Campus Crest Communities, Inc. (NYSE: CCG) (the “Company”), a
leading developer, builder, owner and manager of high-quality
student housing properties, today announced results for the three
and six months ended June 30, 2013.
Highlights
Operations
- $0.19 Funds From Operations Adjusted
(“FFOA”) per diluted share for the quarter
- Solid gains in quarterly wholly-owned
same store results:
- 5.8% increase in quarterly Net
Operating Income (“NOI”)
- 90 basis point increase in average
quarterly occupancy to 91.0%
- 1.7% increase in rental revenue per
occupied bed (“RevPOB”)
- 5.3% increase in services RevPOB
- 150 basis point increase in operating
margin
- 32.0% increase in quarterly student
housing rental and services revenue helping drive a 270 basis point
margin expansion to 54.7%
- 84.4% pre-leased at all Grove and
Copper Beech properties for the 2013/2014 academic year as of July
28, 2013
- 82.9% pre-leased across our Grove
portfolio up 50 basis points
- 35-property Copper Beech portfolio was
86.6% pre-leased
Growth
- Announced selection of CCG by Beaumont
Partners to be a partner in a venture that acquired the 711 room,
33-story Delta Centre-Ville Hotel in downtown Montréal, Québec for
C$60.0 million
- Partnership intends to convert it into
an upscale student housing tower serving a market of nearly 200,000
students to open for the 2014/2015 academic year
- 6 new Grove properties and phase II of
The Grove at Flagstaff are on-schedule for opening in 2013/2014
academic year1
- Continued progress on projects for
2014/2015 academic year delivery with a solid pipeline:
- Two Grove joint venture properties –
The Grove at Greensboro and The Grove at Louisville
- The Grove at Cira Centre South – urban
market concept in Philadelphia
- Commencement of two new Grove
wholly-owned properties – The Grove at Slippery Rock and The Grove
at Grand Forks – for 2014/2015 academic year delivery with a total
cost of $58.1 million
Financial Results for the Three and Six Months Ended June 30,
2013
For the three and six months ended June 30, 2013, Funds From
Operations (“FFO”) and FFOA are shown in the table below.
FFO/FFOA Three Months Ended June
30,
Per share -
Per share -
($mm, except per share)
2013
diluted
2012
diluted
FFO $12.8 $0.20 $5.6 $0.18 Write-Off of Unamortized Deferred
Financing Fees - - - - Elimination of transactions costs 0.2 0.00 -
- Elimination of FV adjustment of CB debt (0.8 ) (0.01 ) - - FFOA
$12.2 $0.19 $5.6 $0.18
Six Months Ended June 30,
Per share -
Per share -
($mm, except per share)
2013
diluted
2012
diluted
FFO $20.9 $0.38 $10.2 $0.33 Write-Off of Unamortized Deferred
Financing Fees - - 1.0 0.03 Elimination of transactions costs 0.6
0.01 - - Elimination of FV adjustment of CB debt (0.9 ) (0.02 ) - -
FFOA $20.6 $0.37 $11.2 $0.36
A reconciliation of net income attributable to common
stockholders to FFO and FFOA can be found at the end of this
release.
For the three months ended June 30, 2013, the Company reported
total revenues of $38.9 million and net income attributable to
common stockholders of $2.8 million, compared to $35.4 million and
$(0.7) million, respectively, in the same period in 2012. For the
six months ended June 30, 2013, the Company reported total revenues
of $74.2 million and net income attributable to common stockholders
of $3.8 million, compared to $68.3 million and $(2.3) million,
respectively, in the same period in 2012.
“This has been another solid quarter, as our teams continue to
benefit from investments we have made in our people, systems and
practices. Our same store properties continue to show positive
gains in occupancy, revenue and expense management, while leasing
across the portfolio is up over the prior year,” commented Ted W.
Rollins, Co-Chairman and Chief Executive Officer of Campus Crest.
“Additionally, we are excited to have closed our first full quarter
with Copper Beech as part of the team and to be selected as the
partner of choice for a leading international investment group on
our Canadian JV. Our pipeline of new properties remains strong, and
we look forward to deploying our multi-brand strategy across the
U.S. while strengthening operations and continuing to proactively
manage our balance sheet.”
Operating Results
For the three and six months ended June 30, 2013, results for
wholly-owned same store properties were as follows:
Same Store Results
Three Months Ended June 30, Six Months
Ended June 30, ($mm)
2013 2012
Change 2013
2012 Change Number of Assets 27 27 27
27 Number of Beds 13,884 13,884 13,884 13,884 Occupancy 91.0% 90.1%
90 bps 91.4% 90.1% 130 bps Total Revenues $19.1 $18.6 2.8% $38.1
$37.2 2.5% NOI $10.2 $9.7 5.8% $20.4 $19.7 3.7% NOI Margin
53.5% 52.0% 150 bps 53.6%
52.9% 70 bps
The improvement in same-store NOI for three and six months was
driven by higher RevPOB, increased occupancy and expense
management.
NOI margin is calculated by dividing NOI for the period by total
student housing rental and services revenues for the period. A
reconciliation of net income attributable to common stockholders to
NOI can be found at the end of this release. In addition, details
regarding same store NOI and calculations thereof may be found in
the Supplemental Analyst Package.
Portfolio & Leasing Update
As of June 30, 2013, the Company owned interests in 86
properties totaling 45,205 beds across the United States.
Approximately 62% of the beds are branded The Grove, while 37% are
branded Copper Beech. The remaining 1% of beds is a 629-bed
redevelopment at the University of Toledo that will remain
operational for the 2012/2013 academic year, and the Company
expects to begin renovations during the 2013/2014 academic
year.
The portfolio overview and the 2012/2013 academic year occupancy
status as of June 30, 2013 are outlined in the table below. In
addition, the table includes 2013/2014 academic year
pre-leasing.
Portfolio Overview
# of
Pre-leasing Occupancy Property
Properties
Units Beds 07/28/13
07/28/12 06/30/13
06/30/12 Total Operatng
Wholly-Owned1 32 6,248 16,936
86.0 % 85.1 % 91.9 %
91.5 % Total Operating Joint Venture
7 1,422 3,948 74.6 % 70.6
% 77.8 % 82.1 %
Wholly-Owned - 2013 Deliveries2, 3 3 704 1,972 83.9 % n/a n/a n/a
Joint Venture - 2013 Deliveries 3 664 1,784
70.9 % n/a n/a n/a
Total 2013
Deliveries 6 1,368 3,756 77.7
% n/a n/a n/a
Total Grove Leasing Portfolio 45
9,038 24,640 82.9 %
82.4 % 89.2 % 90.3
% Toledo, OH Redevelopment4 1 382 629 35.6 % n/a 65.2
% n/a
Total Copper Beech 35 6,242
16,645 86.6 % n/a 96.4 %
n/a
Total Leasing Portfolio
81 15,662 41,914
83.8 % 82.4 % 91.9
% 90.3 % Total 2014 Deliveries
5 1,237 3,291 n/a n/a n/a
n/a
Total Portfolio
86 16,899 45,205
83.8 % 82.4 % 91.9
% 90.3 %
Total
Grove and Copper Beech Portfolio (excl. 2014 deliveries)
80 15,280 41,285
84.4 % 82.4 % 92.4
% 90.3 % Note: Excludes the acquisition
in Montréal, Québec, which occurred in July 2013. 1 Includes The
Grove at Nacogdoches - Phase II. 2 Includes The Grove at Flagstaff
- Phase II. 3 On July 14, 2013, there was a fire at The Grove at
Pullman, WA. The Company is still working with local authorities,
the university, and its insurance provider in evaluating the
situation. 4 As part of the initial renovation plan, one building
comprised of 121 beds will be removed. These 121 beds are not being
pre-leased for the 2013/2014 academic year. The Company will give a
further update on the renovation plan in the 2013/2014 academic
year.
- All 50 Grove properties were built,
renovated or are being built by the Company or its predecessor. The
median distance to campus of the portfolio is 0.5 miles with an
average age of 3.0 years as of June 30, 2013.
- The redevelopment property is located
adjacent to the University of Toledo campus and was acquired by the
Company in March 2013.
- 30 of 35 Copper Beech properties were
built, renovated or are being built by Copper Beech. The median
distance to campus of the portfolio is 1.2 miles with an average
age of 7.5 years as of June 30, 2013.
In the early morning of July 14, 2013, The Company experienced a
fire at its development at The Grove at Pullman. The Company is
currently in the process of assessing the financial impact of this
event. While no assurances can be given, after taking into account
our existing insurance coverage, we believe that the damages
sustained as a result of this fire will not have a material adverse
effect on our financial position or results of operations. Further
discussion of the fire at The Grove at Pullman, WA will occur on
the earnings call.
Development and Acquisition Activity
Wholly-Owned and Joint Venture
Development
The Company continues to maintain an active pipeline of
development opportunities. It currently is conducting due diligence
in approximately 80 markets, with land identified and under letter
of intent or contract in approximately 30 of these markets for
either a Grove or Copper Beech project. At an approximate cost of
$25 million per project, this represents a total pipeline under
control of approximately $750 million.
2013/2014 Academic Year Deliveries – The Grove
The Company is scheduled to deliver six 2013/2014 academic year
Grove-branded projects and an expansion at The Grove at Flagstaff
in the third quarter of 2013. Total estimated costs for these
developments are approximately $184.7 million. These investments
are split between wholly-owned and joint ventures with Harrison
Street Real Estate Capital (“HSRE”) as follows:
- 3 wholly-owned projects and a Flagstaff
phase II expansion with total estimated project costs of
approximately $101.5 million
- 3 joint venture projects with total
estimated project costs of $83.2 million. The Company will own
20.0% of the joint venture projects being developed, with HSRE
owning the balance
2014/2015 Academic Year Deliveries – The Grove
In the first quarter, the Company announced the commencement of
construction of two joint venture projects with HSRE at the
University of North Carolina at the Greensboro and University of
Louisville. The two projects are scheduled for delivery for the
2014/2015 academic year and have total estimated project costs of
$65.6 million. The Company will own 30.0% of the two assets.
During the quarter ended June 30, 2013, the Company also
commenced construction of two wholly-owned projects at Slippery
Rock University and the University of North Dakota. The project is
scheduled for delivery for the 2014/2015 academic year and has a
total estimated project cost of $29.9 million and $28.2 million,
respectively. Select highlights for the projects include:
- In close proximity to Slippery Rock
University of Pennsylvania, this large, rolling 30-acre site will
include a unique mixture of two-story buildings, three-story
buildings and townhomes. In addition, a new cottage-style leasing
office will be constructed which will later be converted into the
permanent onsite management residence. In total, the project will
include 603 beds.
- Ideally situated adjacent to campus,
and directly across from the campus golf course, the site is
conveniently located to both the University of North Dakota and the
Alerus Center. Residents can travel to campus via South 42nd Street
or by means of a bike/walking trail. The three-story prototype will
include 600 beds. The Grove will be the first purpose-built student
housing community in Grand Forks.
The Company’s joint venture partnership with Brandywine Realty
Trust and HSRE continues to make progress on the development of the
33-story, 850-bed student housing tower, The Grove at Cira Centre
South, on a site leased from the University of Pennsylvania. Campus
Crest and Brandywine each own 30.0% of the joint venture, while
HSRE owns 40.0%. Construction commenced in January with a targeted
completion date for fall 2014; leasing is expected to begin in fall
2013.
Details of the Company’s Grove-branded developments are as
follows:
2013/2014 Academic Year Deliveries Project Primary
University Served
TotalEnrollment1
Miles toCampus
Units
TotalBeds
Est. Cost ($mm)
Wholly-Owned
The Grove at Ft. Collins Colorado State University 26,769
On Campus
218 612 $32.9 The Grove at Muncie Ball State University
17,851 0.1 216 584 25.3 The Grove at Pullman4 Washington
State University 19,989 0.0 216 584 30.4 The Grove at
Flagstaff - Phase II Northern Arizona University 18,292 0.2 54 192
12.8
Average/Median/Sub Total2 20,725 0.0
704 1,972 $101.4
Joint
Venture3
The Grove at Indiana Indiana University of Pennsylvania 15,379 0.6
224 600 $27.6 The Grove at Norman University of Oklahoma
24,144 0.6 224 600 27.0 The Grove at State College Penn
State University 44,679 0.8 216 584 28.6
Average/Median/Sub Total2
28,067 0.6 664 1,784 $83.2
Average/Median/Total3 23,872 0.2
1,368 3,756 $184.6 1 All data is from
each school's website as of fall 2012. 2 Total Enrollment is an
average, Miles to Campus is the median, while others are totals. 3
The Company owns a 20.0% interest in the joint venture projects,
with Harrison Street Real Estate owning the balance. Total gross
fees to the Company for the joint venture projects are
approximately $8.1 million, of which $7.0 million has been earned
through June 30, 2013. 4 On July 14, 2013, there was a fire at The
Grove at Pullman, WA. The Company is still working with local
authorities, the university, and its insurance provider in
evaluating the situation.
2014/2015 Academic Year
Deliveries Project Primary University Served
TotalEnrollment1
Miles toCampus
Units
TotalBeds
Est. Cost ($mm)
Wholly-Owned
The Grove at Slippery Rock Slippery Rock University 8,559 0.3 201
603 $29.9 The Grove at Grand Forks University of North
Dakota 15,250 0.1 224 600 28.2
Average/Median/Sub Total2 11,905
0.2 425 1,203 $58.1
Joint
Venture3
The Grove at Cira South University of Pennsylvania 24,725 On Campus
344 850 $158.5 Drexel University 25,500 0.2 The Grove at
Greensboro University of North Carolina Greensboro 18,172 0.5 216
584 27.3 The Grove at Louisville University of Louisville
22,293 0.1 252 654 38.3
Average/Median/Sub Total2 22,673
0.1 812 2,088 $224.1
Average/Median/Total2 19,083 0.2
1,237 3,291 $282.2 1 All data is from
each school's website as of fall 2012. 2 Total Enrollment is an
average, Miles to Campus is the median, while others are totals. 3
The Company owns a 30.0% interest in the joint venture projects.
Harrison Street Real Estate owns the balance of all projects,
except for The Grove at Cira Centre South which is owned 40% by
Harrison Street and 30% by Brandywine Realty Trust. Total gross
fees to the Company for the joint venture projects are
approximately $10.5 million, of which $1.5 million has been earned
through June 30, 2013.
2013/2014 Academic Year Deliveries – Copper Beech
Copper Beech is scheduled to deliver two 2013/2014 academic year
phase II projects in the third quarter of 2013. Development on
these projects has commenced and is progressing according to plan.
The total investment in these projects is approximately $23.3
million. Details of the developments are as follows:
2014/2015 Academic Year Deliveries
Project Primary University Served
Total Enrollment1
Miles to Campus Units
TotalBeds
Est. Cost ($mm)
Copper Beech
Joint Venture
Copper Beech at Mount Pleasant - Phase II Central Michigan
University 20,504 0.7 119 256 $12.2 Copper Beech at
Statesboro - Phase II Georgia Southern University 20,574 0.3 82 262
11.1
Average/Median/Total2
20,539 0.5
201 518 $23.3
1 All data is from each school's website as of fall 2012. 2
Total Enrollment is an average, Miles to Campus is the median,
while others are totals.
2014/2015 Academic Year Deliveries – Redevelopments
Toledo, OH Acquisition
In the coming weeks, the Company expects to demolish one of the
buildings containing 121 beds at the 629-bed student housing
property in Toledo, OH; it is not currently leasing beds in the
subject building. The Company expects to provide further details on
the renovation of the property later in the 2013/2014 academic
year.
Montréal, Québec Acquisition
On July 9, 2013, the Company announced a joint venture
partnership that acquired the 711 room, 33-story Delta Centre-Ville
Hotel in downtown Montréal, Québec with plans to convert it into an
upscale student housing tower.
The joint venture was formed with Beaumont Partners, to which
the Company will own 20.0% and Beaumont will own 80.0%. The
acquisition price was approximately C$60.0 million, including
closing costs, fees and reserves. The partnership expects to obtain
redevelopment financing later this year to fund the conversion of
the hotel into an upscale student housing tower featuring a mix of
single and double units. The redevelopment of the tower is slated
to be completed for the fall of 2014, with leasing to begin in the
fall of 2013.
The Company expects to provide further details on the renovation
later in the 2013/2014 academic year.
Copper Beech Acquisition
As discussed last quarter, on February 27, 2013, the Company
announced that it signed a purchase and sale agreement to acquire
Copper Beech. The initial stage of the investment represents a
48.0% equity interest in a portfolio of 35 student housing
properties. Pursuant to the purchase and sale agreement, the
Company has the right, but not the obligation, to acquire the
remaining 52.0% interest in the Copper Beech portfolio in stages
over a period of up to three years at fixed prices. Total
consideration for the initial stage of the investment includes
$230.2 million to acquire equity interests and repay debt in Copper
Beech and a $31.7 million loan to the existing investors. The loan
carries an interest rate of 8.5% per annum, has a term of three
years and is secured by the investors’ remaining equity stakes in
Copper Beech.
Following its successful $312.7 million equity offering that
closed in early March 2013, the Company invested on March 18, 2013,
approximately $121.4 million, consisting of approximately $47.1
million for the acquisition of equity interests and approximately
$74.3 million for the repayment of debt, in certain assets and
extended the $31.7 million loan to the existing investors.
The Company expects to complete the acquisition of additional
properties at such time as it obtains the requisite lender consent
relating thereto. The Company expects to obtain all such consents
and to complete the acquisition of the CB Portfolio on or before
the end of the third quarter of 2013. As of June 30, 2013, the
Company held an effective 30.0% interest in the Copper Beech
portfolio.
Balance Sheet and Capital Markets
The Company proactively manages its balance sheet and looks to
opportunistically access capital to fund growth and maintain a
conservative capital structure. Details of the capital structure
and the outstanding debt as of June 30, 2013 follow:
Capital Structure and Debt
Summary
Closing common stock price at June 28, 2013
$11.54
Common stock 63,778 Operating partnership units 436 Restricted
stock 765 Total shares and units outstanding
64,979
Total equity market value $749,862 Total preferred equity
outstanding 57,500 Total consolidated debt outstanding 414,478
Total market capitalization
$1,221,840 Debt to total
market capitalization
33.9% Debt to gross assets1
33.9% Total Number of Unencumbered Operating
Properties
20 Weighted Average
Principal % of Total Average Years to
Wholly Owned Debt2, 3
Outstanding Principal Outstanding Interest
Rate Maturity Fixed rate mortgage loans
$166,128 40.1% 4.95% 5.9 Construction loans 58,980 14.2% 2.81% 1.4
Variable rate credit facility 153,000 36.9% 1.93% 3.5
Other debt4
36,370 8.8% 3.01% 1.7
Total/Weighted Average
$414,478 100.0% 3.36% 4.0
1 Gross assets is defined as total assets plus accumulated
depreciation, as reported in the Company's June 30, 2013
consolidated balance sheet. 2 Excludes joint venture debt of $33.3
million, of which the Company is a 49.9% owner, $16.9 million, of
which the Company is 20.0% owner, $45.7 million, of which the
Company is a 10.0% owner, and $20.4 million, of which the Company
is a 20.0% owner. The Company is the guarantor of these loans.
3 Excludes Copper Beech joint venture debt
of $486,225, of which the Company will be a 48.0% owner upon
completion of the Copper Beech transaction announced on February
27, 2013. The total pro forma debt upon completion is expected to
be $469,100, excluding the two construction loans for the phase II
development projects for delivery in fall 2013.
4 Includes a $33,376 unsecured loan that helped facilitate the
Company's recent acqusition in Montreal, Canada. The Company and
its joint venture partner intend to obtain a secured acqusition and
development loan in 2013 to repay this note and fund the
redevelopment of the Montreal project.
On June 3, 2013, the Company announced it had established a $100
million At-the-Market common equity offering program. As of June
30, 2013, the Company had not sold any shares under the
program.
Dividends
Q2 2013
On April 24, 2013, the Company announced that its Board of
Directors declared its second quarter 2013 common stock dividend of
$0.165 per share. The dividend was payable on July 10, 2013 to
stockholders of record as of June 26, 2013.
The Board of Directors also declared a cash dividend of $0.50
per Series A Cumulative Redeemable Preferred Share for the second
quarter of 2013. The preferred share dividend was payable on July
15, 2013 to stockholders of record as of June 26, 2013.
Q3 2013
On July 22, 2013, the Company announced that its Board of
Directors declared its third quarter 2013 common stock dividend of
$0.165 per share. The dividend is payable on October 9, 2013 to
stockholders of record as of September 25, 2013.
The Board of Directors also declared a cash dividend of $0.50
per Series A Cumulative Redeemable Preferred Share for the third
quarter of 2013. The preferred share dividend is payable on October
15, 2013 to stockholders of record as of September 25, 2013.
2013 Earnings Guidance and Outlook
Based on management’s current estimates of market conditions and
future operating results, the Company reaffirms its previous
guidance for full year 2013 FFOA per fully diluted share of $0.82
to $0.88. The guidance excludes non-recurring and non-cash items,
such as the write-off of deferred financing costs as a result of
early payoff of financings, transaction costs associated with the
Copper Beech investment or other acquisitions and the
mark-to-market adjustment of the Copper Beech debt.
Conference Call Details
The Company will host a conference call on Wednesday, July 31,
2013, at 9:00 a.m. (Eastern Time) to discuss the financial
results.
The call can be accessed live over the phone by dialing
877-407-0789, or for international callers, 201-689-8562. A replay
will be available shortly after the call and can be accessed by
dialing 877-870-5176, or for international callers, 858-384-5517.
The pin number for the replay is 417679. The replay will be
available until August 7, 2013.
Interested parties may also listen to a simultaneous webcast of
the conference call by logging onto the Company's website at
http://investors.campuscrest.com/.
Supplemental Schedules
The Company has published a Supplemental Analyst Package in
order to provide additional disclosure and financial information
for the benefit of the Company’s stakeholders. These can be found
under the “Earnings Center” tab in the Investor Relations section
of the Company’s web site at http://investors.campuscrest.com/.
About Campus Crest Communities, Inc.
Campus Crest Communities, Inc. is a leading developer, builder,
owner and manager of high-quality student housing properties
located close to college campuses in targeted U.S. markets. It has
ownership interests in 84 student housing properties and over
44,002 beds across the United States, of which 72 are operating and
12 are development or redevelopment properties. Additionally, the
Company acquired the 711 room, 33-story Delta Centre-Ville Hotel in
downtown Montréal, Québec with plans to convert it into an upscale
student housing tower. The Company is an equity REIT that
differentiates itself through its vertical integration and
consistent branding across the portfolio through two unique brands
targeting different segments of the college student population. The
Grove® brand offers more traditional apartment floor plans and
focuses on customer service, privacy, on-site amenities and a
proprietary residence life program. The Copper Beech brand and
townhome product offers more residential-type living to students
looking for a larger floor plan with a front door and back porch.
Additional information can be found on the Company's website at
http://www.campuscrest.com.
Forward-Looking Statements
This press release, together with other statements and
information publicly disseminated by the Company, 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. The Company 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 relate to expectations,
beliefs, projections, future plans and strategies, anticipated
events or trends and similar expressions concerning matters that
are not historical facts. In some cases, you can identify
forward-looking statements by the use of forward-looking
terminology such as “may,” “will,” “should,” “expects,” “intends,”
“plans,” “anticipates,” “believes,” “estimates,” “predicts” or
“potential” or the negative of these words and phrases or similar
words or phrases which are predictions of or indicate future events
or trends and which do not relate solely to historical matters.
Forward-looking statements in this press release include, among
others, the performance of properties in occupancy and yield
targets, outlook and guidance for full year 2013 FFO and the
related underlying assumptions, growth and development
opportunities, leasing activities, financing strategies, and
development and construction projects. You should not rely on
forward-looking statements since they involve known and unknown
risks, uncertainties, assumptions and contingencies, many of which
are beyond the Company’s control that may cause actual results to
differ significantly from those expressed in any forward-looking
statement. All forward-looking statements reflect the Company’s
good faith beliefs, assumptions and expectations, but they are not
guarantees of future performance. Furthermore, except as otherwise
required by federal securities laws, the Company disclaims any
obligation to publicly update or revise any forward-looking
statement to reflect changes in underlying assumptions or factors,
new information, data or methods, future events or other changes.
For a further discussion of these and other factors that could
cause the Company’s future results to differ materially from any
forward-looking statements, see the risk factors discussed in the
Company’s most recent Annual Report on Form 10-K, as updated in the
Company’s Quarterly Reports on Form 10-Q.
CAMPUS CREST COMMUNITIES CONDENSED
CONSOLIDATED BALANCE SHEETS (unaudited) (in $000s)
June 30, December 31,
2013 2012
Assets Investment in real estate, net: Student housing
properties $685,807 $669,387 Accumulated depreciation (110,258 )
(97,820 ) Development in process 112,272 50,781
Investment in real estate, net 687,821 622,348 Investment in
unconsolidated entities1 191,435 22,555 Cash and cash equivalents
8,415 5,970 Restricted cash 2 128,519 3,902 Student receivables,
net 2,244 2,193 Notes receivable3 36,245 - Cost and earnings in
excess of construction billings 28,332 23,077 Other assets, net
30,877 16,275
Total assets $1,113,888
$696,320
Liabilities and equity Liabilities:
Mortgage and construction loans $225,108 $218,337 Line of credit
and other debt 189,370 75,375 Accounts payable and accrued expenses
59,067 45,634 Construction billings in excess of cost and earnings
1,210 49 Other liabilities 10,633 12,023 Total
liabilities 485,388 351,418 Equity: Preferred stock
$23 $23 Common stock 645 386 Additional common and preferred
paid-in capital 677,761 377,180 Accumulated deficit and
distributions (54,547 ) (37,047 ) Accumulated other comprehensive
loss - (58 ) Total stockholders' equity 623,882 340,484
Noncontrolling interests 4,618 4,418 Total equity
628,500 344,902
Total liabilities and equity
$1,113,888 $696,320
1 As of June 30, 2013, the
Company’s investment in Copper Beech equated to an effective 30.0%
ownership interest. 2 As of June 30, 2013, includes approximately
$86,738 of cash held in escrow for the Copper Beech transaction and
approximately $37,902 of cash held in escrow for the Montreal
transaction. 3 As of June 30, 2013, includes the Company’s $31,700
loan made to existing investors in Copper Beech.
CAMPUS CREST COMMUNITIES
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (unaudited)
(in $000s, except per share data)
Three Months Ended June 30, Six Months Ended June 30,
2013(1 )
2012 $
Change 2013(1 )
2012
$ Change Revenues: Student housing
rental $23,482 $17,854 $5,628 $46,464 $35,712 $10,752 Student
housing services 1,052 732 320 1,962 1,495 467 Development,
construction and management services 14,368 16,803
(2,435 ) 25,795 31,059 (5,264 )
Total revenues
38,902 35,389 3,513 74,221 68,266 5,955
Operating expenses:
Student housing operations 11,126 8,930 2,196 22,057 17,508 4,549
Development, construction and management services 13,657 15,427
(1,770 ) 24,315 28,885 (4,570 ) General and administrative 2,953
2,219 734 5,652 4,545 1,107 Transaction costs2 203 0 203 588 0 588
Ground leases 54 56 (2 ) 108 108 0 Depreciation and amortization
6,659 5,874 785 13,098 11,730
1,368
Total operating expenses 34,652 32,506 2,146
65,818 62,776 3,042 Equity in earnings of unconsolidated entities3
1,896 102 1,794 2,306 198 2,108
Operating income 6,146 2,985 3,161
10,709 5,688 5,021
Nonoperating
income (expense): Interest expense, net4 (2,789 ) (2,201 ) (588
) (5,673 ) (5,774 ) 101 Change in fair value of interest rate
derivatives (19 ) (55 ) 36 (73 ) (104 ) 31 Other income5 708
(76 ) 784 798 (74 ) 872
Total nonoperating
expense, net (2,100 ) (2,332 ) 232 (4,948 ) (5,952 )
1,004
Net income before income tax benefit (expense)
4,046 653 3,393 5,761 (264 ) 6,025 Income tax benefit (expense)
(106 ) (193 ) 87 346 (256 ) 602
Net income
(loss) 3,940 460 3,480 6,107 (520 ) 6,627 Net income (loss)
attributable to noncontrolling interests 19 (14 ) 33 30 (23 ) 53
Dividends on preferred stock 1,150 1,150 -
2,300 1,814 486
Net income (loss)
attributable to common stockholders $2,771 ($676 )
$3,447 $3,777 ($2,311 ) $6,088
Net
income (loss) per share attributable to common stockholders - Basic
and Diluted: $0.04 ($0.02 ) $0.07 ($0.07 )
Weighted
average common shares outstanding: Basic 64,512 31,084
55,382 31,004
Diluted 64,948 31,084 55,818 31,004
1 Includes consolidated
results from the operations at The Grove at Moscow and The Grove at
Valdosta, which were included in equity in earnings of
unconsolidated entities prior to the Company's acquisition of its
joint venture partner's interest in the properties. The Company's
acquisition of The Grove at Moscow and The Grove at Valdosta was
completed on July 6, 2012. 2 For three months ended June 30, 2013,
includes $203 of Copper Beech-related transaction costs. For six
months ended June 30, 2013, includes $537 of Copper Beech-related
transaction costs and $51 of Toledo, OH-related transaction costs.
3 For three and six months ended June 30, 2013, includes results
from the Company’s investment in Copper Beech. The Company made its
initial investment on March 18, 2013 and has subsequently made
additional investments. The Company's effective ownership interest
at June 30, 2013 was approximately 30.0%. 4 For the six months
ended June 30, 2012, includes an approximate $960 non-cash charge
primarily related to the write-off of unamortized deferred
financing fees associated with construction debt paid-off using
proceeds from the February 2012 preferred equity offering. 5 For
three and six months ended June 30, 2013, includes interest income
from the 8.5%, $31,700 loan made to existing investors in Copper
Beech on March 18, 2013.
CAMPUS CREST COMMUNITIES
RECONCILIATION OF NET INCOME (LOSS) ATTRIBUTABLE TO
COMMON STOCKHOLDERS TO FUNDS FROM OPERATIONS ("FFO") & NET
OPERATING INCOME ("NOI") (unaudited) (in $000s, except per
share data) Three Months Ended June
30, Six Months Ended June 30,
2013(1 )
2012 $ Change
2013(1 )
2012 $
Change Net income (Loss) attributable to common
stockholders $2,771 ($676 ) $3,447 $3,777 ($2,311 ) $6,088 Net
income (Loss) attributable to noncontrolling interests 19 (14 ) 33
30 (23 ) 53 Real estate related depreciation and amortization 6,410
5,804 606 12,706 11,593 1,113 Real estate related depreciation and
amortization - unconsolidated entities 3,624 495
3,129 4,431 988 3,443
FFO available
to common shares and OP units2, 3, 4
12,824 5,609
7,215 20,944 10,247 10,697 Elimination
of transactions costs 203 - 203 588 - 588 Elimination of FV
adjustment of CB debt (833 ) - (833 ) (945 ) - (945 ) Elimination
of non-cash charge from the write-off of unamortized deferred
financing fees - - - - 960 (960
)
Funds from operations adjusted (FFOA) available to common
shares and OP units $12,194 $5,609
$6,585 $20,587 $11,207
$9,380
FFO per share - diluted2, 3, 4
$0.20 $0.18 $0.02 $0.38 $0.33 $0.05 FFOA per share - diluted $0.19
$0.18 $0.01 $0.37 $0.36 $0.01 Weighted average common shares and OP
units outstanding - diluted 64,948 31,084 55,818 31,004
Three Months Ended June 30, Six Months Ended June
30, 2013(1 )
2012
2013(1 )
2012
Net income (Loss) attributable to
common stockholders $2,771 ($676 ) $3,777 ($2,311 ) Net income
(Loss) attributable to noncontrolling interests 19 (14 ) 30 (23 )
Preferred stock dividends 1,150 1,150 2,300 1,814 Income tax
benefit (expense) 106 193 (346 ) 256 Other income (expense) (708 )
76 (798 ) 74 Change in fair value of interest rate derivatives 19
55 73 104 Interest expense 2,789 2,201 5,673 5,774 Equity in
earnings of unconsolidated entities (1,896 ) (102 ) (2,306 ) (198 )
Depreciation and amortization 6,659 5,874 13,098 11,730 Ground
lease expense 54 56 108 108 General and administrative expense
2,953 2,219 5,652 4,545 Transaction costs 203 0 588 0 Development,
construction and management services expenses 13,657 15,427 24,315
28,885 Development, construction and management services revenues
(14,368 ) (16,803 ) (25,795 ) (31,059 )
Total NOI
$13,408 $9,656 $26,369
$19,699 Same store properties NOI5 $10,220 $9,656
$20,429 $19,699 New properties NOI5 $3,188 $0 $5,940 $0
1 Includes
consolidated results from the operations at The Grove at Moscow and
The Grove at Valdosta, which were included in equity in earnings of
unconsolidated entities prior to the Company's acquisition of its
joint venture partner's interest in the properties. The Company's
acquisition of The Grove at Moscow and The Grove at Valdosta was
completed on July 6, 2012. 2 For three and six months ended June
30, 2013, includes results from the Company’s investment in Copper
Beech, including interest income from the 8.5%, $31,700 loan made
to existing investors in Copper Beech. The Company made its initial
investment on March 18, 2013 and has subsequently made additional
investments. The Company's effective ownership interest at June 30,
2013 was approximately 30.0%. 3 For three months ended June 30,
2013, includes $203 of Copper Beech-related transaction costs and
an $833 fair value adjustment of Copper Beech’s debt. For six
months ended June 30, 2013, includes $537 of Copper Beech-related
transaction costs, $51 of Toledo, OH-related transaction costs and
a $945 fair value adjustment of Copper Beech’s debt. 4 For the six
months ended June 30, 2012, includes an approximate $960 non-cash
charge primarily related to the write-off of unamortized deferred
financing fees associated with construction debt paid-off using
proceeds from the February 2012 preferred equity offering. 5 "Same
store" properties are our wholly-owned operating properties
acquired or placed in-service prior to the beginning of the
earliest period presented and owned by us and remaining in service
through the end of the latest period presented or period being
analyzed. "New properties" are our wholly-owned operating
properties that we acquired or placed in service after the
beginning of the earliest period presented or period being
analyzed.
Non-GAAP Financial Measures
FFO and FFOA
FFO is a non-GAAP financial measure. We calculate FFO in
accordance with the definition that was adopted by the Board of
Governors of NAREIT. FFO, as defined by NAREIT, represents net
income (loss) determined in accordance with U.S. GAAP, excluding
extraordinary items as defined under GAAP and gains or losses from
sales of previously depreciated operating real estate assets, plus
specified non-cash items, such as real estate asset depreciation
and amortization, and after adjustments for unconsolidated
partnerships and joint ventures. In addition, in October 2011,
NAREIT communicated to its members that the exclusion of impairment
write-downs of depreciable real estate is consistent with the
definition of FFO.
We use FFO as a supplemental performance measure because, in
excluding real estate-related depreciation and amortization and
gains and losses from property dispositions, it provides a
performance measure that, when compared year over year, captures
trends in occupancy rates, rental rates and operating expenses. We
also believe that, as a widely recognized measure of the
performance of equity REITs, FFO will be used by investors as a
basis to compare our operating performance with that of other
REITs. However, because FFO excludes depreciation and amortization
and captures neither the changes in the value of our properties
that result from use or market conditions nor the level of capital
expenditures necessary to maintain the operating performance of our
properties, all of which have real economic effects and could
materially and adversely impact our results of operations, the
utility of FFO as a measure of our performance is limited.
While FFO is a relevant and widely used measure of operating
performance of equity REITs, other equity REITs may use different
methodologies for calculating FFO and, accordingly, FFO as
disclosed by such other REITs may not be comparable to FFO
published herein. Therefore, we believe that in order to facilitate
a clear understanding of our historical operating results, FFO
should be examined in conjunction with net income (loss) (computed
in accordance with U.S. GAAP) as presented in the consolidated
financial statements included elsewhere in this document. FFO
should not be considered as an alternative to net income (loss)
(computed in accordance with U.S. GAAP) as an indicator of our
properties’ financial performance or to cash flow from operating
activities (computed in accordance with U.S. GAAP) as an indicator
of our liquidity, nor is it indicative of funds available to fund
our cash needs, including our ability to pay dividends or make
distributions.
FFOA is a non-GAAP financial measure. In addition to FFO, we
believe it is also a meaningful measure of our performance to
adjust FFO to exclude the write-off of unamortized deferred
financing fees, transaction costs and fair value debt adjustments
on equity method investments. Excluding the write-off of
unamortized deferred financing fees, transaction costs and fair
value debt adjustments on equity method investments adjusts FFO to
be more reflective of operating results prior to capital
replacement or expansion, debt service obligations or other
commitments and contingencies.
NOI
NOI is a non-GAAP financial measure. We calculate NOI by adding
back (or subtracting from) to net income (loss) attributable to
common stockholders the following expenses or charges: income tax
expense, interest expense, equity in loss of unconsolidated
entities, preferred stock dividends, depreciation and amortization,
transaction costs, ground lease expense, general and administrative
expense and development, construction and management services
expense. The following income or gains are then deducted from net
income (loss) attributable to common stockholders, adjusted for add
backs of expenses or charges: equity in earnings of unconsolidated
entities, income tax benefit, other income, change in fair value of
interest rate derivatives and development, construction and
management services revenue. We believe these adjustments help
provide a performance measure, when compared year over year, that
illustrates the operating results of our wholly-owned properties
and captures trends in student housing rental and services income
and student housing operating expenses.
NOI excludes multiple components of net income (loss) (computed
in accordance with U.S. GAAP) and captures neither the changes in
the value of our properties that result from use or market
conditions nor the level of capital expenditures necessary to
maintain the operating performance of our properties, all of which
have real economic effects and could materially and adversely
impact our results of operations. Therefore, the utility of NOI as
a measure of our performance is limited. Additionally, other
companies, including other equity REITs, may use different
methodologies for calculating NOI and, accordingly, NOI as
disclosed by such other companies may not be comparable to NOI
published herein. Therefore, we believe that in order to facilitate
a clear understanding of our historical operating results, NOI
should be examined in conjunction with net income (loss) (computed
in accordance with U.S. GAAP) as presented in the consolidated
financial statements included elsewhere in this document. NOI
should not be considered as an alternative to net income (loss)
(computed in accordance with U.S. GAAP) as an indicator of our
properties’ financial performance or to cash flow from operating
activities (computed in accordance with U.S. GAAP) as an indicator
of our liquidity, nor is it indicative of funds available to fund
our cash needs, including our ability to pay dividends or make
distributions.
1 A fire partially destroyed The Grove at Pullman, WA on July
14, 2013
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