Modiv Industrial Announces Second Quarter 2024 Results
Modiv Industrial (NYSE:MDV) announced Q2 2024 results with rental income of $11.3 million, a slight decrease due to portfolio changes. However, AFFO increased by 17.3% year-over-year to $3.9 million. The company completed a $5.2 million acquisition of an industrial manufacturing property in Tampa, Florida, with a 20-year lease at an initial 8.0% cap rate. Modiv also repurchased 656,191 Class C units and 123,809 common shares for $11.54 million, an accretive transaction increasing AFFO per diluted share to $0.37 on a pro forma basis. The company maintains a fully covered dividend yield of 7.79%. Modiv is in discussions for a potential joint venture with a private equity firm to acquire a stake in their industrial manufacturing portfolio.
Modiv Industrial (NYSE:MDV) ha annunciato i risultati del secondo trimestre 2024, riportando un reddito da locazione di 11,3 milioni di dollari, una leggera diminuzione a causa di modifiche al portafoglio. Tuttavia, l'AFFO è aumentato del 17,3% rispetto all'anno precedente, raggiungendo i 3,9 milioni di dollari. L'azienda ha completato un a Tampa, in Florida, con un contratto di locazione di 20 anni ad un tasso di capitalizzazione iniziale dell'8,0%. Modiv ha anche riacquistato 656.191 unità di Classe C e 123.809 azioni ordinarie per 11,54 milioni di dollari, un'operazione positiva che ha aumentato l'AFFO per azione diluita a 0,37 dollari su base pro forma. L'azienda mantiene un dividendo completamente coperto con un rendimento del 7,79%. Modiv è in discussione per una potenziale joint venture con una società di private equity per acquisire una partecipazione nel loro portafoglio di produzione industriale.
Modiv Industrial (NYSE:MDV) anunció los resultados del segundo trimestre de 2024, informando ingresos por alquiler de 11.3 millones de dólares, una ligera disminución debido a cambios en la cartera. Sin embargo, el AFFO aumentó un 17.3% en comparación con el año anterior, alcanzando los 3.9 millones de dólares. La compañía completó una adquisición de 5.2 millones de dólares de una propiedad de fabricación industrial en Tampa, Florida, con un contrato de arrendamiento de 20 años a una tasa de capitalización inicial del 8.0%. Modiv también recompró 656,191 unidades de Clase C y 123,809 acciones comunes por 11.54 millones de dólares, una transacción rentable que incrementó el AFFO por acción diluida a 0.37 dólares en base pro forma. La compañía mantiene un rendimiento de dividendo completamente cubierto del 7.79%. Modiv está en conversaciones para una posible joint venture con una firma de capital privado para adquirir una participación en su cartera de fabricación industrial.
Modiv Industrial (NYSE:MDV)는 2024년 2분기 실적을 발표하며 임대 수익 1,130만 달러를 보고했습니다. 이는 포트폴리오 변경으로 인한 약간의 감소입니다. 그러나 AFFO는 전년 대비 17.3% 증가하여 390만 달러에 달했습니다. 이 회사는 플로리다 주 탬파에 있는 산업 제조 부동산을 520만 달러에 인수했습니다, 초기 자본화 비율 8.0%의 20년 임대 계약과 함께입니다. Modiv는 또한 656,191개의 클래스 C 유닛과 123,809주의 보통주를 1,154만 달러에 재매입했습니다, 이는 AFFO를 기준으로 한 주당 희석액을 0.37달러로 증가시키는 유익한 거래입니다. 이 회사는 7.79%의 완전 보장 배당 수익률을 유지하고 있습니다. Modiv는 산업 제조 포트폴리오의 지분 인수를 위해 사모펀드와의 잠재적인 합작 투자에 대해 논의 중입니다.
Modiv Industrial (NYSE:MDV) a annoncé les résultats du deuxième trimestre 2024, avec un revenu locatif de 11,3 millions de dollars, une légère diminution due à des changements dans le portefeuille. Cependant, l'AFFO a augmenté de 17,3 % par rapport à l'année précédente, atteignant 3,9 millions de dollars. L'entreprise a terminé une acquisition de 5,2 millions de dollars d'une propriété de fabrication industrielle à Tampa, en Floride, avec un bail de 20 ans à un taux de capitalisation initial de 8,0 %. Modiv a également racheté 656 191 unités de Classe C et 123 809 actions ordinaires pour 11,54 millions de dollars, une opération bénéfique qui a augmenté l'AFFO par action diluée à 0,37 dollar sur une base pro forma. L'entreprise maintient un rendement de dividende entièrement couvert de 7,79 %. Modiv est en discussion pour une éventuelle coentreprise avec une société de capital-investissement afin d'acquérir une participation dans leur portefeuille de fabrication industrielle.
Modiv Industrial (NYSE:MDV) hat die Ergebnisse für das zweite Quartal 2024 bekannt gegeben und berichtet von Vermietungseinnahmen in Höhe von 11,3 Millionen Dollar, einem leichten Rückgang aufgrund von Portfolioänderungen. Allerdings
- AFFO increased by 17.3% year-over-year to $3.9 million
- Completed $5.2 million acquisition with 20-year lease at 8.0% initial cap rate
- Repurchased units and shares for $11.54 million, increasing AFFO per diluted share to $0.37
- Maintains fully covered dividend yield of 7.79%
- Potential joint venture to acquire stake in industrial manufacturing portfolio
- Slight decrease in rental income due to portfolio changes
Insights
Modiv Industrial's Q2 2024 results show mixed performance. Rental income decreased by
Modiv's focus on industrial manufacturing real estate positions it uniquely in the REIT sector. The potential joint venture with a Miami-based private equity firm could be a game-changer, offering scale and diversification. The non-binding LOI for a minority stake in a larger portfolio at a premium stock price is promising, but investors should note the contingencies. The strategic benefits and accretive nature of this deal, if consummated, could provide significant long-term value. The company's disciplined approach to acquisitions, as evidenced by the Tampa property purchase, is commendable. However, the lack of compelling single-asset acquisitions suggests a challenging market for industrial real estate, which may impact future growth prospects.
Modiv's performance amidst market volatility demonstrates resilience. The CEO's candid discussion of market conditions and strategic moves reflects transparency. The share repurchase at a
Highlights:
-
Second quarter rental income of
. Due to the elimination of some non-NNN tenant reimbursements related to the August 2023 portfolio disposition of 13 properties, rental income decreased$11.3 million . Concurrently during the quarter, we benefited from an$493,000 decrease in property expenses and$834,000 decrease in G&A.$179,000 -
Second quarter AFFO of
increased by$3.9 million , or$575,000 17.3% year over year. -
On July 15, 2024, we completed the acquisition of an industrial manufacturing property for
with a company that produces optical systems for the defense and aerospace industries. The property is located in the Tampa Florida MSA and the tenant entered into a 20-year lease, with$5.2 million 2.85% annual rent escalations, at an initial cap rate of8.0% and a weighted average cap rate of10.6% . -
On August 1, 2024, we repurchased 656,191 Class C units in our operating partnership and 123,809 shares of MDV common stock from First City Investment Group, LLC based on the 10-day average closing price as of July 29, 2024 of
per share for a total of$14.80 . These units and shares were originally issued at$11,544,000 in January 2022, representing an accretive full-cycle transaction of nearly$25.00 . The reduction of shares outstanding from this repurchase results in an increased AFFO per diluted share for the recent quarter of$8 million on a pro forma basis assuming the repurchase occurred at the beginning of the quarter. This repurchase also terminates a tax protection agreement thereby allowing the KIA auto dealership property to be recycled to buy additional industrial manufacturing assets.$0.37 -
Fully covered dividend yield of
7.79% based on our closing price of on August 5, 2024.$14.76
“We’re back…it’s been a little more than three months since our last earnings release…what a summer. For those who are reading this for the first time, I encourage you to pull up the prior quarter press releases as each of these missives ties to the other. This summer has been very similar to spring with still more price volatility, economic uncertainty and geo-political risk. Modiv stock, along with other REITs, has seen whipsaw price action as the market seems to swoon with admiration or hide with fright on any given day. As of this writing, the market appears to be hot to trot for some big (and quick) rate cuts – not too dissimilar to the market’s mood back in December. We hope it happens this time (but ideally not on the heels of an economic meltdown), but we are fully prepared for a meaningful rate cut not to happen for a while should that be the case.
If volatility and uncertainty are the malady, then patience and discipline are the medicine. With abundant patience and ironclad discipline, the price volatility and economic/political uncertainty we’ve all experienced is simply data that should be used to inform, not emote. That’s been our approach even though it hasn’t always been fun. As they say, patience begets patience – what you gain from patience is the ability to continue to be patient. Same holds true for discipline. Not sexy, but it works and, most importantly, it is working for us.
To be fair, we are not a stone cold company bereft of sentiment. In fact, we have a great sense of calm knowing that our company is stronger than it has ever been – we are ideally poised for the winds of fortune should they choose to blow our way. We also hold a sense of balanced optimism that the market tumult experienced by asset-intensive companies will come full circle eventually. However, trying to guess when that happens could make one sick so we will stick to taking our medicine. Grit, grind, get it done!
Business Outlook:
Acquisition Activity – You may have noticed above that the Tampa-MSA acquisition had a closing purchase price of
Yes, it is a small purchase, but it is accretive, and we always want to make sure each dollar of capital deployed is working hard as it can to create value. We continue to look at individual acquisitions but currently have not found a single asset acquisition that compels us.
Share Repurchase – Way, way back in the fall of 2021, before we had listed on the NYSE, back when interest rates had a 3-handle, and before we had conflicts in the
Flash forward to 2Q24, after all the market carnage we have witnessed over the past two years, when the owner of the shares we had issued at
Discussions with Potential Strategic Partners – For several quarters now we have been keeping you apprised of our ongoing discussions with potential strategic partners with the view that affording you the most transparency that we can helps to better inform you, the investor. In our last earnings release I metaphorically described two battleships, one located alongside the English shore and the other located along the shore of
Next steps for us, and the other battleship, are to clear the contingencies and then enter into a formal purchase agreement. We are contemplating this transaction as a 'sign and close' so the next time you will most likely hear from on us on this topic will be either an 8-K disclosing the consummation of the deal or a future 10-Q where we tell you why it didn’t close. That being said, we know their portfolio well, I have toured each one of the assets personally, and there is a natural complement to us both in terms of industry and location.
It is also worth noting that we are still in discussions with the English shore battleship (in fact, I spoke to them last week), which means we could potentially enter into another transaction at some point down the road.
Gratitude – I want to take a special moment to express how thankful I am for the contributions made by Adam Markman and Curtis McWilliams as members of our board of directors. They first joined our board five years ago and have been instrumental in our evolution. They have informed us of their intent not to stand for reelection and I felt it important to recognize their positive impact over these many years. Change is inevitable in life and, on behalf of Modiv, I wish them the very best in their future endeavors. Personally, I wish to stand tall, shoulders back, and offer them a sharp salute for their service. Thank you gentlemen, it’s been an honor.
Ok, that wraps it up. Zulu Foxtrot Golf. Back to the grindstone!” – Aaron Halfacre, CEO of Modiv Industrial.
Conference Call and Webcast
A conference call and audio webcast with analysts and investors will be held on Tuesday, August 6, 2024, at 10:30 a.m. Eastern Time / 7:30 a.m. Pacific Time, to discuss the second quarter 2024 operating results and answer questions.
Live conference call: 1-877-407-0789 or 1-201-689-8562 at 10:30 a.m. Eastern Time, Tuesday, August 6, 2024
Webcast: To listen to the webcast, either live or archived, please use this link https://viavid.webcasts.com/starthere.jsp?ei=1683079&tp_key=e72f68c908 or visit the investor relations page of Modiv's website at www.modiv.com.
About Modiv Industrial
Modiv Industrial, Inc. is an internally managed REIT that is focused on single-tenant net-lease industrial manufacturing real estate. The Company actively acquires critical industrial manufacturing properties with long-term leases to tenants that fuel the national economy and strengthen the nation’s supply chains. For more information, please visit: www.modiv.com.
Forward-looking Statements
Certain statements contained in this press release, other than historical facts, may be considered 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 statements include, but are not limited to, statements regarding our plans, strategies and prospects, both business and financial. Such forward-looking statements are subject to various risks and uncertainties, including but not limited to those described under the section entitled “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2023 filed with the SEC on March 7, 2024. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in these statements. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this press release and in the Company’s other filings with the SEC. Any forward-looking statements herein speak only as of the time when made and are based on information available to the Company as of such date and are qualified in their entirety by this cautionary statement. The Company assumes no obligation to revise or update any such statement now or in the future, unless required by law.
Notice Involving Non-GAAP Financial Measures
In addition to
AFFO is a measure that is not calculated in accordance with accounting principles generally accepted in
The Company defines “initial cap rate” for property acquisitions as the initial annual cash rent divided by the purchase price of the property. The Company defines “weighted average cap rate” for property acquisitions as the average annual cash rent including rent escalations over the lease term, divided by the purchase price of the property.
MODIV INDUSTRIAL, INC. Condensed Consolidated Statements of Operations For the Three and Six Months Ended June 30, 2024 and 2023 (Unaudited) |
||||||||||||||||
Three Months Ended June 30, | Six Months Ended June 30, | |||||||||||||||
|
2024 |
|
|
2023 |
|
|
2024 |
|
|
2023 |
|
|||||
Income: | ||||||||||||||||
Rental income | $ |
11,343,521 |
|
$ |
11,836,563 |
|
$ |
23,244,088 |
|
$ |
22,147,745 |
|
||||
Management fee income |
|
65,993 |
|
|
65,993 |
|
|
131,986 |
|
|
131,987 |
|
||||
Total income |
|
11,409,514 |
|
|
11,902,556 |
|
|
23,376,074 |
|
|
22,279,732 |
|
||||
Expenses: | ||||||||||||||||
General and administrative |
|
1,418,893 |
|
|
1,597,776 |
|
|
3,418,294 |
|
|
3,505,831 |
|
||||
Stock compensation expense |
|
67,500 |
|
|
660,170 |
|
|
1,446,002 |
|
|
1,320,339 |
|
||||
Depreciation and amortization |
|
4,136,528 |
|
|
3,956,334 |
|
|
8,270,029 |
|
|
7,228,394 |
|
||||
Property expenses |
|
694,043 |
|
|
1,527,868 |
|
|
1,678,025 |
|
|
3,234,712 |
|
||||
Impairment of real estate investment property |
|
- |
|
|
- |
|
|
- |
|
|
3,499,438 |
|
||||
Total expenses |
|
6,316,964 |
|
|
7,742,148 |
|
|
14,812,350 |
|
|
18,788,714 |
|
||||
Gain on sale of real estate investments, net |
|
- |
|
|
- |
|
|
3,187,806 |
|
|
- |
|
||||
Operating income |
|
5,092,550 |
|
|
4,160,408 |
|
|
11,751,530 |
|
|
3,491,018 |
|
||||
Other income (expense): | ||||||||||||||||
Interest income |
|
197,883 |
|
|
216,841 |
|
|
321,722 |
|
|
270,535 |
|
||||
Dividend income |
|
4,955 |
|
|
- |
|
|
113,328 |
|
|
- |
|
||||
Income from unconsolidated investment in a real estate property |
|
74,211 |
|
|
72,773 |
|
|
148,065 |
|
|
128,340 |
|
||||
Interest expense, including unrealized gain or loss on interest rate swaps and net of derivative settlements |
|
(4,103,350 |
) |
|
179,931 |
|
|
(6,410,499 |
) |
|
(3,838,861 |
) |
||||
Loss on sale of investment in common stock |
|
(4,513 |
) |
|
- |
|
|
(4,513 |
) |
|
- |
|
||||
Decrease in fair value of investment in common stock |
|
- |
|
|
- |
|
|
(20,574 |
) |
|
- |
|
||||
Other (expense) income, net |
|
(3,830,814 |
) |
|
469,545 |
|
|
(5,852,471 |
) |
|
(3,439,986 |
) |
||||
Net income |
|
1,261,736 |
|
|
4,629,953 |
|
|
5,899,059 |
|
|
51,032 |
|
||||
Less: net loss (income) attributable to noncontrolling interest in Operating Partnership |
|
63,181 |
|
|
(649,643 |
) |
|
(849,683 |
) |
|
166,556 |
|
||||
Net income (loss) attributable to Modiv Industrial, Inc. |
|
1,324,917 |
|
|
3,980,310 |
|
|
5,049,376 |
|
|
217,588 |
|
||||
Preferred stock dividends |
|
(921,875 |
) |
|
(921,875 |
) |
|
(1,843,750 |
) |
|
(1,843,750 |
) |
||||
Net income (loss) attributable to common stockholders | $ |
403,042 |
|
$ |
3,058,435 |
|
$ |
3,205,626 |
|
$ |
(1,626,162 |
) |
||||
Net income (loss) per share attributable to common stockholders: | ||||||||||||||||
Basic | $ |
0.04 |
|
$ |
0.41 |
|
$ |
0.36 |
|
$ |
(0.22 |
) |
||||
Net income (loss) per share attributable to common stockholders and noncontrolling interests: | ||||||||||||||||
Diluted | $ |
0.03 |
|
$ |
0.35 |
|
$ |
0.36 |
|
$ |
(0.22 |
) |
||||
Weighted-average number of common shares outstanding: | ||||||||||||||||
Basic |
|
9,441,485 |
|
|
7,532,106 |
|
|
9,002,819 |
|
|
7,532,080 |
|
||||
Diluted |
|
11,419,115 |
|
|
10,638,311 |
|
|
11,389,106 |
|
|
7,532,080 |
|
||||
Distributions declared per common share | $ |
0.2875 |
|
$ |
0.2875 |
|
$ |
0.5750 |
|
$ |
0.5750 |
|
MODIV INDUSTRIAL, INC. Condensed Consolidated Balance Sheets As of June 30, 2024 and December 31, 2023 (Unaudited) |
||||||||
June 30, 2024 | December 31, 2023 | |||||||
Assets | ||||||||
Real estate investments: | ||||||||
Land | $ |
104,858,693 |
|
$ |
104,858,693 |
|
||
Building and improvements |
|
399,880,932 |
|
|
399,666,781 |
|
||
Equipment |
|
4,429,000 |
|
|
4,429,000 |
|
||
Tenant origination and absorption costs |
|
15,707,458 |
|
|
15,707,458 |
|
||
Total investments in real estate property |
|
524,876,083 |
|
|
524,661,932 |
|
||
Accumulated depreciation and amortization |
|
(59,171,642 |
) |
|
(50,901,612 |
) |
||
Total real estate investments, net, excluding unconsolidated investment in real estate property and real estate investments held for sale, net |
|
465,704,441 |
|
|
473,760,320 |
|
||
Unconsolidated investment in a real estate property |
|
9,656,786 |
|
|
10,053,931 |
|
||
Total real estate investments, net, excluding real estate investments held for sale, net |
|
475,361,227 |
|
|
483,814,251 |
|
||
Real estate investments held for sale, net |
|
- |
|
|
11,557,689 |
|
||
Total real estate investments, net |
|
475,361,227 |
|
|
495,371,940 |
|
||
Cash and cash equivalents |
|
18,869,651 |
|
|
3,129,414 |
|
||
Tenant deferred rent and other receivables |
|
16,064,411 |
|
|
12,794,568 |
|
||
Above-market lease intangibles, net |
|
1,276,959 |
|
|
1,313,959 |
|
||
Prepaid expenses and other assets |
|
5,228,889 |
|
|
4,173,221 |
|
||
Investment in preferred stock |
|
- |
|
|
11,038,658 |
|
||
Interest rate swap derivatives |
|
2,730,521 |
|
|
2,970,733 |
|
||
Other assets related to real estate investments held for sale |
|
- |
|
|
103,337 |
|
||
Total assets | $ |
519,531,658 |
|
$ |
530,895,830 |
|
||
Liabilities and Equity | ||||||||
Mortgage notes payable, net | $ |
30,927,344 |
|
$ |
31,030,241 |
|
||
Credit facility term loan, net |
|
248,753,691 |
|
|
248,508,515 |
|
||
Accounts payable, accrued and other liabilities |
|
3,728,094 |
|
|
4,469,508 |
|
||
Distributions payable |
|
2,018,679 |
|
|
12,174,979 |
|
||
Below-market lease intangibles, net |
|
8,408,406 |
|
|
8,868,604 |
|
||
Interest rate swap derivative |
|
- |
|
|
473,348 |
|
||
Other liabilities related to real estate investments held for sale |
|
- |
|
|
248,727 |
|
||
Total Liabilities |
|
293,836,214 |
|
|
305,773,922 |
|
||
Commitments and contingencies | ||||||||
|
2,000 |
|
|
2,000 |
|
|||
Class C common stock, |
|
9,825 |
|
|
8,048 |
|
||
Class S common stock, |
|
- |
|
|
- |
|
||
Additional paid-in-capital |
|
337,780,646 |
|
|
292,617,486 |
|
||
Treasury stock, at cost, 343,510 shares held as of June 30, 2024 and December 31, 2023 |
|
(5,290,780 |
) |
|
(5,290,780 |
) |
||
Cumulative distributions and net losses |
|
(147,660,654 |
) |
|
(145,551,586 |
) |
||
Accumulated other comprehensive income |
|
2,140,570 |
|
|
2,658,170 |
|
||
Total Modiv Industrial, Inc. equity |
|
186,981,607 |
|
|
144,443,338 |
|
||
Noncontrolling interests in the Operating Partnership |
|
38,713,837 |
|
|
80,678,570 |
|
||
Total equity |
|
225,695,444 |
|
|
225,121,908 |
|
||
Total liabilities and equity | $ |
519,531,658 |
|
$ |
530,895,830 |
|
MODIV INDUSTRIAL, INC. Reconciliation of Non-GAAP Measures - FFO and AFFO For the Three and Six Months Ended June 30, 2024 and 2023 (Unaudited) |
||||||||||||||||
Three Months Ended June 30, | Six Months Ended June 30, | |||||||||||||||
|
2024 |
|
|
2023 |
|
|
2024 |
|
|
2023 |
|
|||||
Net income (in accordance with GAAP) | $ |
1,261,736 |
|
$ |
4,629,953 |
|
$ |
5,899,059 |
|
$ |
51,032 |
|
||||
Preferred stock dividends |
|
(921,875 |
) |
|
(921,875 |
) |
|
(1,843,750 |
) |
|
(1,843,750 |
) |
||||
Net income (loss) attributable to common stockholders and Class C OP Unit holders |
|
339,861 |
|
|
3,708,078 |
|
|
4,055,309 |
|
|
(1,792,718 |
) |
||||
FFO adjustments: | ||||||||||||||||
Depreciation and amortization of real estate properties |
|
4,136,528 |
|
|
3,956,334 |
|
|
8,270,029 |
|
|
7,228,394 |
|
||||
Amortization of deferred lease incentives |
|
1,198 |
|
|
88,570 |
|
|
(2,588 |
) |
|
177,140 |
|
||||
Depreciation and amortization for unconsolidated investment in a real estate property |
|
188,934 |
|
|
186,069 |
|
|
377,853 |
|
|
380,242 |
|
||||
Impairment of real estate investment property |
|
- |
|
|
- |
|
|
- |
|
|
3,499,438 |
|
||||
Gain on sale of real estate investments, net |
|
- |
|
|
- |
|
|
(3,187,806 |
) |
|
- |
|
||||
FFO attributable to common stockholders and Class C OP Unit holders |
|
4,666,521 |
|
|
7,939,051 |
|
|
9,512,797 |
|
|
9,492,496 |
|
||||
AFFO adjustments: | ||||||||||||||||
Stock compensation |
|
67,500 |
|
|
660,170 |
|
|
1,446,002 |
|
|
1,320,339 |
|
||||
Deferred financing costs |
|
221,495 |
|
|
195,213 |
|
|
442,992 |
|
|
390,426 |
|
||||
Due diligence expenses, including abandoned pursuit costs |
|
- |
|
|
3,848 |
|
|
- |
|
|
346,390 |
|
||||
Amortization of deferred rents |
|
(1,422,070 |
) |
|
(1,580,358 |
) |
|
(3,093,868 |
) |
|
(2,755,717 |
) |
||||
Unrealized loss (gain) on interest rate swap valuation |
|
550,042 |
|
|
(3,708,598 |
) |
|
(739,322 |
) |
|
(1,986,416 |
) |
||||
Amortization of (below) above market lease intangibles, net |
|
(211,599 |
) |
|
(195,901 |
) |
|
(423,198 |
) |
|
(392,184 |
) |
||||
Loss on sale of investment in common stock |
|
4,513 |
|
|
- |
|
|
4,513 |
|
|
- |
|
||||
Decrease in fair value of investment in common stock |
|
- |
|
|
- |
|
|
20,574 |
|
|
- |
|
||||
Other adjustments for unconsolidated investment in a real estate property |
|
23,826 |
|
|
11,819 |
|
|
47,651 |
|
|
23,638 |
|
||||
AFFO attributable to common stockholders and Class C OP Unit holders | $ |
3,900,228 |
|
$ |
3,325,244 |
|
$ |
7,218,141 |
|
$ |
6,438,972 |
|
||||
Weighted average shares outstanding: | ||||||||||||||||
Basic |
|
9,441,485 |
|
|
7,532,106 |
|
|
9,002,819 |
|
|
7,532,080 |
|
||||
Fully diluted (1) |
|
11,419,115 |
|
|
10,638,311 |
|
|
11,389,106 |
|
|
10,494,527 |
|
||||
FFO Per Share: | ||||||||||||||||
Basic | $ |
0.49 |
|
$ |
1.05 |
|
$ |
1.06 |
|
$ |
1.26 |
|
||||
Fully diluted | $ |
0.41 |
|
$ |
0.75 |
|
$ |
0.84 |
|
$ |
0.90 |
|
||||
AFFO Per Share: | ||||||||||||||||
Basic | $ |
0.41 |
|
$ |
0.44 |
|
$ |
0.80 |
|
$ |
0.85 |
|
||||
Fully diluted | $ |
0.34 |
|
$ |
0.31 |
|
$ |
0.63 |
|
$ |
0.61 |
|
(1) |
Includes the Class M OP Units which automatically converted to Class C OP Units on January 30, 2024, and Class P and Class R OP Units which automatically converted to Class C OP Units as of March 31, 2024, to compute the fully diluted weighted average number of shares. |
FFO is defined by the National Association of Real Estate Investment Trusts (“Nareit”) as net income or loss computed in accordance with GAAP, excluding extraordinary items, as defined by GAAP, and gains and losses from sales of depreciable operating property, plus real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets), and after adjustment for unconsolidated partnerships, joint ventures, preferred distributions and real estate impairments. Because FFO calculations adjust for such items as depreciation and amortization of real estate assets and gains and losses from sales of operating real estate assets (which can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates), they facilitate comparisons of operating performance between periods and between other REITs. As a result, we believe that the use of FFO, together with the required GAAP presentations, provides a more complete understanding of our performance relative to our competitors and a more informed and appropriate basis on which to make decisions involving operating, financing, and investing activities. It should be noted, however, that other REITs may not define FFO in accordance with the current Nareit definition or may interpret the current Nareit definition differently than we do, making comparisons less meaningful.
Additionally, we use AFFO as a non-GAAP financial measure to evaluate our operating performance. AFFO excludes non-routine and certain non-cash items such as revenues in excess of cash received (“deferred rents”), stock-based compensation, amortization of in-place lease valuation intangibles, deferred financing fees, gain or loss from the extinguishment of debt, unrealized gains (losses) on derivative instruments, and write-offs of due diligence expenses for abandoned pursuits. We also believe that AFFO is a recognized measure of sustainable operating performance by the REIT industry. Further, we believe AFFO is useful in comparing the sustainability of our operating performance with the sustainability of the operating performance of other real estate companies. Management believes that AFFO is a beneficial indicator of our ongoing portfolio performance and ability to sustain our current distribution level. More specifically, AFFO isolates the financial results of our operations. AFFO, however, is not considered an appropriate measure of historical earnings as it excludes certain significant costs that are otherwise included in reported earnings. Further, since the measure is based on historical financial information, AFFO for the period presented may not be indicative of future results or our future ability to pay our dividends.
By providing FFO and AFFO, we present information that assists investors in aligning their analysis with management’s analysis of long-term operating activities. For all of these reasons, we believe the non-GAAP measures of FFO and AFFO, in addition to income (loss) from operations, net income (loss) and cash flows from operating activities, as defined by GAAP, are helpful supplemental performance measures and useful to investors in evaluating the performance of our real estate portfolio. AFFO is useful in assisting management and investors in assessing our ongoing ability to generate cash flow from operations and continue as a going concern in future operating periods. However, a material limitation associated with FFO and AFFO is that they are not indicative of our cash available to fund distributions since other uses of cash, such as capital expenditures at our properties and principal payments of debt, are not deducted when calculating FFO and AFFO. Therefore, FFO and AFFO should not be viewed as a more prominent measure of performance than income (loss) from operations, net income (loss) or cash flows from operating activities and each should be reviewed in connection with GAAP measurements.
Neither the SEC, Nareit, nor any other applicable regulatory body has opined on the acceptability of the adjustments contemplated to adjust FFO in order to calculate AFFO and its use as a non-GAAP performance measure. In the future, the SEC or Nareit may decide to standardize the allowable exclusions across the REIT industry, and we may have to adjust the calculation and characterization of this non-GAAP measure.
MODIV INDUSTRIAL, INC. Reconciliation of Non-GAAP Measures - Adjusted EBITDA For the Three and Six Months Ended June 30, 2024 and 2023 (Unaudited) |
||||||||||||||||
Three Months Ended June 30, | Six Months Ended June 30, | |||||||||||||||
|
2024 |
|
|
2023 |
|
|
2024 |
|
|
2023 |
|
|||||
Net income (in accordance with GAAP) | $ |
1,261,736 |
|
$ |
4,629,953 |
|
$ |
5,899,059 |
|
$ |
51,032 |
|
||||
Depreciation and amortization of real estate properties |
|
4,136,528 |
|
|
3,956,334 |
|
|
8,270,029 |
|
|
7,228,394 |
|
||||
Depreciation and amortization for unconsolidated investment in a real estate property |
|
188,934 |
|
|
186,069 |
|
|
377,853 |
|
|
380,242 |
|
||||
Interest expense, including unrealized gain or loss on interest rate swaps and net of derivative settlements |
|
4,103,350 |
|
|
(179,931 |
) |
|
6,410,499 |
|
|
3,838,861 |
|
||||
Interest expense on unconsolidated investment in real estate property |
|
93,650 |
|
|
95,932 |
|
|
187,884 |
|
|
191,419 |
|
||||
Impairment of real estate investment property |
|
- |
|
|
- |
|
|
- |
|
|
3,499,438 |
|
||||
Stock compensation expense |
|
67,500 |
|
|
660,170 |
|
|
1,446,002 |
|
|
1,320,339 |
|
||||
Gain on sale of real estate investments, net |
|
- |
|
|
- |
|
|
(3,187,806 |
) |
|
- |
|
||||
Due diligence expenses, including abandoned pursuit costs |
|
- |
|
|
3,848 |
|
|
- |
|
|
346,390 |
|
||||
Loss on sale of investment in common stock |
|
4,513 |
|
|
- |
|
|
4,513 |
|
|
- |
|
||||
Decrease in fair value of investment in common stock |
|
- |
|
|
- |
|
|
20,574 |
|
|
- |
|
||||
Adjusted EBITDA | $ |
9,856,211 |
|
$ |
9,352,375 |
|
$ |
19,428,607 |
|
$ |
16,856,115 |
|
||||
Annualized Adjusted EBITDA | $ |
39,424,844 |
|
$ |
37,409,500 |
|
$ |
38,857,214 |
|
$ |
33,712,230 |
|
||||
Net debt: | ||||||||||||||||
Consolidated debt | $ |
281,082,633 |
|
$ |
294,361,357 |
|
$ |
281,082,633 |
|
$ |
294,361,357 |
|
||||
Debt of unconsolidated investment in real estate property (a) |
|
9,138,019 |
|
|
9,372,615 |
|
|
9,138,019 |
|
|
9,372,615 |
|
||||
Consolidated cash and cash equivalents |
|
(18,869,651 |
) |
|
(9,912,110 |
) |
|
(18,869,651 |
) |
|
(9,912,110 |
) |
||||
Cash of unconsolidated investment in real estate property (a) |
|
(298,147 |
) |
|
(494,250 |
) |
|
(298,147 |
) |
|
(494,250 |
) |
||||
$ |
271,052,854 |
|
$ |
293,327,612 |
|
$ |
271,052,854 |
|
$ |
293,327,612 |
|
|||||
Net debt / Adjusted EBITDA | 6.9x | 7.8x | 7.0x | 8.7x |
(a) |
Reflects the Company's |
We define Net Debt as gross debt less cash and cash equivalents. We define Adjusted EBITDA as GAAP net income or loss adjusted to exclude real estate related depreciation and amortization, gains or losses from the sales of depreciable property, extraordinary items, provisions for impairment on real estate investments and goodwill, interest expense, non-cash items such as stock compensation and write-offs of transaction costs and other one-time transactions. We believe these non-GAAP financial measures are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs. EBITDA is not a measure of financial performance under GAAP, and our EBITDA may not be comparable to similarly titled measures of other companies. You should not consider our EBITDA as an alternative to net income or cash flows from operating activities determined in accordance with GAAP.
View source version on businesswire.com: https://www.businesswire.com/news/home/20240806416377/en/
Source: Modiv Industrial, Inc.
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