SL Green Realty Corp. Reports Second Quarter 2022 EPS of $(0.70) Per Share; and FFO of $1.87 Per Share
SL Green Realty Corp. reported a net loss of $43.9 million ($0.70 per share) for Q2 2022, a significant drop from a net income of $105.3 million ($1.56 per share) in Q2 2021. Funds from operations (FFO) increased to $128.8 million ($1.87 per share), up from $117.7 million in the prior year. The company signed 39 Manhattan office leases covering 188,822 square feet, with a 92.0% occupancy rate. Major transactions included the acquisition of 450 Park Avenue for $445 million and the sale of properties for a total of $221.5 million.
- FFO increased to $128.8 million ($1.87 per share) for Q2 2022 compared to $117.7 million ($1.60 per share) in Q2 2021.
- Same-store cash NOI increased by 6.7% for Q2 2022.
- Signed 39 Manhattan office leases totaling 188,822 square feet.
- Successfully closed acquisition of 450 Park Avenue for $445 million with a retained 25.1% interest.
- Sale of a vacant office condo at 609 Fifth Avenue generated net proceeds of $97.2 million.
- Net loss of $43.9 million ($0.70 per share) in Q2 2022 compared to net income of $105.3 million ($1.56 per share) in Q2 2021.
- Net loss included $70.7 million in losses from real estate sales and non-cash adjustments.
- Occupancy rate declined to 92.0% from 92.7% in the previous quarter.
- Average starting rents for new leases decreased by 3.2% and 12.1% for Q2 2022 and the first six months, respectively.
Financial and Operating Highlights
- Net loss attributable to common stockholders of
$0.70 per share for the second quarter of 2022 as compared to net income of$1.56 per share for the same period in 2021. - Funds from operations, or FFO, of
$1.87 per share for the second quarter of 2022, net of a$6.2 million , or$0.09 per share, fair value adjustment for marketable securities, as compared to$1.60 per share for the same period in 2021. FFO for the second quarter of 2022 included$4.7 million , or$0.07 per share, of fee income related to the acquisition of 450 Park Avenue and$5.0 million , or$0.07 per share, of income related to the resolution of the Company's investment in 1591-1597 Broadway. - Signed 39 Manhattan office leases covering 188,822 square feet in the second quarter of 2022 and 76 Manhattan office leases covering 1,009,811 square feet for the first six months of 2022. The mark-to-market on signed Manhattan office leases was
3.2% lower for the second quarter and12.1% lower for the first six months of 2022 than the previous fully escalated rents on the same spaces. - Same-store cash net operating income, or NOI, including the Company's share of same-store cash NOI from unconsolidated joint ventures, increased by
6.7% for the second quarter of 2022 and increased by7.8% for the first six months of 2022 as compared to the same period in 2021, excluding lease termination income. - Manhattan same-store office occupancy was
92.0% as of June 30, 2022, inclusive of leases signed but not yet commenced.
Investing Highlights
- Closed on the previously announced acquisition of 450 Park Avenue for
$445.0 million in a newly formed joint venture with institutional investors from South Korea and Israel. SL Green retained a25.1% interest in the property. The partnership financed the acquisition with a$267.0 million senior mortgage financing, which has a term of up to 5 years and bears interest at a floating rate of2.10% over Term SOFR. - Closed on the sale of the vacant office condominium at 609 Fifth Avenue to a domestic investor for a gross sales price of
$100.5 million . The transaction generated net cash proceeds to the Company of$97.2 million . - Conveyed 1591-1597 Broadway for a gross sales price of
$121.0 million . The transaction generated net cash proceeds to the Company of$120.9 million .
Financing Highlights
- Closed on the refinancing of 100 Church Street. The new
$370.0 million mortgage loan, which replaces the previous$197.8 million mortgage, has a term of up to 5 years and bears interest at a floating rate of2.00% over Term SOFR.
ESG Highlights
- Received a 2022 ENERGY STAR Partner of the Year Sustained Excellence Award, the highest level of U.S. Environmental Protection Agency (EPA) recognition, for the fifth consecutive year. Less than one percent of 18,000 U.S. Environmental Protection Agency (EPA) partners achieve the Sustained Excellence distinction.
NEW YORK, July 20, 2022 (GLOBE NEWSWIRE) -- SL Green Realty Corp. (the "Company") (NYSE: SLG) today reported a net loss attributable to common stockholders for the quarter ended June 30, 2022 of
The Company also reported net loss attributable to common stockholders for the six months ended June 30, 2022 of
The Company reported FFO for the quarter ended June 30, 2022 of
The Company also reported FFO for the six months ended June 30, 2022 of
All per share amounts are presented on a diluted basis.
Operating and Leasing Activity
Same-store cash NOI, including our share of same-store cash NOI from unconsolidated joint ventures, increased by
Same-store cash NOI, including our share of same-store cash NOI from unconsolidated joint ventures, increased by
During the second quarter of 2022, the Company signed 39 office leases in its Manhattan office portfolio totaling 188,822 square feet. The average lease term on the Manhattan office leases signed in the second quarter of 2022 was 6.0 years and average tenant concessions were 4.6 months of free rent with a tenant improvement allowance of
During the first six months of 2022, the Company signed 76 office leases in its Manhattan office portfolio totaling 1,009,811 square feet. The average lease term on the Manhattan office leases signed in the first six months of 2022 was 8.8 years and average tenant concessions were 10.0 months of free rent with a tenant improvement allowance of
Occupancy in the Company's Manhattan same-store office portfolio was
Significant leases signed in the second quarter include:
- Early renewal with Berkeley Research Group for 34,640 square feet at 810 Seventh Avenue;
- Early renewal with Permanent Mission to the Republic of Poland to the United Nations for 17,890 square feet at 750 Third Avenue;
- New lease with Grassi & Co., Certified Public Accountants P.C. for 11,779 square feet at 750 Third Avenue;
- Two new leases totaling 16,793 square feet at 10 East 53rd Street; and
- Two new leases totaling 8,471 square feet at One Vanderbilt Avenue.
Investment Activity
To date in 2022, the Company has repurchased 2.0 million shares of its common stock and redeemed 0.2 million units of its Operating Partnership, or OP units, bringing total repurchases and redemptions to 38.1 million shares of common stock and 2.0 million OP units under the previously announced
In June, the Company closed on the previously announced acquisition of 450 Park Avenue for
In June, the Company closed on the sale of the vacant office condominium at 609 Fifth Avenue to a domestic investor for a gross sales price of
In May, the Company conveyed the fee position in 1591-1597 Broadway for
Debt and Preferred Equity Investment Activity
The carrying value of the Company’s debt and preferred equity ("DPE") portfolio was
Financing Activity
In June, the Company closed on the refinancing of 100 Church Street. The new
ESG
In May, the Company announced that it has received a 2022 ENERGY STAR Partner of the Year Sustained Excellence Award for the fifth consecutive year. This award honors organizations across the United States that have implemented distinguished corporate energy management programs. Less than one percent of 18,000 U.S. Environmental Protection Agency (EPA) partners achieve the Sustained Excellence distinction.
The U.S. Department of Energy and EPA awarded SL Green this award, the highest level of EPA recognition, for its extensive tenant outreach on energy efficiency, educational programs and widespread promotion of ENERGY STAR tools and best practices. As a continued leader in this space, SL Green achieved ENERGY STAR labels for 11 buildings across its industry-leading portfolio in 2021, representing an impressive
Dividends
In the second quarter of 2022, the Company declared:
- Three monthly ordinary dividends on its outstanding common stock of
$0.31 08 per share, which were paid on May 16, June 15, and July 15, 2022, equating to an annualized dividend of$3.73 per share of common stock; and - Quarterly dividend on its outstanding
6.50% Series I Cumulative Redeemable Preferred Stock of$0.40 625 per share for the period April 15, 2022 through and including July 14, 2022, which was paid on July 15, 2022 and is the equivalent of an annualized dividend of$1.62 5 per share.
Conference Call and Audio Webcast
The Company's executive management team, led by Marc Holliday, Chairman and Chief Executive Officer, will host a conference call and audio webcast on Thursday, July 21, 2022, at 2:00 pm ET to discuss the financial results.
The supplemental data will be available prior to the quarterly conference call in the Investors section of the SL Green Realty Corp. website at www.slgreen.com under “Financial Reports.”
The live conference call will be webcast in listen-only mode and a replay will be available in the Investors section of the SL Green Realty Corp. website at www.slgreen.com under “Presentations & Webcasts.”
Company Profile
SL Green Realty Corp., Manhattan's largest office landlord, is a fully integrated real estate investment trust, or REIT, that is focused primarily on acquiring, managing and maximizing value of Manhattan commercial properties. As of June 30, 2022, SL Green held interests in 64 buildings totaling 34.4 million square feet. This included ownership interests in 26.3 million square feet of Manhattan buildings and 7.2 million square feet securing debt and preferred equity investments.
To obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at investor.relations@slgreen.com.
Disclaimers
Non-GAAP Financial Measures
During the quarterly conference call, the Company may discuss non-GAAP financial measures as defined by SEC Regulation G. In addition, the Company has used non-GAAP financial measures in this press release. A reconciliation of each non-GAAP financial measure and the comparable GAAP financial measure can be found in this release and in the Company’s Supplemental Package.
Forward-looking Statements
This press release includes certain statements that may be deemed to be "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be covered by the safe harbor provisions thereof. All statements, other than statements of historical facts, included in this press release that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, are forward-looking statements. These forward-looking statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate. Forward-looking statements are not guarantees of future performance and actual results or developments may differ materially, and we caution you not to place undue reliance on such statements. Forward-looking statements are generally identifiable by the use of the words "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend," "project," "continue," or the negative of these words, or other similar words or terms.
Forward-looking statements contained in this press release are subject to a number of risks and uncertainties, many of which are beyond our control, that may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by forward-looking statements made by us. Factors and risks to our business that could cause actual results to differ from those contained in the forward-looking statements include risks and uncertainties described in our filings with the Securities and Exchange Commission. Except to the extent required by law, we undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.
| SL GREEN REALTY CORP. CONSOLIDATED STATEMENTS OF OPERATIONS (unaudited and in thousands, except per share data) | ||||||||||||||||
| Three Months Ended | Six Months Ended | |||||||||||||||
| June 30, | June 30, | |||||||||||||||
| Revenues: | 2022 | 2021 | 2022 | 2021 | ||||||||||||
| Rental revenue, net | $ | 136,494 | $ | 163,916 | $ | 272,970 | $ | 326,726 | ||||||||
| Escalation and reimbursement | 18,738 | 20,695 | 38,293 | 45,974 | ||||||||||||
| Investment income | 20,407 | 20,107 | 40,295 | 39,380 | ||||||||||||
| Other income | 25,806 | 13,389 | 37,851 | 32,129 | ||||||||||||
| Total revenues | 201,445 | 218,107 | 389,409 | 444,209 | ||||||||||||
| Expenses: | ||||||||||||||||
| Operating expenses, including related party expenses of | 39,557 | 43,883 | 82,140 | 86,167 | ||||||||||||
| Real estate taxes | 30,819 | 43,768 | 61,566 | 89,179 | ||||||||||||
| Operating lease rent | 6,477 | 6,707 | 13,041 | 13,446 | ||||||||||||
| Interest expense, net of interest income | 14,960 | 18,960 | 30,030 | 42,348 | ||||||||||||
| Amortization of deferred financing costs | 1,917 | 3,386 | 3,865 | 7,160 | ||||||||||||
| Depreciation and amortization | 46,914 | 57,261 | 93,897 | 120,257 | ||||||||||||
| Transaction related costs | 1 | 3 | 29 | 25 | ||||||||||||
| Marketing, general and administrative | 23,522 | 22,064 | 48,298 | 44,949 | ||||||||||||
| Total expenses | 164,167 | 196,032 | 332,866 | 403,531 | ||||||||||||
| Equity in net loss from unconsolidated joint ventures | (4,550 | ) | (12,970 | ) | (9,265 | ) | (15,834 | ) | ||||||||
| Equity in net (loss) gain on sale of interest in unconsolidated joint venture/real estate | (131 | ) | 8,471 | (131 | ) | (4,158 | ) | |||||||||
| Purchase price and other fair value adjustment | (6,168 | ) | (1,947 | ) | (6,231 | ) | 717 | |||||||||
| (Loss) gain on sale of real estate, net | (64,378 | ) | 98,960 | (65,380 | ) | 97,572 | ||||||||||
| Depreciable real estate reserves | — | 2,545 | — | (5,696 | ) | |||||||||||
| Net (loss) income | (37,949 | ) | 117,134 | (24,464 | ) | 113,279 | ||||||||||
| Net loss (income) attributable to noncontrolling interests in the Operating Partnership | 2,813 | (6,282 | ) | 2,321 | (5,806 | ) | ||||||||||
| Net (income) loss attributable to noncontrolling interests in other partnerships | (3,404 | ) | 40 | (3,261 | ) | 1,539 | ||||||||||
| Preferred unit distributions | (1,599 | ) | (1,823 | ) | (3,246 | ) | (3,669 | ) | ||||||||
| Net (loss) income attributable to SL Green | (40,139 | ) | 109,069 | (28,650 | ) | 105,343 | ||||||||||
| Perpetual preferred stock dividends | (3,737 | ) | (3,737 | ) | (7,475 | ) | (7,475 | ) | ||||||||
| Net (loss) income attributable to SL Green common stockholders | $ | (43,876 | ) | $ | 105,332 | $ | (36,125 | ) | $ | 97,868 | ||||||
| Earnings Per Share (EPS) | ||||||||||||||||
| Net (loss) income per share (Basic)(1) | $ | (0.70 | ) | $ | 1.56 | $ | (0.58 | ) | $ | 1.45 | ||||||
| Net (loss) income per share (Diluted)(1) | $ | (0.70 | ) | $ | 1.56 | $ | (0.58 | ) | $ | 1.44 | ||||||
| Funds From Operations (FFO) | ||||||||||||||||
| FFO per share (Basic)(1) | $ | 1.89 | $ | 1.65 | $ | 3.57 | $ | 3.45 | ||||||||
| FFO per share (Diluted)(1) | $ | 1.87 | $ | 1.64 | $ | 3.52 | $ | 3.42 | ||||||||
| FFO per share (Pro forma)(2) | $ | 1.87 | $ | 1.60 | $ | 3.52 | $ | 3.33 | ||||||||
| Basic ownership interest | ||||||||||||||||
| Weighted average REIT common shares for net income per share | 63,798 | 66,931 | 63,987 | 66,948 | ||||||||||||
| Weighted average partnership units held by noncontrolling interests | 4,102 | 4,093 | 4,112 | 4,121 | ||||||||||||
| Basic weighted average shares and units outstanding(1) | 67,900 | 71,024 | 68,099 | 71,069 | ||||||||||||
| Diluted ownership interest | ||||||||||||||||
| Weighted average REIT common share and common share equivalents | 64,918 | 67,579 | 65,310 | 67,717 | ||||||||||||
| Weighted average partnership units held by noncontrolling interests | 4,102 | 4,093 | 4,112 | 4,121 | ||||||||||||
| Diluted weighted average shares and units outstanding(1) | 69,020 | 71,672 | 69,422 | 71,838 | ||||||||||||
| Pro forma adjustment(2) | — | 2,055 | — | 2,061 | ||||||||||||
| Pro forma diluted weighted average shares and units outstanding(2) | 69,020 | 73,727 | 69,422 | 73,899 | ||||||||||||
(1) During the first quarter of 2022, the Company completed a reverse stock split to mitigate the dilutive impact of stock issued for a special dividend paid primarily in stock. The share-related data has been retroactively adjusted to reflect the reverse stock split.
(2) During the first quarter of 2022, the Company completed a reverse stock split and a special dividend paid primarily in stock. GAAP requires the weighted average common shares outstanding to be retroactively adjusted for all periods presented to reflect the reverse stock split. However, GAAP requires shares issued pursuant to the special dividend be included in diluted weighted average common shares outstanding only from the date on which the special dividend was declared. To facilitate comparison between the periods presented, the Company calculated Pro forma diluted weighted average shares and units outstanding, which includes the shares issued pursuant to the special dividend from the beginning of the 2021 reporting periods.
| SL GREEN REALTY CORP. CONSOLIDATED BALANCE SHEETS (in thousands, except per share data) | |||||||
| June 30, | December 31, | ||||||
| 2022 | 2021 | ||||||
| Assets | (Unaudited) | ||||||
| Commercial real estate properties, at cost: | |||||||
| Land and land interests | $ | 1,209,913 | $ | 1,350,701 | |||
| Building and improvements | 3,579,961 | 3,671,402 | |||||
| Building leasehold and improvements | 1,666,935 | 1,645,081 | |||||
| Right of use asset - operating leases | 983,723 | 983,723 | |||||
| 7,440,532 | 7,650,907 | ||||||
| Less: accumulated depreciation | (1,961,766 | ) | (1,896,199 | ) | |||
| 5,478,766 | 5,754,708 | ||||||
| Assets held for sale | — | 140,855 | |||||
| Cash and cash equivalents | 189,360 | 251,417 | |||||
| Restricted cash | 87,701 | 85,567 | |||||
| Investment in marketable securities | 26,260 | 34,752 | |||||
| Tenant and other receivables | 40,909 | 47,616 | |||||
| Related party receivables | 27,293 | 29,408 | |||||
| Deferred rents receivable | 249,998 | 248,313 | |||||
| Debt and preferred equity investments, net of discounts and deferred origination fees of | 1,134,080 | 1,088,723 | |||||
| Investments in unconsolidated joint ventures | 3,074,200 | 2,997,934 | |||||
| Deferred costs, net | 118,829 | 124,495 | |||||
| Other assets | 277,487 | 262,841 | |||||
| Total assets | $ | 10,704,883 | $ | 11,066,629 | |||
| Liabilities | |||||||
| Mortgages and other loans payable | $ | 1,526,023 | $ | 1,399,923 | |||
| Revolving credit facility | 130,000 | 390,000 | |||||
| Unsecured term loan | 1,250,000 | 1,250,000 | |||||
| Unsecured notes | 900,422 | 900,915 | |||||
| Deferred financing costs, net | (24,840 | ) | (23,808 | ) | |||
| Total debt, net of deferred financing costs | 3,781,605 | 3,917,030 | |||||
| Accrued interest payable | 11,862 | 12,698 | |||||
| Accounts payable and accrued expenses | 145,237 | 157,571 | |||||
| Deferred revenue | 104,295 | 107,275 | |||||
| Lease liability - financing leases | 103,561 | 102,914 | |||||
| Lease liability - operating leases | 852,614 | 851,370 | |||||
| Dividend and distributions payable | 24,456 | 187,372 | |||||
| Security deposits | 54,696 | 52,309 | |||||
| Liabilities related to assets held for sale | — | 64,120 | |||||
| Junior subordinate deferrable interest debentures held by trusts that issued trust preferred securities | 100,000 | 100,000 | |||||
| Other liabilities | 264,876 | 195,390 | |||||
| Total liabilities | 5,443,202 | 5,748,049 | |||||
| Commitments and contingencies | — | — | |||||
| Noncontrolling interest in the Operating Partnership | 334,974 | 344,252 | |||||
| Preferred units | 177,943 | 196,075 | |||||
| Equity | |||||||
| Stockholders’ equity: | |||||||
| Series I Preferred Stock, | 221,932 | 221,932 | |||||
| Common stock, | 655 | 672 | |||||
| Additional paid-in capital | 3,801,272 | 3,739,409 | |||||
| Treasury stock at cost | (128,655 | ) | (126,160 | ) | |||
| Accumulated other comprehensive income (loss) | 8,595 | (46,758 | ) | ||||
| Retained earnings | 779,999 | 975,781 | |||||
| Total SL Green Realty Corp. stockholders’ equity | 4,683,798 | 4,764,876 | |||||
| Noncontrolling interests in other partnerships | 64,966 | 13,377 | |||||
| Total equity | 4,748,764 | 4,778,253 | |||||
| Total liabilities and equity | $ | 10,704,883 | $ | 11,066,629 | |||
| SL GREEN REALTY CORP. RECONCILIATION OF NON-GAAP FINANCIAL MEASURES (unaudited and in thousands, except per share data) | ||||||||||||||
| Three Months Ended | Six Months Ended | |||||||||||||
| June 30, | June 30, | |||||||||||||
| Funds From Operations (FFO) Reconciliation: | 2022 | 2021 | 2022 | 2021 | ||||||||||
| Net (loss) income attributable to SL Green common stockholders | $ | (43,876 | ) | $ | 105,332 | $ | (36,125 | ) | $ | 97,868 | ||||
| Add: | ||||||||||||||
| Depreciation and amortization | 46,914 | 57,261 | 93,897 | 120,257 | ||||||||||
| Joint venture depreciation and noncontrolling interest adjustments | 61,030 | 59,485 | 121,462 | 115,187 | ||||||||||
| Net income attributable to noncontrolling interests | 591 | 6,242 | 940 | 4,267 | ||||||||||
| Less: | ||||||||||||||
| Loss (gain) on sale of real estate, net | (64,378 | ) | 98,960 | (65,380 | ) | 97,572 | ||||||||
| Equity in net (loss) gain on sale of interest in unconsolidated joint venture/real estate | (131 | ) | 8,471 | (131 | ) | (4,158 | ) | |||||||
| Purchase price and other fair value adjustments | — | — | — | 2,664 | ||||||||||
| Depreciable real estate reserves | — | 2,545 | — | (5,696 | ) | |||||||||
| Depreciation on non-rental real estate assets | 415 | 672 | 1,136 | 1,199 | ||||||||||
| FFO attributable to SL Green common stockholders and unit holders | $ | 128,753 | $ | 117,672 | $ | 244,549 | $ | 245,998 | ||||||
| Three Months Ended | Six Months Ended | ||||||||||||||
| June 30, | June 30, | ||||||||||||||
| Operating income and Same-store NOI Reconciliation: | 2022 | 2021 | 2022 | 2021 | |||||||||||
| Net (loss) income | $ | (37,949 | ) | $ | 117,134 | $ | (24,464 | ) | $ | 113,279 | |||||
| Equity in net loss (gain) on sale of interest in unconsolidated joint venture/real estate | 131 | (8,471 | ) | 131 | 4,158 | ||||||||||
| Purchase price and other fair value adjustments | 6,168 | 1,947 | 6,231 | (717 | ) | ||||||||||
| Loss (gain) on sale of real estate, net | 64,378 | (98,960 | ) | 65,380 | (97,572 | ) | |||||||||
| Depreciable real estate reserves | — | (2,545 | ) | — | 5,696 | ||||||||||
| Depreciation and amortization | 46,914 | 57,261 | 93,897 | 120,257 | |||||||||||
| Interest expense, net of interest income | 14,960 | 18,960 | 30,030 | 42,348 | |||||||||||
| Amortization of deferred financing costs | 1,917 | 3,386 | 3,865 | 7,160 | |||||||||||
| Operating income | 96,519 | 88,712 | 175,070 | 194,609 | |||||||||||
| Equity in net loss from unconsolidated joint ventures | 4,550 | 12,970 | 9,265 | 15,834 | |||||||||||
| Marketing, general and administrative expense | 23,522 | 22,064 | 48,298 | 44,949 | |||||||||||
| Transaction related costs, net | 1 | 3 | 29 | 25 | |||||||||||
| Investment income | (20,407 | ) | (20,107 | ) | (40,295 | ) | (39,380 | ) | |||||||
| Non-building revenue | (20,428 | ) | (8,027 | ) | (21,877 | ) | (12,488 | ) | |||||||
| Net operating income (NOI) | 83,757 | 95,615 | 170,490 | 203,549 | |||||||||||
| Equity in net loss from unconsolidated joint ventures | (4,550 | ) | (12,970 | ) | (9,265 | ) | (15,834 | ) | |||||||
| SLG share of unconsolidated JV depreciation and amortization | 59,325 | 58,537 | 117,455 | 113,812 | |||||||||||
| SLG share of unconsolidated JV interest expense, net of interest income | 47,336 | 34,274 | 92,573 | 67,701 | |||||||||||
| SLG share of unconsolidated JV amortization of deferred financing costs | 2,894 | 3,545 | 5,784 | 6,430 | |||||||||||
| SLG share of unconsolidated JV loss on early extinguishment of debt | 318 | 941 | 318 | 941 | |||||||||||
| SLG share of unconsolidated JV investment income | (307 | ) | (314 | ) | (610 | ) | (610 | ) | |||||||
| SLG share of unconsolidated JV non-building revenue | (2,418 | ) | (599 | ) | (2,858 | ) | (2,186 | ) | |||||||
| NOI including SLG share of unconsolidated JVs | 186,355 | 179,029 | 373,887 | 373,803 | |||||||||||
| NOI from other properties/affiliates | (33,387 | ) | (29,700 | ) | (65,629 | ) | (77,093 | ) | |||||||
| Same-store NOI | 152,968 | 149,329 | 308,258 | 296,710 | |||||||||||
| Ground lease straight-line adjustment | 204 | 204 | 408 | 408 | |||||||||||
| SLG share of unconsolidated JV ground lease straight-line adjustment | 192 | 232 | 385 | 465 | |||||||||||
| Straight-line and free rent | (1,099 | ) | (4,533 | ) | (3,042 | ) | (5,149 | ) | |||||||
| Amortization of acquired above and below-market leases, net | 13 | (100 | ) | (48 | ) | (195 | ) | ||||||||
| SLG share of unconsolidated JV straight-line and free rent | 2,718 | (2,397 | ) | 4,999 | (10,052 | ) | |||||||||
| SLG share of unconsolidated JV amortization of acquired above and below-market leases, net | (4,457 | ) | (4,816 | ) | (9,053 | ) | (9,103 | ) | |||||||
| Same-store cash NOI | $ | 150,539 | $ | 137,919 | $ | 301,907 | $ | 273,084 | |||||||
| Lease termination income | (495 | ) | (1,095 | ) | (663 | ) | (1,100 | ) | |||||||
| SLG share of unconsolidated JV lease termination income | (4,328 | ) | (247 | ) | (8,380 | ) | (254 | ) | |||||||
| Same-store cash NOI excluding lease termination income | $ | 145,716 | $ | 136,577 | $ | 292,864 | $ | 271,730 | |||||||
SL GREEN REALTY CORP.
NON-GAAP FINANCIAL MEASURES - DISCLOSURES
Funds from Operations (FFO)
FFO is a widely recognized non-GAAP financial measure of REIT performance. The Company computes FFO in accordance with standards established by NAREIT, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The revised White Paper on FFO approved by the Board of Governors of NAREIT in April 2002, and subsequently amended, defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of properties, and real estate related impairment charges, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.
The Company presents FFO because it considers it an important supplemental measure of the Company’s operating performance and believes that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, particularly those that own and operate commercial office properties. The Company also uses FFO as one of several criteria to determine performance-based bonuses for members of its senior management. FFO is intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO excludes depreciation and amortization unique to real estate, gains and losses from property dispositions, and real estate related impairment charges, it provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, and interest costs, providing perspective not immediately apparent from net income. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance or to cash flow from operating activities (determined in accordance with GAAP) as a measure of the Company’s liquidity, nor is it indicative of funds available to fund the Company’s cash needs, including the Company's ability to make cash distributions.
Funds Available for Distribution (FAD)
FAD is a non-GAAP financial measure that is calculated as FFO plus non-real estate depreciation, allowance for straight line credit loss, adjustment for straight line operating lease rent, non-cash deferred compensation, and pro-rata adjustments for these items from the Company's unconsolidated JVs, less straight line rental income, free rent net of amortization, second cycle tenant improvement and leasing costs, and recurring capital expenditures.
FAD is not intended to represent cash flow for the period and is not indicative of cash flow provided by operating activities as determined in accordance with GAAP. FAD is presented solely as a supplemental disclosure with respect to liquidity because the Company believes it provides useful information regarding the Company’s ability to fund its dividends. Because all companies do not calculate FAD the same way, the presentation of FAD may not be comparable to similarly titled measures of other companies. FAD does not represent cash flow from operating, investing and finance activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity.
Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre)
EBITDAre is a non-GAAP financial measure. The Company computes EBITDAre in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The White Paper on EBITDAre approved by the Board of Governors of NAREIT in September 2017 defines EBITDAre as net income (loss) (computed in accordance with Generally Accepted Accounting Principles, or GAAP), plus interest expense, plus income tax expense, plus depreciation and amortization, plus (minus) losses and gains on the disposition of depreciated property, plus impairment write-downs of depreciated property and investments in unconsolidated joint ventures, plus adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures.
The Company presents EBITDAre because the Company believes that EBITDAre, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of the Company’s ability to incur and service debt. EBITDAre should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity.
Net Operating Income (NOI) and Cash NOI
NOI is a non-GAAP financial measure that is calculated as operating income before transaction related costs, gains/losses on early extinguishment of debt, marketing general and administrative expenses and non-real estate revenue. Cash NOI is also a non-GAAP financial measure that is calculated by subtracting free rent (net of amortization), straight-line rent, and the amortization of acquired above and below-market leases from NOI, while adding operating lease straight-line adjustment and the allowance for straight-line tenant credit loss.
The Company presents NOI and Cash NOI because the Company believes that these measures, when taken together with the corresponding GAAP financial measures and reconciliations, provide investors with meaningful information regarding the operating performance of properties. When operating performance is compared across multiple periods, the investor is provided with information not immediately apparent from net income that is determined in accordance with GAAP. NOI and Cash NOI provide information on trends in the revenue generated and expenses incurred in operating the Company's properties, unaffected by the cost of leverage, straight-line adjustments, depreciation, amortization, and other net income components. The Company uses these metrics internally as performance measures. None of these measures is an alternative to net income (determined in accordance with GAAP) and same-store performance should not be considered an alternative to GAAP net income performance.
Coverage Ratios
The Company presents fixed charge and debt service coverage ratios to provide a measure of the Company’s financial flexibility to service current debt amortization, interest expense and operating lease rent from current cash net operating income. These coverage ratios represent a common measure of the Company’s ability to service fixed cash payments; however, these ratios are not used as an alternative to cash flow from operating, financing and investing activities (determined in accordance with GAAP).
SLG-EARN
PRESS CONTACT
slgreen@berlinrosen.com
FAQ
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