diluted: (2)
FFO (1)		$	1.84			$	1.71			$	3.34					$	3.08
Core FFO (1)		$	1.69			$	1.59			$	3.33					$	3.21
Core AFFO (1)		$	1.49			$	1.38			$	3.03					$	2.88
Dividends declared per common share		$	1.025			$	1.000			$	2.050					$	2.000
Dividends/Core FFO (diluted) payout ratio			60.7	%			62.9	%			61.6	%					62.3	%
Dividends/Core AFFO (diluted) payout ratio			68.8	%			72.5	%			67.7	%					69.4	%
Consolidated interest expense		$	38,867			$	42,118			$	78,539					$	85,600
Mark-to-market debt adjustment			(83)				58				(166)						92
Debt discount and debt issuance cost amortization			(1,248)				(1,190)				(2,508)						(2,380)
Capitalized interest			2,783				1,628				5,333						3,019
Total interest incurred		$	40,319			$	42,614			$	81,198					$	86,331
Amortization of principal on notes payable		$	329			$	1,743			$	844					$	3,483

(1)	A reconciliation of the following items and an expanded discussion of their respective components can be found later in this release: (i) NOI to Net income available for MAA common shareholders; and (ii) FFO, Core FFO and Core AFFO to Net income available for MAA common shareholders.
(2)	See the "Share and Unit Data" section for additional information.

 

Dollars in thousands, except share price
		June 30, 2021				December 31, 2020
Gross Assets (1)		$	14,867,747			$	14,609,896
Gross Real Estate Assets (1)		$	14,639,909			$	14,407,418
Total debt		$	4,553,237			$	4,562,712
Common shares and units outstanding			118,538,877				118,431,384
Share price		$	168.42			$	126.69
Book equity value		$	6,142,359			$	6,103,805
Market equity value		$	19,964,318			$	15,004,072
Net Debt/Adjusted EBITDAre (2)		4.75x				4.81x

(1)	A reconciliation of Gross Assets to Total assets and Gross Real Estate Assets to Real estate assets, net, along with an expanded discussion of their components, can be found later in this release.
(2)	Adjusted EBITDAre is calculated for the trailing twelve month period for each date presented. A reconciliation of the following items and an expanded discussion of their respective components can be found later in this release: (i) EBITDA, EBITDAre and Adjusted EBITDAre to Net income; and (ii) Net Debt to Unsecured notes payable and Secured notes payable.

 

CONSOLIDATED STATEMENTS OF OPERATIONS

Dollars in thousands, except per share data		Three months ended June 30,								Six months ended June 30,
		2021				2020				2021				2020
Revenues:
Rental and other property revenues		$	436,927			$	413,026			$	861,932			$	831,124
Expenses:
Operating expenses, excluding real estate taxes and insurance			101,751				95,555				197,712				186,923
Real estate taxes and insurance			67,010				61,916				133,517				123,720
Depreciation and amortization			131,824				127,190				263,327				253,578
Total property operating expenses			300,585				284,661				594,556				564,221
Property management expenses			13,752				11,730				26,691				26,373
General and administrative expenses			13,114				10,557				26,093				23,821
Interest expense			38,867				42,118				78,539				85,600
(Gain) loss on sale of depreciable real estate assets			(134,828)				(2)				(134,828)				27
(Gain) loss on sale of non-depreciable real estate assets			(32)				(5)				(32)				371
Other non-operating (income) expense			(20,126)				(14,643)				(4,213)				13,889
Income before income tax expense			225,595				78,610				275,126				116,822
Income tax expense			(2,045)				(1,200)				(3,044)				(1,867)
Income from continuing operations before real estate joint venture activity			223,550				77,410				272,082				114,955
Income from real estate joint venture			325				318				657				725
Net income			223,875				77,728				272,739				115,680
Net income attributable to noncontrolling interests			7,397				2,666				9,068				3,970
Net income available for shareholders			216,478				75,062				263,671				111,710
Dividends to MAA Series I preferred shareholders			922				922				1,844				1,844
Net income available for MAA common shareholders		$	215,556			$	74,140			$	261,827			$	109,866
Earnings per common share - basic:
Net income available for common shareholders		$	1.88			$	0.65			$	2.29			$	0.96
Earnings per common share - diluted:
Net income available for common shareholders		$	1.88			$	0.65			$	2.28			$	0.96

 

SHARE AND UNIT DATA

Shares and units in thousands		Three months ended June 30,								Six months ended June 30,
		2021				2020				2021				2020
Net Income Shares (1)
Weighted average common shares - basic			114,494				114,204				114,379				114,158
Effect of dilutive securities			318				234				311				324
Weighted average common shares - diluted			114,812				114,438				114,690				114,482
Funds From Operations Shares And Units
Weighted average common shares and units - basic			118,411				118,263				118,365				118,220
Weighted average common shares and units - diluted			118,536				118,423				118,496				118,383
Period End Shares And Units
Common shares at June 30,			114,920				114,365				114,920				114,365
Operating Partnership units at June 30,			3,619				4,059				3,619				4,059
Total common shares and units at June 30,			118,539				118,424				118,539				118,424

(1)	For additional information on the calculation of diluted common shares and earnings per common share, please refer to the Notes to Consolidated Financial Statements in MAA's Quarterly Report on Form 10-Q for the three and six months ended June 30, 2021, expected to be filed with the SEC on or about July 29, 2021.

 

CONSOLIDATED BALANCE SHEETS

Dollars in thousands
		June 30, 2021				December 31, 2020
Assets
Real estate assets:
Land		$	1,987,412			$	1,929,181
Buildings and improvements and other			12,246,988				12,065,244
Development and capital improvements in progress			295,645				283,477
			14,530,045				14,277,902
Less: Accumulated depreciation			(3,625,627)				(3,415,105)
			10,904,418				10,862,797
Undeveloped land			35,050				60,993
Investment in real estate joint venture			42,933				43,325
Real estate assets, net			10,982,401				10,967,115
Cash and cash equivalents			31,881				25,198
Restricted cash			11,123				10,417
Other assets			216,715				192,061
Total assets		$	11,242,120			$	11,194,791
Liabilities and equity
Liabilities:
Unsecured notes payable		$	4,187,292			$	4,077,373
Secured notes payable			365,945				485,339
Accrued expenses and other liabilities			546,524				528,274
Total liabilities			5,099,761				5,090,986
Redeemable common stock			21,692				15,397
Shareholders' equity:
Preferred stock			9				9
Common stock			1,147				1,141
Additional paid-in capital			7,201,885				7,176,793
Accumulated distributions in excess of net income			(1,272,694)				(1,294,182)
Accumulated other comprehensive loss			(11,632)				(12,128)
Total MAA shareholders' equity			5,918,715				5,871,633
Noncontrolling interests - Operating Partnership units			185,340				206,927
Total Company's shareholders' equity			6,104,055				6,078,560
Noncontrolling interests - consolidated real estate entities			16,612				9,848
Total equity			6,120,667				6,088,408
Total liabilities and equity		$	11,242,120			$	11,194,791

 

RECONCILIATION OF FFO, CORE FFO, CORE AFFO AND FAD TO NET INCOME AVAILABLE FOR MAA COMMON SHAREHOLDERS

Amounts in thousands, except per share and unit data		Three months ended June 30,								Six months ended June 30,
		2021				2020				2021				2020
Net income available for MAA common shareholders		$	215,556			$	74,140			$	261,827			$	109,866
Depreciation and amortization of real estate assets			130,031				125,668				259,783				250,514
(Gain) loss on sale of depreciable real estate assets			(134,828)				(2)				(134,828)				27
Depreciation and amortization of real estate assets of real estate joint venture			154				153				309				305
Net income attributable to noncontrolling interests			7,397				2,666				9,068				3,970
Funds from operations attributable to the Company			218,310				202,625				396,159				364,682
(Gain) loss on embedded derivative in preferred shares (1)			(13,168)				(11,693)				1,940				15,945
(Gain) loss on sale of non-depreciable real estate assets			(32)				(5)				(32)				371
Gain from unconsolidated limited partnerships, net of tax (1)(2)			(4,962)				(4,262)				(6,246)				(4,185)
Net casualty (gain) loss and other settlement proceeds (3)			(595)				(151)				1,760				696
Loss (gain) on debt extinguishment (1)			—				—				37				(1)
Non-routine legal costs and settlements (1)			—				—				(16)				40
COVID-19 related costs (1)			109				2,411				419				2,607
Mark-to-market debt adjustment (4)			83				(58)				166				(92)
Core funds from operations			199,745				188,867				394,187				380,063
Recurring capital expenditures			(22,847)				(25,118)				(35,432)				(39,692)
Core adjusted funds from operations			176,898				163,749				358,755				340,371
Redevelopment capital expenditures			(26,148)				(10,075)				(48,880)				(24,023)
Revenue enhancing capital expenditures			(10,907)				(8,447)				(18,086)				(16,375)
Commercial capital expenditures			(372)				(1,143)				(1,426)				(1,538)
Other capital expenditures (5)			(18,429)				(5,086)				(24,108)				(10,676)
Funds available for distribution		$	121,042			$	138,998			$	266,255			$	287,759
Dividends and distributions paid		$	121,492			$	118,407			$	242,893			$	236,744
Weighted average common shares - diluted			114,812				114,438				114,690				114,482
FFO weighted average common shares and units - diluted			118,536				118,423				118,496				118,383
Earnings per common share - diluted:
Net income available for common shareholders		$	1.88			$	0.65			$	2.28			$	0.96
Funds from operations per Share - diluted		$	1.84			$	1.71			$	3.34			$	3.08
Core funds from operations per Share - diluted		$	1.69			$	1.59			$	3.33			$	3.21
Core adjusted funds from operations per Share - diluted		$	1.49			$	1.38			$	3.03			$	2.88

(1)	Included in Other non-operating (income) expense in the Consolidated Statements of Operations.
(2)	For the three and six months ended June 30, 2021, $6.3 million and $7.9 million, respectively, of gains from unconsolidated limited partnerships are offset by $1.3 million and $1.7 million, respectively, of income tax expense.  For the three and six months ended June 30, 2020, $5.0 million and $4.9 million, respectively, of gains from unconsolidated limited partnerships are offset by $0.7 million of income tax expense.
(3)	During the six months ended June 30, 2021, MAA incurred $37.3 million in casualty losses related to winter storm Uri (primarily building repairs, landscaping and asset write-offs).  The majority of the storm costs are expected to be reimbursed through insurance coverage.  A receivable has been recognized in Other non-operating (income) expense for the amount of the recorded losses that MAA expects to be recovered.  Additional costs related to the storm that are not expected to be recovered through insurance coverage, along with other unrelated casualty losses and recoveries, are reflected in this adjustment.  The adjustment is primarily included in Other non-operating (income) expense in the Consolidated Statements of Operations.
(4)	Included in Interest expense in the Consolidated Statements of Operations.
(5)	During the three and six months ended June 30, 2021, MAA spent $11.9 million and $14.2 million, respectively, in reconstruction-related capital expenditures due to winter storm Uri.

 

RECONCILIATION OF NET OPERATING INCOME TO NET INCOME AVAILABLE FOR MAA COMMON SHAREHOLDERS

Dollars in thousands		Three Months Ended												Six Months Ended
		June 30, 2021				March 31, 2021				June 30, 2020				June 30, 2021				June 30, 2020
Net Operating Income
Same Store NOI		$	257,071			$	252,730			$	248,034			$	509,801			$	503,068
Non-Same Store and Other NOI			11,095				9,807				7,521				20,902				17,413
Total NOI			268,166				262,537				255,555				530,703				520,481
Depreciation and amortization			(131,824)				(131,503)				(127,190)				(263,327)				(253,578)
Property management expenses			(13,752)				(12,939)				(11,730)				(26,691)				(26,373)
General and administrative expenses			(13,114)				(12,979)				(10,557)				(26,093)				(23,821)
Interest expense			(38,867)				(39,672)				(42,118)				(78,539)				(85,600)
Gain (loss) on sale of depreciable real estate assets			134,828				—				2				134,828				(27)
Gain (loss) on sale of non-depreciable real estate assets			32				—				5				32				(371)
Other non-operating income (expense)			20,126				(15,913)				14,643				4,213				(13,889)
Income tax expense			(2,045)				(999)				(1,200)				(3,044)				(1,867)
Income from real estate joint venture			325				332				318				657				725
Net income attributable to noncontrolling interests			(7,397)				(1,671)				(2,666)				(9,068)				(3,970)
Dividends to MAA Series I preferred shareholders			(922)				(922)				(922)				(1,844)				(1,844)
Net income available for MAA common shareholders		$	215,556			$	46,271			$	74,140			$	261,827			$	109,866

 

RECONCILIATION OF EBITDA, EBITDAre AND ADJUSTED EBITDAre TO NET INCOME

Dollars in thousands		Three Months Ended								Twelve Months Ended
		June 30, 2021				June 30, 2020				June 30, 2021				December 31, 2020
Net income		$	223,875			$	77,728			$	421,075			$	264,015
Depreciation and amortization			131,824				127,190				520,591				510,842
Interest expense			38,867				42,118				160,501				167,562
Income tax expense			2,045				1,200				4,504				3,327
EBITDA			396,611				248,236				1,106,671				945,746
Gain on sale of depreciable real estate assets			(134,828)				(2)				(134,863)				(9)
Adjustments to reflect the Company's share of EBITDAre of unconsolidated affiliates			338				336				1,353				1,349
EBITDAre			262,121				248,570				973,161				947,086
Gain on embedded derivative in preferred shares (1)			(13,168)				(11,693)				(16,567)				(2,562)
Gain on sale of non-depreciable real estate assets			(32)				(5)				(1,427)				(1,024)
Gain from unconsolidated limited partnerships, net of tax (1)(2)			(4,962)				(4,262)				(6,817)				(4,757)
Net casualty (gain) loss and other settlement proceeds (3)			(595)				(151)				1,548				484
Loss on debt extinguishment (1)			—				—				381				344
Non-routine legal costs and settlements (1)			—				—				(94)				(38)
COVID-19 related costs (1)			109				2,411				1,349				3,536
Mark-to-market debt adjustment (4)			83				(58)				333				75
Adjusted EBITDAre		$	243,556			$	234,812			$	951,867			$	943,144

(1)	Included in Other non-operating (income) expense in the Consolidated Statements of Operations.
(2)	For the three and twelve months ended June 30, 2021, $6.3 million and $8.6 million, respectively, of gains from unconsolidated limited partnerships are offset by $1.3 million and $1.8 million, respectively, of income tax expense.  For the three months ended June 30, 2020, $5.0 million of gains from unconsolidated limited partnerships are offset by $0.7 million of income tax expense.  For the twelve months ended December 31, 2020, $5.6 million of gains from unconsolidated limited partnerships are offset by $0.8 million of income tax expense.
(3)	During the twelve months ended June 30, 2021, MAA incurred $37.3 million in casualty losses related to winter storm Uri (primarily building repairs, landscaping and asset write-offs).  The majority of the storm costs are expected to be reimbursed through insurance coverage.  A receivable has been recognized in Other non-operating (income) expense for the amount of the recorded losses that MAA expects to be recovered.  Additional costs related to the storm that are not expected to be recovered through insurance coverage, along with other unrelated casualty losses and recoveries, are reflected in this adjustment.  The adjustment is primarily included in Other non-operating (income) expense in the Consolidated Statements of Operations.
(4)	Included in Interest expense in the Consolidated Statements of Operations.

 

RECONCILIATION OF NET DEBT TO UNSECURED NOTES PAYABLE AND SECURED NOTES PAYABLE
Dollars in thousands
		June 30, 2021				December 31, 2020
Unsecured notes payable		$	4,187,292			$	4,077,373
Secured notes payable			365,945				485,339
Total debt			4,553,237				4,562,712
Cash and cash equivalents			(31,881)				(25,198)
Net Debt		$	4,521,356			$	4,537,514
RECONCILIATION OF GROSS ASSETS TO TOTAL ASSETS
Dollars in thousands
		June 30, 2021				December 31, 2020
Total assets		$	11,242,120			$	11,194,791
Accumulated depreciation			3,625,627				3,415,105
Gross Assets		$	14,867,747			$	14,609,896
RECONCILIATION OF GROSS REAL ESTATE ASSETS TO REAL ESTATE ASSETS, NET
Dollars in thousands
		June 30, 2021				December 31, 2020
Real estate assets, net		$	10,982,401			$	10,967,115
Accumulated depreciation			3,625,627				3,415,105
Cash and cash equivalents			31,881				25,198
Gross Real Estate Assets		$	14,639,909			$	14,407,418

NON-GAAP FINANCIAL MEASURES

Adjusted EBITDAre
For purposes of calculations in this release, Adjusted Earnings Before Interest, Income Taxes, Depreciation and Amortization for real estate, or Adjusted EBITDAre, represents EBITDAre further adjusted for items that are not considered part of MAA's core operations such as adjustments related to the fair value of the embedded derivative in the MAA Series I preferred shares, gain or loss on sale of non-depreciable assets, adjustments for gains or losses from unconsolidated limited partnerships, net casualty gain or loss, gain or loss on debt extinguishment, non-routine legal costs and settlements, COVID-19 related costs and mark-to-market debt adjustments.  As an owner and operator of real estate, MAA considers Adjusted EBITDAre to be an important measure of performance from core operations because Adjusted EBITDAre does not include various income and expense items that are not indicative of operating performance.  MAA's computation of Adjusted EBITDAre may differ from the methodology utilized by other companies to calculate Adjusted EBITDAre.  Adjusted EBITDAre should not be considered as an alternative to Net income as an indicator of operating performance.

Core Adjusted Funds from Operations (Core AFFO)
Core AFFO is composed of Core FFO less recurring capital expenditures. Core AFFO should not be considered as an alternative to Net income available for MAA common shareholders as an indicator of operating performance.  As an owner and operator of real estate, MAA considers Core AFFO to be an important measure of performance from operations because Core AFFO measures the ability to control revenues, expenses and recurring capital expenditures.

Core Funds from Operations (Core FFO)
Core FFO represents FFO as adjusted for items that are not considered part of MAA's core business operations such as adjustments related to the fair value of the embedded derivative in the MAA Series I preferred shares, gain or loss on sale of non-depreciable assets, adjustments for gains or losses from unconsolidated limited partnerships, net casualty gain or loss, gain or loss on debt extinguishment, non-routine legal costs and settlements, COVID-19 related costs and mark-to-market debt adjustments. While MAA's definition of Core FFO may be similar to others in the industry, MAA's methodology for calculating Core FFO may differ from that utilized by other REITs and, accordingly, may not be comparable to such other REITs. Core FFO should not be considered as an alternative to Net income available for MAA common shareholders as an indicator of operating performance. MAA believes that Core FFO is helpful in understanding its core operating performance between periods in that it removes certain items that by their nature are not comparable over periods and therefore tend to obscure actual operating performance.

EBITDA
For purposes of calculations in this release, Earnings Before Interest, Income Taxes, Depreciation and Amortization, or EBITDA, is composed of net income plus depreciation and amortization, interest expense, and income taxes.  As an owner and operator of real estate, MAA considers EBITDA to be an important measure of performance from core operations because EBITDA does not include various expense items that are not indicative of operating performance. EBITDA should not be considered as an alternative to Net income as an indicator of operating performance.

EBITDAre
For purposes of calculations in this release, Earnings Before Interest, Income Taxes, Depreciation and Amortization for real estate, or EBITDAre, is composed of EBITDA further adjusted for the gain or loss on sale of depreciable asset sales and plus adjustments to reflect MAA's share of EBITDAre of unconsolidated affiliates.  As an owner and operator of real estate, MAA considers EBITDAre to be an important measure of performance from core operations because EBITDAre does not include various expense items that are not indicative of operating performance. While MAA's definition of EBITDAre is in accordance with NAREIT's definition, it may differ from the methodology utilized by other companies to calculate EBITDAre. EBITDAre should not be considered as an alternative to Net income as an indicator of operating performance.

Funds Available for Distribution (FAD)
FAD is composed of Core FFO less total capital expenditures, excluding development spending and property acquisitions.  FAD should not be considered as an alternative to Net income available for MAA common shareholders as an indicator of operating performance.  As an owner and operator of real estate, MAA considers FAD to be an important measure of performance from core operations because FAD measures the ability to control revenues, expenses and total capital expenditures.

Funds From Operations (FFO)
FFO represents net income available for MAA common shareholders (calculated in accordance with GAAP) excluding gains or losses on disposition of operating properties and asset impairment, plus depreciation and amortization of real estate assets, net income attributable to noncontrolling interests, and adjustments for joint ventures.  Because net income attributable to noncontrolling interests is added back, FFO, when used in this document, represents FFO attributable to the Company.  While MAA's definition of FFO is in accordance with NAREIT's definition, it may differ from the methodology for calculating FFO utilized by other companies and, accordingly, may not be comparable to such other companies.  FFO should not be considered as an alternative to Net income available for MAA common shareholders as an indicator of operating performance.  MAA believes that FFO is helpful in understanding operating performance in that FFO excludes depreciation and amortization of real estate assets.  MAA believes that GAAP historical cost depreciation of real estate assets is generally not correlated with changes in the value of those assets, whose value does not diminish predictably over time, as historical cost depreciation implies.

Gross Assets
Gross Assets represents Total assets plus Accumulated depreciation.  MAA believes that Gross Assets can be used as a helpful tool in evaluating its balance sheet positions.  MAA believes that GAAP historical cost depreciation of real estate assets is generally not correlated with changes in the value of those assets, whose value does not diminish predictably over time, as historical cost depreciation implies.

Gross Real Estate Assets
Gross Real Estate Assets represents Real estate assets, net plus Accumulated depreciation and Cash and cash equivalents.  MAA believes that Gross Real Estate Assets can be used as a helpful tool in evaluating its balance sheet positions.  MAA believes that GAAP historical cost depreciation of real estate assets is generally not correlated with changes in the value of those assets, whose value does not diminish predictably over time, as historical cost depreciation implies.

Net Debt
Net Debt represents Unsecured notes payable and Secured notes payable less Cash and cash equivalents.  MAA believes Net Debt is a helpful tool in evaluating its debt position.

Net Operating Income (NOI)
Net Operating Income represents Rental and other property revenues less Total property operating expenses, excluding depreciation and amortization, for all properties held during the period, regardless of their status as held for sale. NOI should not be considered as an alternative to Net income available for MAA common shareholders.  MAA believes NOI by market is a helpful tool in evaluating the operating performance within MAA's markets because it measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance.

Same Store NOI
Same Store NOI represents Rental and other property revenues less Total property operating expenses, excluding depreciation and amortization, for all properties classified within the Same Store Portfolio during the period. Same Store NOI should not be considered as an alternative to Net income available for MAA common shareholders.  MAA believes Same Store NOI is a helpful tool in evaluating the operating performance within MAA's markets because it measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance.

Non-Same Store and Other NOI
Non-Same Store and Other NOI represents Rental and other property revenues less Total property operating expenses, excluding depreciation and amortization, for all properties classified within the Non-Same Store and Other Portfolio during the period. Non-Same Store and Other NOI should not be considered as an alternative to Net income available for MAA common shareholders.  MAA believes Non-Same Store and Other NOI is a helpful tool in evaluating the operating performance within MAA's markets because it measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance.

OTHER KEY DEFINITIONS

Average Effective Rent per Unit
Average Effective Rent per Unit represents the average of gross rent amounts after the effect of leasing concessions for occupied units plus prevalent market rates asked for unoccupied units, divided by the total number of units. Leasing concessions represent discounts to the current market rate. MAA believes average effective rent is a helpful measurement in evaluating average pricing. It does not represent actual rental revenue collected per unit.

Average Physical Occupancy
Average Physical Occupancy represents the average of the daily physical occupancy for an applicable period.

Development Communities
Communities remain identified as development until certificates of occupancy are obtained for all units under development. Once all units are delivered and available for occupancy, the community moves into the Lease-up Communities portfolio.

Lease-up Communities
New acquisitions acquired during lease-up and newly developed communities remain in the Lease-up Communities portfolio until stabilized.  Communities are considered stabilized after achieving at least 90% average physical occupancy for 90 days.

Non-Same Store and Other Portfolio
Non-Same Store and Other Portfolio includes recently acquired communities, communities in development or lease-up, communities that have been identified for disposition, communities that have undergone a significant casualty loss, stabilized communities that do not meet the requirements defined by the Same Store Portfolio, retail properties and commercial properties.

Same Store Portfolio
MAA reviews its Same Store Portfolio at the beginning of each calendar year, or as significant transactions or events warrant. Communities are generally added into the Same Store Portfolio if they were owned and stabilized at the beginning of the previous year.  Communities are considered stabilized after achieving at least 90% average physical occupancy for 90 days. Communities that have been approved by MAA's Board of Directors for disposition are excluded from the Same Store Portfolio.  Communities that have undergone a significant casualty loss are also excluded from the Same Store Portfolio.

Unencumbered NOI
Unencumbered NOI represents NOI generated by unencumbered assets (as defined in MAALP's bond covenants).

 

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SOURCE MAA

FAQ

What were MAA's earnings per share for Q2 2021?

MAA reported diluted earnings per share of $1.88 for the second quarter of 2021.

How much did MAA's funds from operations (FFO) per share increase in Q2 2021?

FFO per share for MAA increased to $1.84 in Q2 2021, up from $1.71 in the same quarter last year.

What is MAA's outlook for the year 2021?

MAA has raised its earnings outlook for 2021 due to strong year-to-date performance and expectations for continued demand.

How has MAA's occupancy rate changed in 2021?

MAA's Average Physical Occupancy rate increased to 96.4% in Q2 2021, compared to 95.4% in Q2 2020.

When will MAA pay its declared dividend?

MAA will pay its 110th consecutive quarterly common dividend on July 30, 2021.