GREENSBORO, N.C., April 1, 2019 /PRNewswire/ -- This press
release corrects a prior version published on April 1, 2019
(the "Prior Version"). This press release includes the corrected
expected net accretive effect on 2019 net income of approximately
$.40 per share, as opposed to
$.50 per share reflected in the Prior
Version.
The corrected release reads:
TANGER OUTLETS SELLS FOUR NON-CORE OUTLET
CENTERS
Disposition Improves Key Portfolio
Operating Metrics
Generates $131 Million of Gross
Proceeds
Records Book Gain of Approximately
$44 Million
Greensboro, N.C. – April 1, 2019: Tanger Factory Outlet Centers,
Inc. (NYSE: SKT) announced today that it has closed on the sale of
four non-core outlet centers for total gross proceeds of
$130.5 million. The four
properties are located in Nags Head,
North Carolina; Ocean City,
Maryland; Park City, Utah;
and Williamsburg, Iowa and
represent 6.8% of the Company's consolidated portfolio square
footage and approximately 5.1% of its forecasted 2019 portfolio net
operating income ("Portfolio NOI"). This transaction is
consistent with the Company's long-standing history of financial
stewardship and strategic portfolio management. Since
December 2014, Tanger has now sold 13
assets generating gross proceeds of $402
million.
"By completing these asset sales, we are strengthening the
overall quality, reducing the average age, and improving the
longer-term growth profile of the portfolio. We believe the
benefits of these dispositions over time will more than offset the
expected short-term earnings dilution, given that these assets are
not expected to produce the long-term growth in cash flow that we
anticipate from our core portfolio. Our dividend remains
well-covered even with the sale of these assets," said Steven B. Tanger, Chief Executive Officer.
The key performance metrics for the sold assets were below those
of Tanger's overall portfolio, as follows:
|
2018 As
Reported (1)
|
Sold
Properties (2)
|
2018
Excluding Sold
Properties (3)
|
TTM tenant sales per
square foot
|
$385
|
$295
|
$392
|
TTM same center
tenant sales performance for the overall
portfolio
|
+1.9
|
%
|
-3.2
|
%
|
+2.2
|
%
|
Occupancy at
12/31/18
|
96.8
|
%
|
95.8
|
%
|
96.9
|
%
|
Cash basis rent
spreads for TTM lease commencements
|
-1.4
|
%
|
-10.2
|
%
|
-0.7
|
%
|
Straight-line basis
rent spreads for TTM lease commencements
|
+5.3
|
%
|
-3.3
|
%
|
+6.0
|
%
|
|
(1)
For consolidated portfolio, unless otherwise indicated.
|
(2)
Average of four properties sold.
|
(3)
Excludes the four sold properties.
|
The purchase price represents a 12.6% blended capitalization
rate on the Company's forecasted 2019 Portfolio NOI.
Initially, Tanger expects to use the $128.7
million of net proceeds from the sale of these unencumbered
assets to repay balances under its lines of credit.
Ultimately, the Company intends to allocate the proceeds between
two of its key capital allocation priorities – opportunistically
repurchasing its common shares as market conditions warrant and
reducing outstanding debt balances to maintain a strong and
flexible balance sheet.
Tanger expects to record a gain of approximately $44 million during the first quarter of
2019. The Company has elected not to defer any taxable gain
on this transaction and currently does not expect a special
dividend to be necessary during 2019.
Assuming all proceeds are used to reduce debt, Tanger expects a
net accretive effect on 2019 net income of approximately
$0.40 per share, which reflects the
expected gain on the transaction and the impact of the use of
proceeds, partially offset by the loss of nine months of earnings
from the properties sold. The effect on 2019 funds from
operations ("FFO"), which is not impacted by the gain or
depreciation expense, is expected to be a reduction of
approximately $0.09 per share.
The transaction is not expected to have a significant impact on
Tanger's 2019 same center net operating income trend.
FFO and Portfolio NOI are widely accepted supplemental non-GAAP
measures used in the real estate industry to measure and compare
the operating performance of real estate companies.
About Tanger Factory Outlet Centers
Tanger Factory Outlet Centers, Inc. (NYSE: SKT), is a
publicly-traded REIT headquartered in Greensboro, North Carolina that presently
operates and owns, or has an ownership interest in, a portfolio of
40 upscale outlet shopping centers. Tanger's operating properties
are located in 20 states coast to coast and in Canada, totaling approximately 14.4 million
square feet, leased to over 2,900 stores which are operated by more
than 500 different brand name companies. The Company has more than
38 years of experience in the outlet industry. Tanger Outlet
Centers continue to attract more than 181 million shoppers
annually. For more information on Tanger Outlet Centers, call
1-800-4TANGER or visit the Company's website at
www.tangeroutlets.com.
Forward-Looking Statements
This news release contains forward-looking statements within the
meaning of federal securities laws. These statements include,
but are not limited to, expectations regarding: the
anticipated effects of the asset sales described above, including
on our future financial results and dividends; the expected
benefits from such sales; our intentions regarding share
repurchases and debt reduction; our anticipated 2019 financial
results; the anticipated use of proceeds from the asset sales; the
expected strength of our portfolio; expected dividend coverage; as
well as other statements regarding plans, forecasts, estimates,
expectations, intentions, and similar statements concerning
anticipated future events, results, circumstances, performance or
expectations that are not historical facts.
These forward-looking statements are subject to risks and
uncertainties. Actual results could differ materially from
those projected due to various factors including, but not limited
to, the risks associated with general economic and real estate
conditions; risk associated with developing or expanding outlet
centers; lack of liquidity for real estate investments; adverse
changes in governmental laws and regulations; the Company's ability
to meet its obligations on existing indebtedness, reduce variable
rate debt or refinance existing indebtedness on favorable terms;
the availability and cost of capital; the valuation of marketable
securities and other investments; increases in operating costs;
whether the Company's regular evaluation of acquisition and
disposition opportunities results in any consummated transactions,
and whether or not any such consummated transaction results in an
increase or decrease in liquidity, net income, funds from
operations or adjusted funds from operations; whether projects in
our pipeline convert into successful developments; the Company's
ability to lease its properties; the impact of environmental
regulation; possible terrorist activity or other threats to public
safety; the Company's ability to implement its plans and strategies
for joint venture properties that it does not fully control; the
reduction in the Company's income in the event of multiple lease
terminations by tenants or a failure by multiple tenants to occupy
their premises in a shopping center; impairment charges; the
ability of tenants to continue paying their rent obligations due to
bankruptcy, insolvency or a general downturn in their business; the
results of operations of our retailers; adverse weather conditions,
including hurricanes, and other natural disasters; the Company's
ability to pay dividends at current levels; any failure by the
Company to qualify as a REIT; tax reform; competition; lack of or
insufficient insurance coverage; and our ability to attract and
retain key personnel. For a more detailed discussion of the
important factors that affect our operating results, interested
parties should review "Risk Factors" contained in the Tanger
Factory Outlet Centers, Inc. Annual Report on Form 10-K for the
fiscal year ended December 31, 2018
or the Company's other filings with the Securities and Exchange
Commission.
Contact:
|
Cyndi Holt
|
Jim
Williams
|
|
VP, Investor
Relations
|
EVP &
CFO
|
|
(336-834-6892)
|
(336-834-6800)
|
|
cyndi.holt@tangeroutlets.com
|
jim.williams@tangeroutlets.com
|
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SOURCE Tanger Factory Outlet Centers, Inc.