THE NECESSITY RETAIL REIT ANNOUNCES FOURTH QUARTER AND FULL YEAR 2022 RESULTS
The Necessity Retail REIT (Nasdaq: RTL) reported a 33% revenue growth year-over-year to $446.4 million for the year ended December 31, 2022. Despite this increase, the company faced a net loss of $105.9 million or $0.81 per share. Cash Net Operating Income rose 24% to $332.6 million, while Funds from Operations (FFO) increased 31.8% to $125.6 million. The company successfully executed 83 new leases, enhancing its portfolio occupancy to 89.8%. In 2022, RTL acquired 95 properties for $1.4 billion, focusing on necessity retail spaces.
- Revenue increased 33% year-over-year to $446.4 million.
- Cash Net Operating Income grew 24% to $332.6 million.
- Funds from Operations (FFO) rose 31.8% to $125.6 million.
- Executed 83 new leases for 883,000 square feet, contributing $8.1 million in annualized rent.
- Portfolio occupancy improved to 89.8%.
- Net loss increased to $105.9 million or $0.81 per share.
- Despite revenue growth, the company reported substantial losses.
Full Year 2022 and Subsequent Events Highlights
- Revenue grew
33% year-over-year to as compared to$446.4 million in prior year$335.2 million - Net loss attributable to stockholders was
, or$105.9 million per diluted common share$0.81 - Cash Net Operating Income ("Cash NOI") increased
24% to from$332.6 million in the prior year$268.3 million - Funds from Operations ("FFO") grew
31.8% to compared to$125.6 million in the prior year, or$95.3 million 14.5% to per share from$0.95 in 2021$0.83 - Adjusted Funds from Operations ("AFFO") grew by
19% to , or to$140.0 million per share, which was up$1.06 3.9% over per share, in the prior year$1.02 - Paid dividends of
or$111.8 million per share of common stock$0.85 - Executed 83 new leases for 883,000 square feet in multi-tenant portfolio that will contribute
of annualized straight-line rent$8.1 million - Executed 138 lease renewals for over 1.7 million square feet in multi-tenant portfolio that will contribute
in annualized straight-line rent$23.0 million - Occupancy rose
2.2% to89.8% from87.6% as of the end of 2021 at open-air assets and Executed Occupancy and Leasing Pipeline1 at open-air shopping centers grew to92.4% compared to89.4% as of the end of 2021 - Acquired 95 properties for
at a cash capitalization rate2 of$1.4 billion 7.2% and a weighted average capitalization rate38.6% - High quality portfolio with
53.8% of tenants in single-tenant portfolio and61.2% of the top 20 tenants, investment grade rated or implied investment grade rated4
Fourth Quarter 2022 Highlights
- Revenue increased
44% to from$118.4 million in the fourth quarter 2021$82.5 million - Net loss attributable to common stockholders was
, or$33.1 million per diluted common share$0.25 - Cash NOI grew
37% to from$87.7 million in the fourth quarter 2021$64.1 million - FFO grew
75.2% to compared to$30.5 million for the fourth quarter 2021$17.4 million - AFFO grew
33% to , and$35.6 million 23% to per diluted share over the prior year$0.27 - Paid dividends of
or$28.2 million per share of common stock$0.21
CEO Comments
"The last year has been transformative for RTL. We added
Financial Results
Three Months Ended | Year Ended | |||||||
(In thousands, except per share data) | 2022 | 2021 | 2022 | 2021 | ||||
Revenue from tenants | $ 118,390 | $ 82,477 | $ 446,438 | $ 335,156 | ||||
Net loss attributable to common stockholders | $ (33,063) | $ (40,219) | $ (105,854) | $ (63,441) | ||||
Net loss per common share (a) | $ (0.25) | $ (0.33) | $ (0.81) | $ (0.56) | ||||
FFO attributable to common stockholders | $ 30,524 | $ 17,423 | $ 125,600 | $ 95,329 | ||||
FFO per common share (a) | $ 0.23 | $ 0.14 | $ 0.95 | $ 0.83 | ||||
AFFO attributable to common stockholders | $ 35,560 | $ 26,816 | $ 139,956 | $ 118,013 | ||||
AFFO per common share (a) | $ 0.27 | $ 0.22 | $ 1.06 | $ 1.02 |
(a) | All per share data based on 133,716,340 and 123,220,597 diluted weighted-average shares outstanding for the three months |
Real Estate Portfolio
The Company's portfolio consisted of 1,044 net lease properties located in 47 states and the
93.7% leased with 7.2 years weighted-average remaining lease term564.7% of leases have contractual rent increases of0.9% on average based on annualized straight-line rent which increase the cash that is due under these leases over time53.8% and37.2% of annualized straight-line rent in the single-tenant portfolio and from multi-tenant anchor tenants, respectively, was derived from investment grade or implied investment grade tenants91% retail properties,8% distribution properties and1% office properties (based on annualized straight-line rent)59.0% of the retail portfolio, based on straight line rent, is focused on either service6 or experiential retail7 giving the company strong alignment with "e-commerce resistant" real estate
Property Acquisitions
During the three months ended
For the year ended
Capital Structure and Liquidity Resources
As of
The Company's percentage of fixed-rate debt was
During the year ended
Footnotes/Definitions
1. | Includes (i) all leases fully executed by both parties as of |
2. | Cash capitalization rate is a rate of return on a real estate investment property based on the expected, annualized cash rental income during the first year of ownership that the property will generate under its existing lease or leases. Cash capitalization rate is calculated by dividing this annualized cash rental income the property will generate (before debt service and depreciation and after fixed costs and variable costs) by the purchase price of the property, excluding acquisition costs. The weighted-average cash capitalization rate is based upon square feet. |
3. | Capitalization rate is a rate of return on a real estate investment property based on the expected, annualized straight-line rental income that the property will generate under its existing lease or leases. Capitalization rate is calculated by dividing the annualized straight-lined rental income the property will generate (before debt service and depreciation and after fixed costs and variable costs) by the purchase price of the property, excluding acquisition costs. The weighted-average capitalization rate is based upon square feet. |
4. | As used herein, investment grade includes both actual investment grade ratings of the tenant or guarantor, if available, or implied investment grade ratings. Implied investment grade ratings may include actual ratings of tenant parent, guarantor parent (regardless of whether or not the parent has guaranteed the tenant's obligation under the lease) or a proprietary Moody's analytical tool, which generates an implied rating by measuring a company's probability of default. The term "parent" for these purposes includes any entity, including any governmental entity, owning more than |
5. | The weighted-average is based on annualized straight-line rent as of |
6. | Service retail is defined as single-tenant retail properties leased to tenants in the retail banking, restaurant, grocery, pharmacy, gas/convenience, healthcare, and auto services sectors. |
7. | Experiential retail is defined as multi-tenant properties leased to tenants in the restaurant, discount retail, entertainment, salon/beauty, and grocery sectors, among others. The Company also refers to experiential retail as e-commerce defensive retail. |
8. | Total debt of |
9. | Defined as the carrying value of total assets plus accumulated depreciation and amortization as of |
10. | Weighted based on the outstanding principal balance of the debt. |
11. | The interest coverage ratio is calculated by dividing Adjusted EBITDA by cash paid for interest (interest expense less amortization of deferred financing costs, net, and amortization of mortgage premiums on borrowings, net) for the quarter ended |
Webcast and Conference Call
RTL will host a webcast and call on
Dial-in instructions for the conference call and the replay are outlined below.
To listen to the live call, please go to RTL's "Investor Relations" section of the website at least 15 minutes prior to the start of the call to register and download any necessary audio software. For those who are not able to listen to the live broadcast, a replay will be available shortly after the call on the RTL website at www.necessityretailreit.com.
Live Call
Dial-In (Toll Free): 1-877-407-0792
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About
Supplemental Schedules
The Company will file supplemental information packages with the
Important Notice
The statements in this press release that are not historical facts may be forward-looking statements. These forward-looking statements involve risks and uncertainties that could cause the outcome to be materially different. The words such as "may," "will," "seeks," "anticipates," "believes," "expects," "estimates," "projects," "plans," "intends," "should" and similar expressions are intended to identify forward-looking statements, although not all forward-looking statements contain these identifying words. These forward-looking statements are subject to a number of risks, uncertainties and other factors, many of which are outside of RTL's control, which could cause actual results to differ materially from the results contemplated by the forward-looking statements. These risks and uncertainties include the potential adverse effects of (i) the ongoing global COVID-19 pandemic, including actions taken to contain or treat COVID-19, (ii) the geopolitical instability due to the ongoing military conflict between
Accounting Treatment of Rent Deferrals/Abatements
The majority of the concessions granted to the Company's tenants as a result of the COVID-19 pandemic were rent deferrals or temporary rent abatements with the original lease term unchanged and collection of deferred rent deemed probable. The Company's revenue recognition policy requires that it must be probable that the Company will collect virtually all of the lease payments due and does not provide for partial reserves, or the ability to assume partial recovery. In light of the COVID-19 pandemic, the
Contacts:
Investors and Media:
Email: investorrelations@necessityretailreit.com
Phone: (866) 902-0063
Consolidated Balance Sheets (In thousands. except share and per share data) | |||
2022 | 2021 | ||
(Unaudited) | |||
ASSETS | |||
Real estate investments, at cost: | |||
Land | $ 996,293 | $ 729,048 | |
Buildings, fixtures and improvements | 3,467,463 | 2,729,719 | |
Acquired intangible lease assets | 644,553 | 402,673 | |
Total real estate investments, at cost | 5,108,309 | 3,861,440 | |
Less: accumulated depreciation and amortization | (784,946) | (654,667) | |
Total real estate investments, net | 4,323,363 | 3,206,773 | |
Cash and cash equivalents | 70,795 | 214,853 | |
Restricted cash | 17,956 | 21,996 | |
Deposits for real estate investments | — | 41,928 | |
Deferred costs, net | 22,893 | 25,587 | |
Straight-line rent receivable | 66,657 | 70,789 | |
Operating lease right-of-use assets | 17,839 | 18,194 | |
Prepaid expenses and other assets | 66,551 | 26,877 | |
Assets held for sale | — | 187,213 | |
Total assets | $ 4,586,054 | $ 3,814,210 | |
LIABILITIES AND EQUITY | |||
Mortgage notes payable, net | $ 1,808,433 | $ 1,464,930 | |
Credit facility | 458,000 | — | |
Senior notes, net | 492,319 | 491,015 | |
Below-market lease liabilities, net | 133,876 | 78,073 | |
Accounts payable and accrued expenses (including | 64,169 | 32,907 | |
Operating lease liabilities | 19,132 | 19,195 | |
Derivative liabilities, at fair value | — | 2,250 | |
Deferred rent and other liabilities | 16,815 | 9,524 | |
Dividends payable | 5,837 | 6,038 | |
Total liabilities | 2,998,581 | 2,103,932 | |
| 79 | 79 | |
| 46 | 46 | |
Common stock, | 1,342 | 1,238 | |
Additional paid-in capital | 2,999,163 | 2,915,926 | |
Distributions in excess of accumulated earnings | (1,435,794) | (1,217,435) | |
Total stockholders' equity | 1,564,836 | 1,699,854 | |
Non-controlling interests | 22,637 | 10,424 | |
Total equity | 1,587,473 | 1,710,278 | |
Total liabilities and equity | $ 4,586,054 | $ 3,814,210 |
Consolidated Statements of Operations (In thousands, except share and per share data) | ||||||||
Three Months Ended | Year Ended | |||||||
2022 | 2021 | 2022 | 2021 | |||||
(Unaudited) | (Unaudited) | (Unaudited) | ||||||
Revenue from tenants | $ 118,390 | $ 82,477 | $ 446,438 | $ 335,156 | ||||
Operating expenses: | ||||||||
Asset management fees to related party | 7,965 | 7,681 | 32,026 | 32,804 | ||||
Property operating expense | 26,848 | 15,279 | 101,558 | 55,431 | ||||
Impairment of real estate investments | 2,323 | 28,616 | 97,265 | 33,261 | ||||
Acquisition, transaction and other costs | 526 | 774 | 1,221 | 4,378 | ||||
Equity-based compensation [1] | 3,555 | 3,485 | 14,433 | 17,264 | ||||
General and administrative | 8,643 | 5,278 | 32,365 | 20,856 | ||||
Depreciation and amortization | 54,099 | 32,955 | 195,854 | 130,464 | ||||
Total operating expenses | 103,959 | 94,068 | 474,722 | 294,458 | ||||
Operating income (loss) before (loss) gain | 14,431 | (11,591) | (28,284) | 40,698 | ||||
Gain on sale of real estate investments | (7,247) | 3,982 | 61,368 | 4,757 | ||||
Operating income (loss) | 7,184 | (7,609) | 33,084 | 45,455 | ||||
Other income (expense): | ||||||||
Interest expense | (34,454) | (22,857) | (118,925) | (81,784) | ||||
Other income | 1 | 29 | 988 | 91 | ||||
(Loss) gain on non-designated derivatives | — | (3,950) | 2,250 | (3,950) | ||||
Total other expense, net | (34,453) | (26,778) | (115,687) | (85,643) | ||||
Net loss | (27,269) | (34,387) | (82,603) | (40,188) | ||||
Net loss attributable to non-controlling | 43 | 5 | 97 | 9 | ||||
Allocation for preferred stock | (5,837) | (5,837) | (23,348) | (23,262) | ||||
Net loss attributable to common | $ (33,063) | $ (40,219) | $ (105,854) | $ (63,441) | ||||
Basic and Diluted Net Loss Per Share: | ||||||||
Weighted-average shares outstanding — Basic and Diluted | 133,716,340 | 123,220,597 | 132,036,958 | 115,404,635 | ||||
Net loss per share attributable to common stockholders — Basic and Diluted | $ (0.25) | $ (0.33) | $ (0.81) | $ (0.56) |
______ |
[1] Includes expense related to the amortization of the Company's restricted common shares and LTIP Units. |
Quarterly Reconciliation of Non-GAAP Measures (Unaudited) (In thousands) | |||||||||||
Three Months Ended | Year Ended | ||||||||||
|
|
|
| ||||||||
EBITDA | |||||||||||
Net income (loss) | $ 45,835 | $ (50,480) | $ (50,689) | $ (27,269) | $ (82,603) | ||||||
Depreciation and amortization | 37,688 | 46,573 | 57,494 | 54,099 | 195,854 | ||||||
Interest expense | 23,740 | 28,329 | 32,402 | 34,454 | 118,925 | ||||||
EBITDA | 107,263 | 24,422 | 39,207 | 61,284 | 232,176 | ||||||
Impairment of real estate assets | 5,942 | 58,954 | 30,046 | 2,323 | 97,265 | ||||||
Acquisition, transaction and other | 279 | 206 | 210 | 526 | 1,221 | ||||||
Equity-based compensation [1] | 3,498 | 3,523 | 3,857 | 3,555 | 14,433 | ||||||
(Gain) loss on sale of real estate | (53,569) | (13,438) | (1,608) | 7,247 | (61,368) | ||||||
Other income | (18) | (944) | (25) | (1) | (988) | ||||||
Gain on non-designated derivatives | (2,250) | — | — | — | (2,250) | ||||||
Adjusted EBITDA | 61,145 | 72,723 | 71,687 | 74,934 | 280,489 | ||||||
Asset management fees to related | 7,826 | 8,296 | 7,939 | 7,965 | 32,026 | ||||||
General and administrative | 6,833 | 8,390 | 8,499 | 8,643 | 32,365 | ||||||
NOI | 75,804 | 89,409 | 88,125 | 91,542 | 344,880 | ||||||
Amortization of market lease and | (1,098) | (1,582) | (574) | (1,042) | (4,296) | ||||||
Straight-line rent | (1,114) | (1,509) | (2,586) | (2,794) | (8,003) | ||||||
Cash NOI | $ 73,592 | $ 86,318 | $ 84,965 | $ 87,706 | $ 332,581 | ||||||
Cash Paid for Interest: | |||||||||||
Interest expense | $ 23,740 | $ 28,329 | $ 32,402 | $ 34,454 | $ 118,925 | ||||||
Amortization of deferred financing | (2,893) | (3,236) | (3,474) | (3,498) | (13,101) | ||||||
Amortization of mortgage premiums | 13 | (174) | (454) | (477) | (1,092) | ||||||
Total cash paid for interest | $ 20,860 | $ 24,919 | $ 28,474 | $ 30,479 | $ 104,732 |
—— |
[1] Includes expense related to the amortization of the Company's restricted common shares and LTIP Units. |
Quarterly Reconciliation of Non-GAAP Measures (Unaudited) (In thousands) | ||||||||||
Three Months Ended | Year Ended | |||||||||
|
|
|
| |||||||
Net income (loss) attributable to common | $ 39,934 | $ (56,259) | $ (56,466) | $ (33,063) | $ (105,854) | |||||
Impairment of real estate investments | 5,942 | 58,954 | 30,046 | 2,323 | 97,265 | |||||
Depreciation and amortization | 37,688 | 46,573 | 57,494 | 54,099 | 195,854 | |||||
Gain on sale of real estate investments | (53,569) | (13,438) | (1,608) | 7,247 | (61,368) | |||||
Proportionate share of adjustments for non- | 13 | (113) | (115) | (82) | (297) | |||||
FFO attributable to common stockholders [1] | 30,008 | 35,717 | 29,351 | 30,524 | 125,600 | |||||
Acquisition, transaction and other costs [2] | 279 | 206 | 210 | 526 | 1,221 | |||||
Legal fees and expenses — COVID-19 lease disputes [3] | (8) | 58 | 7 | 55 | 112 | |||||
Amortization of market lease and other | (1,098) | (1,582) | (574) | (1,042) | (4,296) | |||||
Straight-line rent | (1,114) | (1,509) | (2,586) | (2,794) | (8,003) | |||||
Straight-line rent (rent deferral agreements) [4] | (442) | (446) | (27) | (14) | (929) | |||||
Amortization of mortgage premiums and | (13) | 174 | 454 | 477 | 1,092 | |||||
Gain on non-designated derivatives [5] | (2,250) | — | — | — | (2,250) | |||||
Equity-based compensation [6] | 3,498 | 3,523 | 3,857 | 3,555 | 14,433 | |||||
Amortization of deferred financing costs, net | 2,893 | 3,236 | 3,474 | 3,498 | 13,101 | |||||
Gain on settlement of Prairie Towne liens [7] | — | (887) | — | — | (887) | |||||
Expenses attributable to 2023 proxy contest and | — | — | — | 788 | 788 | |||||
Proportionate share of adjustments for non- | (2) | (5) | (6) | (13) | (26) | |||||
AFFO attributable to common stockholders [1] | $ 31,751 | $ 38,485 | $ 34,160 | $ 35,560 | $ 139,956 |
______ | |
[1] | FFO and AFFO for the three months ended |
[2] | Primarily includes prepayment costs incurred in connection with early debt extinguishment as well as litigation costs related to the Merger. |
[3] | Reflects legal costs incurred related to disputes with tenants due to store closures or other challenges resulting from COVID-19. The tenants involved in these disputes had not recently defaulted on their rent and, prior to the second and third quarters of 2020, had recently exhibited a pattern of regular payment. Based on the tenants involved in these matters, their history of rent payments, and the impact of the pandemic on current economic conditions, the Company views these costs as COVID-19-related and separable from our ordinary general and administrative expenses related to tenant defaults. The Company engaged counsel in connection with these issues separate and distinct from counsel the Company typically engages for tenant defaults. The amount reflects what the Company believes to be only those incremental legal costs above what the Company typically incurs for tenant-related dispute issues. The Company may continue to incur these COVID-19 related legal costs in the future. |
[4] | Represents amounts related to deferred rent pursuant to lease negotiations which qualify for FASB relief for which rent was deferred but not reduced. These amounts are included in the straight-line rent receivable on the Company's consolidated balance sheet but are considered to be earned revenue attributed to the current period for rent that was deferred for purposes of AFFO as they are expected to be collected. Accordingly, when the deferred amounts are collected, the amounts reduce AFFO. For rent abatements (including those qualified for FASB relief), where contractual rent has been reduced, the reduction in revenue is reflected over the remaining lease term for accounting purposes but represents a permanent reduction in revenue and the Company has, accordingly reduced its AFFO. |
[5] | In the first quarter of 2022, the Company recognized a gain of |
[6] | Includes expense related to the amortization of the Company's restricted common shares and LTIP Units related to its multi-year outperformance agreements for all periods presented. |
[7] | Included in other income for the three months ended |
[8] | Amount relates to costs incurred for the 2023 proxy, including related litigation, that were specifically related to the Company's 2023 proxy contest and related litigation. The Company does not consider these expenses to be part of its normal operating performance and has, accordingly, increased its AFFO for this amount. |
Quarterly Reconciliation of Non-GAAP Measures (Unaudited) (In thousands) | ||||
Three Months | Year Ended | |||
Net loss attributable to stockholders (in accordance with GAAP) | $ (40,219) | $ (63,441) | ||
Impairment of real estate investments | 28,616 | 33,261 | ||
Depreciation and amortization | 32,955 | 130,464 | ||
Gain on sale of real estate investments | (3,982) | (4,757) | ||
Proportionate share of adjustments for non-controlling interests to arrive at FFO | 53 | (198) | ||
FFO attributable to stockholders | 17,423 | 95,329 | ||
Acquisition, transaction and other costs | 774 | 4,378 | ||
Legal fees and expenses — COVID-19 lease disputes | 200 | 422 | ||
Amortization of market lease and other intangibles, net | (1,175) | (4,625) | ||
Straight-line rent | (1,897) | (6,775) | ||
Straight-line rent (rent deferral agreements) | (694) | (3,669) | ||
Amortization of mortgage premiums and discounts on borrowings | 4 | (968) | ||
Loss on non-designated derivatives | 3,950 | 3,950 | ||
Equity-based compensation | 3,485 | 17,264 | ||
Amortization of deferred financing costs, net | 4,743 | 12,733 | ||
Proportionate share of adjustments for non-controlling interest to arrive at AFFO | 3 | (26) | ||
AFFO attributable to stockholders | $ 26,816 | $ 118,013 |
Quarterly Reconciliation of Non-GAAP Measures (Unaudited) (In thousands) | ||||
Three | Year Ended | |||
Adjusted EBITDA | ||||
Net loss | $ (34,387) | $ (40,188) | ||
Depreciation and amortization | 32,955 | 130,464 | ||
Interest expense | 22,857 | 81,784 | ||
Impairment of real estate assets | 28,616 | 33,261 | ||
Acquisition, transaction and other costs | 774 | 4,378 | ||
Equity-based compensation | 3,485 | 17,264 | ||
Gain on sale of real estate investments | (3,982) | (4,757) | ||
Other income | (29) | (91) | ||
Loss on non-designated derivatives | 3,950 | 3,950 | ||
Adjusted EBITDA | 54,239 | 226,065 | ||
Asset management fees to related party | 7,681 | 32,804 | ||
General and administrative | 5,278 | 20,856 | ||
NOI | 67,198 | 279,725 | ||
Amortization of market lease and other intangibles, net | (1,175) | (4,625) | ||
Straight-line rent | (1,897) | (6,775) | ||
Cash NOI | $ 64,126 | $ 268,325 |
Non-GAAP Financial Measures
This release discusses non-GAAP financial measures we use to evaluate our performance, including FFO, AFFO, Adjusted Earnings before Interest, Taxes, Depreciation and Amortization ("Adjusted EBITDA"), Net Operating Income ("NOI") and Cash NOI. While NOI is a property-level measure, AFFO is based on total Company performance and therefore reflects the impact of other items not specifically associated with NOI such as, interest expense, general and administrative expenses and operating fees to related parties. Additionally, NOI as defined herein, does not reflect an adjustment for straight-line rent but AFFO does include this adjustment. A description of these non-GAAP measures and reconciliations to the most directly comparable GAAP measure, which is net income (loss), is provided below. Adjustments for unconsolidated partnerships and joint ventures are calculated to exclude the proportionate share of the non-controlling interest to arrive at FFO, AFFO and NOI attributable to stockholders.
Caution on Use of Non-GAAP Measures
FFO, AFFO, Adjusted EBITDA, NOI and Cash NOI should not be construed to be more relevant or accurate than the current GAAP methodology in calculating net income or in its applicability in evaluating our operating performance. The method utilized to evaluate the value and performance of real estate under GAAP should be construed as a more relevant measure of operational performance and considered more prominently than the non-GAAP measures.
Other REITs may not define FFO in accordance with the current NAREIT, an industry trade group, definition (as we do), or may interpret the current NAREIT definition differently than we do, or may calculate AFFO differently than we do. Consequently, our presentation of FFO and AFFO may not be comparable to other similarly titled measures presented by other REITs.
We consider FFO and AFFO useful indicators of our performance. Because FFO and AFFO calculations exclude such factors as depreciation and amortization of real estate assets and gains or 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), FFO and AFFO presentations facilitate comparisons of operating performance between periods and between other REITs in our peer group.
As a result, we believe that the use of FFO and AFFO, together with the required GAAP presentations, provide a more complete understanding of our performance, including relative to our peers and a more informed and appropriate basis on which to make decisions involving operating, financing, and investing activities. However, FFO and AFFO are not indicative of cash available to fund ongoing cash needs, including the ability to pay cash dividends. Investors are cautioned that FFO and AFFO should only be used to assess the sustainability of our operating performance excluding these activities, as they exclude certain costs that have a negative effect on our operating performance during the periods in which these costs are incurred.
Funds from Operations and Adjusted Funds from Operations
Funds from Operations
Due to certain unique operating characteristics of real estate companies, as discussed below, NAREIT, an industry trade group, has promulgated a performance measure known as FFO, which we believe to be an appropriate supplemental measure to reflect the operating performance of a REIT. FFO is not equivalent to net income or loss as determined under GAAP.
We calculate FFO, a non-GAAP measure, consistent with the standards established over time by the
The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, and straight-line amortization of intangibles, which implies that the value of a real estate asset diminishes predictably over time. We believe that, because real estate values historically rise and fall with market conditions, including inflation, interest rates, unemployment and consumer spending, presentations of operating results for a REIT using historical accounting for depreciation and certain other items may be less informative. Historical accounting for real estate involves the use of GAAP. Any other method of accounting for real estate such as the fair value method cannot be construed to be any more accurate or relevant than the comparable methodologies of real estate valuation found in GAAP. Nevertheless, we believe that the use of FFO, which excludes the impact of real estate related depreciation and amortization, among other things, provides a more complete understanding of our performance to investors and to management, and when compared year over year, reflects the impact on our operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may not be immediately apparent from net income.
Adjusted Funds from Operations
In calculating AFFO, we start with FFO, then we exclude certain income or expense items from AFFO that we consider to be more reflective of investing activities, such as non-cash income and expense items and the income and expense effects of other activities that are not a fundamental attribute of our day to day operating business plan, such as amounts related to litigation arising out of the Company's 2017 merger with
In calculating AFFO, we exclude certain expenses which under GAAP are characterized as operating expenses in determining operating net income (loss). All paid and accrued merger, acquisition and transaction related fees and certain other expenses, including costs incurred for the 2023 proxy that were specifically related to our 2023 proxy contest and related litigation, negatively impact our operating performance during the period in which expenses are incurred or properties are acquired and will also have negative effects on returns to investors but are not reflective of our on-going performance. In addition, legal fees and expense associated with COVID-19-related lease disputes involving certain tenants negatively impact our operating performance but are not reflective of our on-going performance. Further, under GAAP, certain contemplated non-cash fair value and other non-cash adjustments are considered operating non-cash adjustments to net income (loss). In addition, as discussed above, we view gains and losses from fair value adjustments as items which are unrealized and may not ultimately be realized and not reflective of ongoing operations and are therefore typically adjusted for when assessing operating performance. Excluding income and expense items detailed above from our calculation of AFFO provides information consistent with management's analysis of our operating performance. Additionally, fair value adjustments, which are based on the impact of current market fluctuations and underlying assessments of general market conditions but can also result from operational factors such as rental and occupancy rates, may not be directly related or attributable to our current operating performance. By excluding such changes that may reflect anticipated and unrealized gains or losses, we believe AFFO provides useful supplemental information. By providing AFFO, we believe we are presenting useful information that can be used, among other things, to assess our performance without the impact of transactions or other items that are not related to our portfolio of properties. AFFO presented by us may not be comparable to AFFO reported by other REITs that define AFFO differently. Furthermore, we believe that in order to facilitate a clear understanding of our operating results, AFFO should be examined in conjunction with net income (loss) calculated in accordance with GAAP and presented in our consolidated financial statements. AFFO should not be considered as an alternative to net income (loss) as an indication of our performance or to cash flows as a measure of our liquidity or ability to pay dividends. FFO and AFFO may include income from lease termination fees, which is recorded in revenue from tenants in our consolidated statements of operations.
Adjusted Earnings before Interest, Taxes, Depreciation and Amortization, Net Operating Income and Cash Net Operating Income.
We believe that Adjusted EBITDA, which is defined as earnings before interest, taxes, depreciation and amortization adjusted for acquisition and transaction-related expenses, other non-cash items such as expense related to our multi-year outperformance agreement with the Advisor and including our pro-rata share from unconsolidated joint ventures, is an appropriate measure of our ability to incur and service debt. Adjusted EBITDA should not be considered as an alternative to cash flows from operating activities, as a measure of our liquidity or as an alternative to net income (loss) as an indicator of our operating activities. Other REITs may calculate Adjusted EBITDA differently and our calculation should not be compared to that of other REITs.
NOI is a non-GAAP financial measure used by us to evaluate the operating performance of our real estate. NOI is equal to total revenues, excluding contingent purchase price consideration, less property operating and maintenance expense. NOI excludes all other items of expense and income included in the financial statements in calculating net income (loss). We believe NOI provides useful and relevant information because it reflects only those income and expense items that are incurred at the property level and presents such items on an unleveraged basis. We use NOI to assess and compare property level performance and to make decisions concerning the operations of the properties. Further, we believe NOI is useful to investors as a performance measure because, when compared across periods, NOI reflects the impact on operations from trends in occupancy rates, rental rates, operating expenses and acquisition activity on an unleveraged basis, providing perspective not immediately apparent from net income (loss). NOI excludes certain items included in calculating net income (loss) in order to provide results that are more closely related to a property's results of operations. For example, interest expense is not necessarily linked to the operating performance of a real estate asset. In addition, depreciation and amortization, because of historical cost accounting and useful life estimates, may distort operating performance at the property level. NOI presented by us may not be comparable to NOI reported by other REITs that define NOI differently. We believe that in order to facilitate a clear understanding of our operating results, NOI should be examined in conjunction with net income (loss) as presented in our consolidated financial statements. NOI should not be considered as an alternative to net income (loss) as an indication of our performance or to cash flows as a measure of our liquidity or our ability to pay dividends.
Cash NOI is a non-GAAP financial measure that is intended to reflect the performance of our properties. We define Cash NOI as NOI excluding amortization of above/below market lease intangibles and straight-line adjustments that are included in GAAP lease revenues. We believe that Cash NOI is a helpful measure that both investors and management can use to evaluate the current financial performance of our properties and it allows for comparison of our operating performance between periods and to other REITs. Cash NOI should not be considered as an alternative to net income (loss), as an indication of our financial performance, or to cash flows as a measure of liquidity or our ability to fund all needs. The method by which we calculate and present Cash NOI may not be directly comparable to the way other REITs calculate and present Cash NOI.
Cash paid for interest is calculated based on the interest expense less non-cash portion of interest expense and amortization of mortgage (discount) premium, net. Management believes that cash paid for interest provides useful information to investors to assess our overall solvency and financial flexibility. Cash paid for interest should not be considered as an alternative to interest expense as determined in accordance with GAAP or any other GAAP financial measures and should only be considered together with and as a supplement to our financial information prepared in accordance with GAAP.
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