STAG Industrial Announces Fourth Quarter And Full Year 2020 Results

Rhea-AI Summary

STAG Industrial announced its Q4 and full-year 2020 financial results, showing significant growth. The company reported a net income of $94.6 million, translating to $0.63 per share, a sharp increase from $16.1 million and $0.12 per share in Q4 2019. Core FFO rose 15.4% to $75.5 million, with a Core FFO per diluted share of $0.49, up by 4.3%. Cash NOI increased 12.9% to $100.4 million for the quarter. The occupancy rate was strong at 96.9%. STAG acquired 32 buildings for $579.9 million during the quarter, further enhancing its portfolio.

Positive

• Net income for Q4 2020 increased by 488.7% to $94.6 million versus $16.1 million in Q4 2019.
• Core FFO rose 15.4% to $75.5 million for Q4, with a Core FFO per diluted share of $0.49, up 4.3%.
• Cash NOI for Q4 2020 was $100.4 million, marking a 12.9% increase from Q4 2019.
• Acquired 32 buildings totaling $579.9 million, enhancing the portfolio with a 5.8% Cash Capitalization Rate.

Negative

• Reported a loss on impairments of $2.4 million in Q4 2020.
• Increased total expenses to $94.4 million from $81.9 million in Q4 2019, affecting profitability.

BOSTON, Feb. 10, 2021 /PRNewswire/ -- STAG Industrial, Inc. (the "Company") (NYSE:STAG), today announced its financial and operating results for the quarter ended December 31, 2020.

"The fourth quarter demonstrates the momentum behind our business as we enter 2021," said Ben Butcher, Chief Executive Officer of the Company. "We see healthy demand across our portfolio and a large and attractive opportunity set for accretive portfolio growth."

Fourth Quarter and Full Year 2020 Highlights

• Reported $0.63 of net income per basic and diluted common share for the fourth quarter of 2020, as compared to $0.12 of net income per basic and diluted common share for the fourth quarter of 2019. Reported $94.6 million of net income attributable to common stockholders for the fourth quarter of 2020 compared to net income attributable to common stockholders of $16.1 million for the fourth quarter of 2019.
• Achieved $0.49 of Core FFO per diluted share for the fourth quarter of 2020, an increase of 4.3% compared to fourth quarter 2019 Core FFO per diluted share of $0.47. Generated Core FFO of $75.5 million for the fourth quarter of 2020 compared to $65.5 million for the fourth quarter of 2019, an increase of 15.4%. Achieved $1.89 of Core FFO per diluted share for the year ended December 31, 2020, an increase of 2.7% compared to $1.84 of Core FFO per diluted share for the year ended December 31, 2019.
• Produced Cash NOI of $100.4 million for the fourth quarter of 2020, an increase of 12.9% compared to the fourth quarter of 2019 of $89.0 million. Produced Cash NOI of $386.0 million for the year ended December 31, 2020, an increase of 19.1% compared to the year ended December 31, 2019 of $324.0 million.
• Produced Same Store Cash NOI of $71.6 million for the fourth quarter of 2020, an increase of 1.5% compared to the fourth quarter of 2019 of $70.6 million. Produced Same Store Cash NOI of $286.4 million for the year ended December 31, 2020, an increase of 1.7% compared to the year ended December 31, 2019 of $281.6 million.
• Produced Cash Available for Distribution of $64.0 million for the fourth quarter of 2020, an increase of 16.4% compared to the fourth quarter of 2019 of $55.0 million. Produced Cash Available for Distribution of $243.8 million for the year ended December 31, 2020, an increase of 21.7% compared to the year ended December 31, 2019 of $200.4 million.
• Acquired 32 buildings in the fourth quarter of 2020, consisting of 7.5 million square feet, for $579.9 million, with a Cash Capitalization Rate of 5.8% and a Straight-Line Capitalization Rate of 6.2%. 
• Sold two buildings in the fourth quarter of 2020, consisting of 1.7 million square feet for $155.5 million, resulting in a gain of $78.9 million.
• Achieved an Occupancy Rate of 96.9% on the total portfolio and 97.2% on the Operating Portfolio as of December 31, 2020.
• Commenced Operating Portfolio leases of 1.6 million square feet for the fourth quarter of 2020, resulting in a Cash Rent Change and Straight-line Rent Change of 4.9% and 12.9%, respectively.
• Experienced 63.9% Retention for 2.0 million square feet of leases expiring in the quarter.
• As of February 10, 2021, the Company collected 99.6% of base rental billings for the year ended December 31, 2020.
• Raised net proceeds of $276.2 million of equity on a forward basis through a follow-on offering during the fourth quarter of 2020.
• Subsequent to quarter end, on February 5, 2021, upsized the unsecured revolver credit facility and refinanced a $300 million term loan.

Please refer to the Non-GAAP Financial Measures and Other Definitions section at the end of this release for definitions of capitalized terms used in this release.

The Company will host a conference call tomorrow, Thursday, February 11, 2021 at 10:00 a.m. (Eastern Time), to discuss the quarter's results and provide information about acquisitions, operations, capital markets and corporate activities. Details of the call can be found at the end of this release.

Key Financial Measures

FOURTH QUARTER 2020 KEY FINANCIAL MEASURES
		Three months ended December 31,							Year ended December 31, 2020
Metrics		2020		2019		% Change			2020		2019		% Change
(in $000s, except per share data)
Net income attributable to common stockholders		$94,649		$16,077		488.7	%		$196,720		$43,811		349.0	%
Net income per common share — basic		$0.63		$0.12		425.0	%		$1.32		$0.35		277.1	%
Net income per common share — diluted		$0.63		$0.12		425.0	%		$1.32		$0.35		277.1	%
Cash NOI		$100,442		$88,990		12.9	%		$385,962		$323,997		19.1	%
Same Store Cash NOI (1)		$71,642		$70,589		1.5	%		$286,366		$281,594		1.7	%
Adjusted EBITDAre		$89,721		$79,940		12.2	%		$348,260		$294,455		18.3	%
Core FFO		$75,509		$65,451		15.4	%		$288,715		$237,345		21.6	%
Core FFO per share / unit — basic		$0.49		$0.48		2.1	%		$1.90		$1.84		3.3	%
Core FFO per share / unit — diluted		$0.49		$0.47		4.3	%		$1.89		$1.84		2.7	%
Cash Available for Distribution		$64,002		$54,987		16.4	%		$243,845		$200,380		21.7	%

(1) The Same Store pool accounted for 73.0% of the total portfolio square footage as of December 31, 2020.

Definitions of the above-mentioned non-GAAP financial measures, together with reconciliations to net income (loss) in accordance with GAAP, appear at the end of this release. Please also see the Company's supplemental information package for additional disclosure.

Acquisition and Disposition Activity

For the three months ended December 31, 2020, the Company acquired 32 buildings for $579.9 million with an Occupancy Rate of 100.0% upon acquisition. The chart below details the acquisition activity for the quarter:

FOURTH QUARTER 2020 ACQUISITION ACTIVITY
Market	Date Acquired	Square Feet	Buildings	Purchase Price ($000s)	W.A. Lease Term (Years)	Cash Capitalization Rate	Straight-Line Capitalization Rate
Pittsburgh, PA	10/1/2020	202,817	1	$22,888	15.3
Milwaukee/Madison, WI	10/9/2020	128,000	1	7,196	2.3
Memphis, TN	10/19/2020	556,600	1	33,605	4.2
West Michigan, MI	10/20/2020	143,820	1	9,486	3.0
Columbus, OH	10/22/2020	1,232,149	1	86,205	7.0
Stockton/Modesto, CA	10/23/2020	400,340	1	44,664	11.9
Charlotte, NC	10/27/2020	137,785	1	11,375	5.3
Fort Wayne, IN	10/28/2020	764,177	1	31,851	10.3
Sacramento, CA	10/29/2020	126,381	1	10,549	4.6
Charlotte, NC	11/12/2020	129,600	1	14,783	14.8
Stockton/Modesto, CA	11/23/2020	113,716	2	10,364	2.9
Minneapolis/St Paul, MN	12/1/2020	99,247	1	14,640	9.1
Phoenix, AZ	12/15/2020	104,352	1	14,341	1.3
Raleigh/Durham, NC	12/17/2020	150,000	1	16,596	5.2
Chicago, IL	12/22/2020	181,191	2	15,504	5.0
Columbus, OH	12/22/2020	1,014,592	1	55,300	6.0
Birmingham, AL	12/28/2020	295,748	3	23,634	6.1
Chicago, IL	12/28/2020	408,074	1	39,114	10.4
Rochester, NY	12/28/2020	128,010	1	8,915	2.4
McAllen/Edinburg/Pharr,TX	12/29/2020	301,200	1	16,546	4.1
Southwest Florida, FL	12/30/2020	260,620	1	27,846	8.8
Tampa, FL	12/30/2020	215,280	1	17,567	8.8
South Florida, FL	12/30/2020	312,269	4	31,692	8.8
Phoenix, AZ	12/30/2020	71,030	1	9,551	6.5
Sacramento, CA	12/30/2020	52,200	1	5,664	5.8
Total / weighted average		7,529,198	32	$579,876	7.3	5.8%	6.2%

The chart below details the 2020 acquisition activity and Pipeline through February 10, 2021:

2020 ACQUISITION ACTIVITY AND PIPELINE DETAIL
	Square Feet	Buildings	Purchase Price ($000s)	W.A. Lease Term (Years)	Cash Capitalization Rate	Straight-Line Capitalization Rate
Q1	1,599,389	9	$119,343	7.3	6.7%	7.2%
Q2	122,280	2	11,914	6.7	6.4%	6.8%
Q3	629,681	5	64,682	7.6	6.3%	6.8%
Q4	7,529,198	32	579,876	7.3	5.8%	6.2%
Total / weighted average	9,880,548	48	$775,815	7.3	6.0%	6.4%
As of February 10, 2021
Subsequent to quarter-end acquisitions	370,000	1	$24.9 million
Pipeline	24.4 million	136	$2.1 billion

The chart below details the disposition activity for the year ended December 31, 2020:

2020 DISPOSITION ACTIVITY
	Square Feet	Buildings	Sale Price ($000s)
Q1	1,182,606	3	$101,500
Q2	52,500	1	2,363
Q3	425,300	1	20,000
Q4	1,677,717	2	155,500
Total	3,338,123	7	$279,363

Leasing Activity

The chart below details the leasing activity for leases commenced during the three months ended December 31, 2020:

FOURTH QUARTER 2020 OPERATING PORTFOLIO LEASING ACTIVITY
Lease Type	Square Feet	W.A. Lease Term (Years)	Cash Base Rent $/SF	SL Base Rent $/SF	Lease Commissions $/SF	Tenant Improvements $/SF	Cash Rent Change	SL Rent Change	Retention
New leases	326,688	4.1	$4.56	$4.64	$0.99	$0.65	9.9%	15.0%
Renewal Leases	1,251,129	5.8	$4.07	$4.25	$0.84	$0.08	3.5%	12.3%	63.9%
Total / weighted average	1,577,817	5.4	$4.17	$4.33	$0.87	$0.20	4.9%	12.9%

The chart below details the leasing activity for leases commenced during the year ended December 31, 2020:

2020 OPERATING PORTFOLIO LEASING ACTIVITY
Lease Type	Square Feet	W.A. Lease Term (Years)	Cash Base Rent $/SF	SL Base Rent $/SF	Lease Commissions $/SF	Tenant Improvements $/SF	Cash Rent Change	SL Rent Change	Retention
New leases	2,775,376	5.6	$4.05	$4.15	$1.32	$0.59	(2.8)%	1.1%
Renewal Leases	8,880,415	5.7	$4.12	$4.30	$0.51	$0.26	3.5%	10.1%	78.4%
Total / weighted average	11,655,791	5.7	$4.11	$4.27	$0.71	$0.34	2.2%	8.2%

Additionally, for the three months and year ended December 31, 2020, leases commenced totaling 314,845 and 879,203 square feet, respectively, related to Value Add assets and are excluded from the Operating Portfolio statistics above.

Capital Market Activity

In the fourth quarter, the Company completed a public offering of 9,200,000 shares on a forward basis with net proceeds of $276.2 million. On December 23, 2020, the Company partially settled the forward for net proceeds of $135.0 million.  As of December 31, 2020, the Company has until November 16, 2021 to settle the remaining net proceeds of $139.3 million.

Also on December 23, 2020, the Company settled the remaining net proceeds of $131.2 million related to the public offering completed on January 13, 2020.

As of December 31, 2020, net debt to annualized Run Rate Adjusted EBITDAre was 4.6x and Liquidity was $405.7 million.

Subsequent to quarter end, on February 5, 2021, refinanced a $300 million unsecured term loan previously set to mature in April 2021. The refinanced term loan bears a current interest rate of LIBOR plus a spread of 1.00%, a 50 basis point spread reduction from the previous term loan, and matures on February 5, 2026.

Subsequent to quarter end, on February 5, 2021, increased the capacity of the Company's Unsecured Credit Facility from $500 million to $750 million at the same pricing, maturity, and terms as the existing facility.

Conference Call

The Company will host a conference call tomorrow, Thursday, February 11, 2021, at 10:00 a.m. (Eastern Time) to discuss the quarter's results.  The call can be accessed live over the phone toll-free by dialing (877) 407-4018, or for international callers, (201) 689-8471.  A replay will be available shortly after the call and can be accessed by dialing (844) 512-2921, or for international callers, (412) 317-6671.  The passcode for the replay is 13714468.

Interested parties may also listen to a simultaneous webcast of the conference call by visiting the Investor Relations section of the Company's website at www.stagindustrial.com, or by clicking on the following link:

http://ir.stagindustrial.com/QuarterlyResults

Supplemental Schedule

The Company has provided a supplemental information package to provide additional disclosure and financial information on its website (www.stagindustrial.com) under the "Quarterly Results" tab in the Investor Relations section.

Additional information is also available on the Company's website at www.stagindustrial.com.

CONSOLIDATED BALANCE SHEETS
STAG Industrial, Inc.
(unaudited, in thousands, except share data)
	December 31, 2020				December 31, 2019
Assets
Rental Property:
Land	$	492,783			$	435,923
Buildings and improvements, net of accumulated depreciation of $495,348 and $387,633, respectively	3,532,608				3,087,435
Deferred leasing intangibles, net of accumulated amortization of $258,005 and $241,304, respectively	499,802				475,149
Total rental property, net	4,525,193				3,998,507
Cash and cash equivalents	15,666				9,041
Restricted cash	4,673				2,823
Tenant accounts receivable	77,796				57,592
Prepaid expenses and other assets	43,471				38,231
Interest rate swaps	—				303
Operating lease right-of-use assets	25,403				15,129
Assets held for sale, net	444				43,019
Total assets	$	4,692,646			$	4,164,645
Liabilities and Equity
Liabilities:
Unsecured credit facility	$	107,000			$	146,000
Unsecured term loans, net	971,111				871,375
Unsecured notes, net	573,281				572,883
Mortgage notes, net	51,898				54,755
Accounts payable, accrued expenses and other liabilities	69,765				53,737
Interest rate swaps	40,656				18,819
Tenant prepaid rent and security deposits	27,844				21,993
Dividends and distributions payable	19,379				17,465
Deferred leasing intangibles, net of accumulated amortization of $15,759 and $12,064, respectively	32,762				26,738
Operating lease liabilities	27,898				16,989
Total liabilities	1,921,594				1,800,754
Equity:
Preferred stock, par value $0.01 per share, 20,000,000 shares authorized at December 31, 2020 and December 31, 2019,
Series C, 3,000,000 shares (liquidation preference of $25.00 per share) issued and outstanding at December 31, 2020 and December 31, 2019	75,000				75,000
Common stock, par value $0.01 per share, 300,000,000 shares authorized at December 31, 2020 and December 31, 2019, respectively, 158,209,823 and 142,815,593 shares issued and outstanding at December 31, 2020 and December 31, 2019, respectively	1,582				1,428
Additional paid-in capital	3,421,721				2,970,553
Cumulative dividends in excess of earnings	(742,071)				(723,027)
Accumulated other comprehensive loss	(40,025)				(18,426)
Total stockholders' equity	2,716,207				2,305,528
Noncontrolling interest	54,845				58,363
Total equity	2,771,052				2,363,891
Total liabilities and equity	$	4,692,646			$	4,164,645

CONSOLIDATED STATEMENTS OF OPERATIONS
STAG Industrial, Inc.
(unaudited, in thousands, except per share data)
	Three months ended December 31,								Year ended December 31,
	2020				2019				2020				2019
Revenue
Rental income	$	129,768			$	111,079			$	482,825			$	405,350
Other income	183				102				586				600
Total revenue	129,951				111,181				483,411				405,950
Expenses
Property	26,203				20,556				89,359				75,179
General and administrative	10,756				9,223				40,072				35,946
Depreciation and amortization	54,523				51,606				214,738				185,450
Loss on impairments	2,405				—				5,577				9,757
Other expenses	529				501				2,029				1,785
Total expenses	94,416				81,886				351,775				308,117
Other income (expense)
Interest and other income	46				57				446				87
Interest expense	(16,218)				(15,567)				(62,343)				(54,647)
Loss on extinguishment of debt	—				—				(834)				—
Gain on involuntary conversion	—				—				2,157				—
Gain on the sales of rental property, net	78,869				4,131				135,733				7,392
Total other income (expense)	62,697				(11,379)				75,159				(47,168)
Net income	$	98,232			$	17,916			$	206,795			$	50,665
Less: income attributable to noncontrolling interest after preferred stock dividends	2,177				472				4,648				1,384
Net income attributable to STAG Industrial, Inc.	$	96,055			$	17,444			$	202,147			$	49,281
Less: preferred stock dividends	1,289				1,289				5,156				5,156
Less: amount allocated to participating securities	117				78				271				314
Net income attributable to common stockholders	$	94,649			$	16,077			$	196,720			$	43,811
Weighted average common shares outstanding — basic	149,920				134,079				148,791				125,389
Weighted average common shares outstanding — diluted	150,493				134,456				149,215				125,678
Net income per share — basic and diluted
Net income per share attributable to common stockholders — basic	$	0.63			$	0.12			$	1.32			$	0.35
Net income per share attributable to common stockholders — diluted	$	0.63			$	0.12			$	1.32			$	0.35

RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES
STAG Industrial, Inc.
(unaudited, in thousands)
	Three months ended December 31,								Year ended December 31,
	2020				2019				2020				2019
NET OPERATING INCOME RECONCILIATION
Net income	$	98,232			$	17,916			$	206,795			$	50,665
General and administrative	10,756				9,223				40,072				35,946
Transaction costs	77				99				159				346
Depreciation and amortization	54,523				51,606				214,738				185,450
Interest and other income	(46)				(57)				(446)				(87)
Interest expense	16,218				15,567				62,343				54,647
Loss on impairments	2,405				—				5,577				9,757
Gain on involuntary conversion	—				—				(2,157)				—
Loss on extinguishment of debt	—				—				834				—
Other expenses	452				402				1,870				1,439
Gain on the sales of rental property, net	(78,869)				(4,131)				(135,733)				(7,392)
Net operating income	$	103,748			$	90,625			$	394,052			$	330,771
Net operating income	$	103,748			$	90,625			$	394,052			$	330,771
Straight-line rent adjustments, net	(6,012)				(4,618)				(18,174)				(13,176)
Straight-line termination, solar and other income adjustments, net	1,994				1,465				5,743				1,540
Amortization of above and below market leases, net	712				1,518				4,341				4,862
Cash net operating income	$	100,442			$	88,990			$	385,962			$	323,997
Cash net operating income	$	100,442
Cash NOI from acquisitions' and dispositions' timing	2,450
Cash termination, solar and other income	(2,572)
Run Rate Cash NOI	$	100,320
Same Store Portfolio NOI
Total NOI	$	103,748			$	90,625			$	394,052			$	330,771
Less: NOI non-same-store properties	(29,481)				(17,891)				(101,869)				(41,713)
Termination, solar and other adjustments, net	(574)				(111)				(1,003)				(215)
Same Store NOI	$	73,693			$	72,623			$	291,180			$	288,843
Less: straight-line rent adjustments, net	(2,641)				(2,818)				(7,788)				(10,523)
Amortization of above and below market leases, net	590				784				2,974				3,274
Same Store Cash NOI	$	71,642			$	70,589			$	286,366			$	281,594
EBITDA FOR REAL ESTATE (EBITDAre) RECONCILIATION
Net income	$	98,232			$	17,916			$	206,795			$	50,665
Depreciation and amortization	54,523				51,606				214,738				185,450
Interest and other income	(46)				(57)				(446)				(87)
Interest expense	16,218				15,567				62,343				54,647
Loss on impairments	2,405				—				5,577				9,757
Gain on the sales of rental property, net	(78,869)				(4,131)				(135,733)				(7,392)
EBITDAre	$	92,463			$	80,901			$	353,274			$	293,040
ADJUSTED EBITDAre RECONCILIATION
EBITDAre	$	92,463			$	80,901			$	353,274			$	293,040
Straight-line rent adjustments, net	(5,898)				(4,653)				(17,817)				(13,314)
Amortization of above and below market leases, net	712				1,518				4,341				4,862
Non-cash compensation expense	2,945				2,517				11,681				9,888
Termination, solar and other income, net	(578)				(442)				(2,055)				(367)
Transaction costs	77				99				159				346
Gain on involuntary conversion	—				—				(2,157)				—
Loss on extinguishment of debt	—				—				834				—
Adjusted EBITDAre	$	89,721			$	79,940			$	348,260			$	294,455
Adjusted EBITDAre	$	89,721
Adjusted EBITDAre from acquisitions' and dispositions' timing	2,450
Run Rate Adjusted EBITDAre	$	92,171

RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES
STAG Industrial, Inc.
(unaudited, in thousands, except per share data)
	Three months ended December 31,								Year ended December 31,
	2020				2019				2020				2019
CORE FUNDS FROM OPERATIONS RECONCILIATION
Net income	$	98,232			$	17,916			$	206,795			$	50,665
Rental property depreciation and amortization	54,457				51,532				214,464				185,154
Loss on impairments	2,405				—				5,577				9,757
Gain on the sales of rental property, net	(78,869)				(4,131)				(135,733)				(7,392)
Funds from operations	$	76,225			$	65,317			$	291,103			$	238,184
Preferred stock dividends	(1,289)				(1,289)				(5,156)				(5,156)
Amount allocated to restricted shares of common stock and unvested units	(216)				(194)				(756)				(891)
Funds from operations attributable to common stockholders and unit holders	$	74,720			$	63,834			$	285,191			$	232,137
Funds from operations attributable to common stockholders and unit holders	$	74,720			$	63,834			$	285,191			$	232,137
Amortization of above and below market leases, net	712				1,518				4,341				4,862
Transaction costs	77				99				159				346
Loss on extinguishment of debt	—				—				834				—
Gain on involuntary conversion	—				—				(2,157)				—
Non-recurring dead deal costs	—				—				347				—
Core funds from operations	$	75,509			$	65,451			$	288,715			$	237,345
Weighted average common shares and units
Weighted average common shares outstanding	149,920				134,079				148,791				125,389
Weighted average units outstanding	2,982				3,383				3,168				3,521
Weighted average common shares and units - basic	152,902				137,462				151,959				128,910
Dilutive shares	573				377				424				289
Weighted average common shares, units, and other dilutive shares - diluted	153,475				137,839				152,383				129,199
Core funds from operations per share / unit - basic	$	0.49			$	0.48			$	1.90			$	1.84
Core funds from operations per share / unit - diluted	$	0.49			$	0.47			$	1.89			$	1.84
CASH AVAILABLE FOR DISTRIBUTION RECONCILIATION
Core funds from operations	$	75,509			$	65,451			$	288,715			$	237,345
Non-rental property depreciation and amortization	66				74				274				296
Straight-line rent adjustments, net	(5,898)				(4,653)				(17,817)				(13,314)
Straight-line termination, solar and other income adjustments, net	1,994				1,465				5,743				1,540
Recurring capital expenditures	(1,211)				(1,471)				(2,184)				(3,885)
Non-recurring capital expenditures	(7,077)				(6,210)				(26,125)				(23,394)
Capital expenditures reimbursed by tenants	(58)				—				(3,770)				—
New lease commissions and tenant improvements	(1,162)				(2,137)				(9,375)				(5,351)
Renewal lease commissions and tenant improvements	(1,856)				(723)				(6,219)				(5,328)
Non-cash portion of interest expense	750				674				2,922				2,583
Non-cash compensation expense	2,945				2,517				11,681				9,888
Cash available for distribution	$	64,002			$	54,987			$	243,845			$	200,380

Non-GAAP Financial Measures and Other Definitions

Acquisition Capital Expenditures: We define Acquisition Capital Expenditures as Recurring and Non-Recurring Capital Expenditures identified at the time of acquisition. Acquisition Capital Expenditures also include new lease commissions and tenant improvements for space that was not occupied under the Company's ownership. 

Cash Available for Distribution: Cash Available for Distribution represents Core FFO, excluding non-rental property depreciation and amortization, straight-line rent adjustments, non-cash portion of interest expense, non-cash compensation expense, and deducts capital expenditures reimbursed by tenants, recurring and non-recurring capital expenditures, and leasing commissions and tenant improvements.

Cash Available for Distribution should not be considered as an alternative to net income (determined in accordance with GAAP) as an indication of our performance, and we believe that to understand our performance further, these measurements should be compared with our reported net income or net loss in accordance with GAAP, as presented in our consolidated financial statements.

Cash Available for Distribution excludes, among other items, depreciation and amortization and capture neither the changes in the value of our buildings that result from use or market conditions of our buildings, all of which have real economic effects and could materially impact our results from operations, the utility of these measures as measures of our performance is limited. In addition, our calculation of Cash Available for Distribution may not be comparable to similarly titled measures disclosed by other REITs.

Cash Capitalization Rate: We define Cash Capitalization Rate as calculated by dividing (i) the Company's estimate of year one cash net operating income from the applicable property's operations stabilized for occupancy (post-lease-up for vacant properties), which does not include termination income, solar income, miscellaneous other income, capital expenditures, general and administrative costs, reserves, tenant improvements and leasing commissions, credit loss, or vacancy loss, by (ii) the GAAP purchase price plus estimated Acquisition Capital Expenditures. These Capitalization Rate estimates are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control, including those risk factors contained in our Annual Report on Form 10-K for the year ended December 31, 2019. 

Cash Rent Change: We define Cash Rent Change as the percentage change in the base rent of the lease commenced during the period compared to the base rent of the Comparable Lease for assets included in the Operating Portfolio. The calculation compares the first base rent payment due after the lease commencement date compared to the base rent of the last monthly payment due prior to the termination of the lease, excluding holdover rent. Rent under gross or similar type leases are converted to a net rent based on an estimate of the applicable recoverable expenses.  

Comparable Lease: We define a Comparable Lease as a lease in the same space with a similar lease structure as compared to the previous in-place lease, excluding new leases for space that was not occupied under our ownership.

Earnings before Interest, Taxes, Depreciation, and Amortization for Real Estate (EBITDAre), Adjusted EBITDAre, Annualized Adjusted EBITDAre, and Run Rate Adjusted EBITDAre: We define EBITDAre in accordance with the standards established by the National Association of Real Estate Investment Trusts ("NAREIT"). EBITDAre represents net income (loss) (computed in accordance with GAAP) before interest expense, interest and other income, tax, depreciation and amortization, gains or losses on the sale of rental property, and loss on impairments. Adjusted EBITDAre further excludes transaction costs, termination income, solar income, revenue associated with one-time tenant reimbursements of capital expenditures, straight-line rent adjustments, non-cash compensation expense, amortization of above and below market leases, net, gain (loss) on involuntary conversion, loss on extinguishment of debt, and other non-recurring items. 

We define Annualized Adjusted EBITDAre as Adjusted EBITDAre multiplied by four.

We define Run Rate Adjusted EBITDAre as Adjusted EBITDAre plus incremental Adjusted EBITDAre adjusted for a full period of acquisitions and dispositions. Run Rate Adjusted EBITDAre does not reflect the Company's historical results and does not predict future results, which may be substantially different.

EBITDAre, Adjusted EBITDAre, and Run Rate Adjusted EBITDAre should not be considered as an alternative to net income (determined in accordance with GAAP) as an indication of our performance, and we believe that to understand our performance further, EBITDAre, Adjusted EBITDAre, and Run Rate Adjusted EBITDAre should be compared with our reported net income or net loss in accordance with GAAP, as presented in our consolidated financial statements. We believe that EBITDAre, Adjusted EBITDAre, and Run Rate Adjusted EBITDAre are helpful to investors as supplemental measures of the operating performance of a real estate company because they are direct measures of the actual operating results of our properties. We also use these measures in ratios to compare our performance to that of our industry peers.

Funds from Operations (FFO) and Core FFO: We define FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts ("NAREIT"). FFO represents net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, gains (losses) from sales of land, impairment write-downs of depreciable real estate, real estate related depreciation and amortization (excluding amortization of deferred financing costs and fair market value of debt adjustment) and after adjustments for unconsolidated partnerships and joint ventures. Core FFO excludes transaction costs, amortization of above and below market leases, net, loss on extinguishment of debt, gain (loss) on involuntary conversion, gain (loss) on swap ineffectiveness, and non-recurring other expenses.

None of FFO or Core FFO should be considered as an alternative to net income (determined in accordance with GAAP) as an indication of our performance, and we believe that to understand our performance further, these measurements should be compared with our reported net income or net loss in accordance with GAAP, as presented in our consolidated financial statements.  We use FFO as a supplemental performance measure because it is a widely recognized measure of the performance of REITs.  FFO may be used by investors as a basis to compare our operating performance with that of other REITs.  We and investors may use Core FFO similarly as FFO.

However, because FFO and Core FFO exclude, among other items, depreciation and amortization and capture neither the changes in the value of our buildings that result from use or market conditions of our buildings, all of which have real economic effects and could materially impact our results from operations, the utility of these measures as measures of our performance is limited. In addition, other REITs may not calculate FFO in accordance with the NAREIT definition as we do, and, accordingly, our FFO may not be comparable to such other REITs' FFO. Similarly, our calculation of Core FFO may not be comparable to similarly titled measures disclosed by other REITs.

GAAP: We define GAAP as generally accepted accounting principles in the United States.

Liquidity: We define Liquidity as the amount of aggregate undrawn nominal commitments the Company could immediately borrow under the Company's unsecured debt instruments, consistent with the financial covenants, plus unrestricted cash balances.

Market: We define Market as the market defined by CoStar based on the building address. If the building is located outside of a CoStar defined market, the city and state is reflected.

Net operating income (NOI), Cash NOI, and Run Rate Cash NOI: We define NOI as rental income, including reimbursements, less property expenses, which excludes depreciation, amortization, loss on impairments, general and administrative expenses, interest expense, interest income, transaction costs, gain (loss) on involuntary conversion, loss on extinguishment of debt, gain on sales of rental property, and other expenses.

We define Cash NOI as NOI less straight-line rent adjustments and less amortization of above and below market leases, net.

We define Run Rate Cash NOI as Cash NOI plus Cash NOI adjusted for a full period of acquisitions and dispositions, less cash termination income, solar income and revenue associated with one-time tenant reimbursements of capital expenditures. Run Rate Cash NOI does not reflect the Company's historical results and does not predict future results, which may be substantially different.

We consider NOI, Cash NOI and Run Rate Cash NOI to be appropriate supplemental performance measures to net income because we believe they help us, and investors understand the core operations of our buildings. None of these measures should be considered as an alternative to net income (determined in accordance with GAAP) as an indication of our performance, and we believe that to understand our performance further, these measurements should be compared with our reported net income or net loss in accordance with GAAP, as presented in our consolidated financial statements. Further, our calculations of NOI, Cash NOI and Run Rate NOI may not be comparable to similarly titled measures disclosed by other REITs.

Non-Recurring Capital Expenditures: We define Non-Recurring Capital Expenditures as capital items for upgrades or items that previously did not exist at a building or capital items which have a longer useful life, such as roof replacements. Non-Recurring Capital Expenditures funded by parties other than the Company or capital expenditures reimbursed by tenants in lump sum and Acquisition Capital Expenditures are excluded.

Occupancy Rate: We define Occupancy Rate as the percentage of total leasable square footage for which either revenue recognition has commenced in accordance with GAAP or the lease term has commenced as of the close of the reporting period, whichever occurs earlier.

Operating Portfolio: We define the Operating Portfolio as all warehouse and light manufacturing assets that were acquired stabilized or have achieved Stabilization. The Operating Portfolio excludes non-core flex/office assets, assets contained in the Value Add Portfolio, and assets classified as held for sale.

Pipeline: We define Pipeline as a point in time measure that includes all of the transactions under consideration by the Company's acquisitions group that have passed the initial screening process. The pipeline also includes transactions under contract and transactions with non-binding LOIs.

Recurring Capital Expenditures: We define Recurring Capital Expenditures as capital items required to sustain existing systems and capital items which generally have a shorter useful life. Recurring Capital Expenditures funded by parties other than the Company are excluded.

Renewal Lease: We define a Renewal Lease as a lease signed by an existing tenant to extend the term for 12 months or more, including (i) a renewal of the same space as the current lease at lease expiration, (ii) a renewal of only a portion of the current space at lease expiration, or (iii) an early renewal or workout, which ultimately does extend the original term for 12 months or more.

Retention: We define Retention as the percentage determined by taking Renewal Lease square footage commencing in the period divided by square footage of leases expiring in the period for assets included in the Operating Portfolio.

Same Store: We define Same Store properties as properties that were in the Operating Portfolio for the entirety of the comparative periods presented. Same Store GAAP NOI and Same Store Cash NOI exclude termination fees, solar income, and revenue associated with one-time tenant reimbursements of capital expenditures.

Stabilization: We define Stabilization for assets under development or redevelopment to occur as the earlier of achieving 90% occupancy or 12 months after completion. Stabilization for assets that were acquired and immediately added to the Value Add Portfolio occurs under the following:

• if acquired with less than 75% occupancy as of the acquisition date, Stabilization will occur upon the earlier of achieving 90% occupancy or 12 months from the acquisition date;
• if acquired and will be less than 75% occupied due to known move-outs within two years of the acquisition date, Stabilization will occur upon the earlier of achieving 90% occupancy after the known move-outs have occurred or 12 months after the known move-outs have occurred.

Straight-Line Capitalization Rate: We define Straight-Line Capitalization Rate as calculated by dividing (i) the Company's estimate of average annual net operating income from the applicable property's operations stabilized for occupancy (post-lease-up for vacant properties), which does not include termination income, solar income, miscellaneous other income, capital expenditures, general and administrative costs, reserves, tenant improvements and leasing commissions, credit loss, or vacancy loss, by (ii) the GAAP purchase price plus estimated Acquisition Capital Expenditures. These Capitalization Rate estimates are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control, including those risk factors contained in our Annual Report on Form 10-K for the year ended December 31, 2019.

Straight-Line Rent Change (SL Rent Change): We define SL Rent Change as the percentage change in the average monthly base rent over the term of the lease that commenced during the period compared to the Comparable Lease for assets included in the Operating Portfolio. Rent under gross or similar type leases are converted to a net rent based on an estimate of the applicable recoverable expenses, and this calculation excludes the impact of any holdover rent.

Value Add Portfolio: We define the Value Add Portfolio as properties that meet any of the following criteria:

• less than 75% occupied as of the acquisition date;
• will be less than 75% occupied due to known move-outs within two years of the acquisition date;
• out of service with significant physical renovation of the asset;
• development.

Weighted Average Lease Term: We define Weighted Average Lease Term as the contractual lease term in years as of the lease start date weighted by square footage. Weighted Average Lease Term related to acquired assets reflects the remaining lease term in years as of the acquisition date weighted by square footage.

Forward-Looking Statements

This earnings release contains certain 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. STAG Industrial, Inc. (STAG) intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and includes this statement for purposes of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe STAG's future plans, strategies and expectations, are generally identifiable by use of the words "believe," "will," "expect," "intend," "anticipate," "estimate," "should", "project" or similar expressions. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors that are, in some cases, beyond STAG's control and which could materially affect actual results, performances or achievements. Factors that may cause actual results to differ materially from current expectations include, but are not limited to, the risk factors discussed in STAG's most recent Annual Report on Form 10-K for the year ended December 31, 2020, as updated by the Company's subsequent reports filed with the Securities and Exchange Commission.  Accordingly, there is no assurance that STAG's expectations will be realized. Except as otherwise required by the federal securities laws, STAG disclaims any obligation or undertaking to publicly release any updates or revisions to any forward-looking statement contained herein (or elsewhere) to reflect any change in STAG's expectations with regard thereto or any change in events, conditions or circumstances on which any such statement is based.

 

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SOURCE STAG Industrial, Inc.

FAQ

What were STAG Industrial's Q4 2020 earnings results?

STAG Industrial reported a net income of $94.6 million, equivalent to $0.63 per share for Q4 2020, an increase from $16.1 million or $0.12 per share in the same period of 2019.

How did STAG Industrial's Core FFO perform in Q4 2020?

The Core FFO for Q4 2020 was $75.5 million, up 15.4% from $65.5 million in Q4 2019, with a Core FFO per diluted share of $0.49.

What is the occupancy rate of STAG Industrial's portfolio as of December 31, 2020?

As of December 31, 2020, STAG Industrial's overall occupancy rate was 96.9%.

How many buildings did STAG Industrial acquire in Q4 2020?

STAG Industrial acquired 32 buildings in Q4 2020 for a total of $579.9 million.

What was STAG Industrial's Cash NOI for Q4 2020?

The Cash NOI for STAG Industrial in Q4 2020 was $100.4 million, an increase of 12.9% compared to Q4 2019.