Seritage Growth Properties (NYSE:SRG) (the “Company”), a
national owner of 258 retail properties totaling over 40 million
square feet of gross leasable area (“GLA”), today reported
financial and operating results for the three and nine months ended
September 30, 2017.
Financial Results
For the three months ended September 30, 2017:
- Net income attributable to common
shareholders of $10.5 million, or $0.31 per diluted share
- Total Net Operating Income (“Total
NOI”) of $43.6 million
- Funds from Operations (“FFO”) of $25.8
million, or $0.46 per diluted share
- Company FFO of $17.6 million, or $0.32
per diluted share
For the nine months ended September 30, 2017:
- Net loss attributable to common
shareholders of $30.5 million, or $0.91 per diluted share
- Total NOI of $135.2 million
- FFO of $80.6 million, or $1.45 per
diluted share
- Company FFO of $70.3 million, or $1.26
per diluted share
Operating Highlights
During the quarter ended September 30, 2017, including the
Company’s proportional share of its unconsolidated joint
ventures:
- Signed new leases totaling 601,000
square feet at an average of $16.25 PSF. Since the Company’s
inception in July 2015, new leasing activity has totaled
approximately 4.0 million square feet at an average of $17.97 PSF.
- Achieved releasing multiples of 4.6x
for space currently or formerly occupied by Sears Holdings
Corporation (“Sears Holdings”), with new rents averaging $17.97 PSF
compared to $3.90 PSF paid by Sears Holdings. Since inception,
releasing multiples have averaged 4.2x, with new rents at $18.25
PSF compared to $4.30 PSF paid by Sears Holdings.
- Added $9.8 million of new third-party
rental income. Third-party rental income has increased by over 130%
since inception to $101.3 million, including all signed leases and
after the impact of the GGP transactions described below.
- Increased annual base rent from tenants
other than Sears Holdings to 45.4% of total annual base rent from
31.4% in the prior year period, including all signed leases and net
of rent attributable to associated space to be recaptured, and
after the impact of the GGP transactions.
- Increased annualized Total NOI to
$217.6 million from $215.6 million in the prior year period,
including all signed leases and net of rent attributable to
associated space to be recaptured, and after the impact of the GGP
transactions.
- Commenced five new wholly-owned
redevelopment projects and expanded one previously announced
project, bringing total redevelopment activity since inception to
70 projects completed or commenced for a total estimated investment
of $740 million.
- As previously reported, completed two
transactions with GGP for gross consideration of $247.6 million
whereby the Company (i) sold to GGP the Company’s 50% interest in
eight of the 12 assets in the existing joint venture between the
two companies for $190.1 million; and (ii) sold to GGP a 50% joint
venture interest in five additional assets for $57.5 million. As a
result of the transactions, the Company recorded aggregate gains of
$56.8 million, reduced amounts outstanding under its mortgage loan
by $50.6 million and received approximately $171.6 million of
unrestricted cash proceeds before closing costs, which it intends
to use to fund its redevelopment pipeline and for general corporate
purposes.
In addition, subsequent to the quarter end, the Company:
- Agreed to sell to Simon Property Group
(“Simon”) the Company’s 50% interest in five of the ten assets in
the existing joint venture between the two companies for $68.0
million, subject to certain closing conditions. Upon closing, which
is expected in the fourth quarter, the Company would realize
approximately $7.0 million of value creation above its basis across
the five properties and generate unrestricted cash proceeds, after
closing costs and any required tax distributions, to fund its
redevelopment pipeline and for general corporate purposes.
“We are pleased to announce another strong quarter of leasing
and development activity. With an additional 600,000 square feet
leased, we now stand at approximately four million square feet of
new leases signed since inception, at an average rent multiple of
4.2 times the prior rent. We also commenced five new projects and
expanded the scope of one project to bring our total completed and
commenced project activity to 70 projects and $740 million of
capital. We continue to deploy this capital at attractive unlevered
returns of 10-12% based on the incremental income over our
incremental costs,” said Benjamin Schall, President and Chief
Executive Officer. “We also closed our transactions with GGP this
quarter, receiving gross consideration of $247.6 million for
interests in 13 assets and, subsequent to quarter end, we agreed to
sell Simon our interest in five of our ten existing joint venture
assets for $68 million. We expect to deploy the proceeds from these
transactions into our growing pipeline of value enhancing
redevelopment projects throughout the portfolio.”
Financial Results
For the three months ended September 30, 2017:
- Net income attributable to Class A and
Class C shareholders was $10.5 million, or $0.31 per diluted share,
as compared to a net loss of $21.1 million, or $0.67 per diluted
share, for the prior year period. The three months ended September
30, 2017 included gains from the sale of real estate totaling $56.8
million and the prior year period included a litigation charge of
$19.0 million.
- Total NOI, which includes the Company’s
proportional share of NOI from properties owned through investments
in its unconsolidated joint ventures, was $43.6 million as compared
to $48.1 million for the prior year period.
- FFO, as calculated in accordance with
the National Association of Real Estate Investment Trusts
(“NAREIT”) definition, was $25.8 million, or $0.46 per diluted
share, as compared to $12.3 million, or $0.22 per diluted share,
for the prior year period. The prior year period included a
litigation charge of $19.0 million.
- Company FFO was $17.6 million, or $0.32
per diluted share, as compared to $32.6 million, or $0.59 per
diluted share, for the prior year period. The Company makes certain
adjustments to FFO, which it refers to as Company FFO, to account
for certain non-cash and non-comparable items that it does not
believe are representative of ongoing operating results. See
“Non-GAAP Financial Measures.”
For the nine months ended September 30, 2017:
- Net loss attributable to Class A and
Class C shareholders was $30.5 million, or $0.91 per diluted share,
as compared to a net loss of $36.6 million, or $1.16 per diluted
share, for the prior year period. The nine months ended September
30, 2017 included gains from the sale of real estate totaling $56.8
million and the nine months ended September 30, 2016 included a
litigation charge of $19.0 million.
- Total NOI was $135.2 million as
compared to $141.8 million for the prior year period.
- FFO was $80.6 million, or $1.45 per
diluted share, as compared to $72.0 million, or $1.29 per diluted
share, for the prior year period. The prior year period included a
litigation charge of $19.0 million.
- Company FFO was $70.3 million, or $1.26
per diluted share, as compared to $97.3 million, or $1.75 per
diluted share, for the prior year period.
Portfolio Summary
As of September 30, 2017, the Company’s portfolio included
interests in 258 retail properties totaling over 40 million square
feet of gross leasable area, including 230 wholly-owned properties
and 28 properties owned through investments in unconsolidated joint
ventures. The Company’s portfolio includes 125 properties attached
to regional malls and 133 shopping center or freestanding
properties.
The portfolio was 90.2% leased and included 41 properties leased
only to third-party tenants, 97 properties leased to Sears Holdings
and one or more third-party tenants, and 102 properties leased only
to Sears Holdings. Of the properties leased to Sears Holdings, 154
operated under the Sears brand and 45 operated under the Kmart
brand.
Subsequent to September 30, 2017, pursuant to notices previously
submitted to the Company, Sears Holdings effectively vacated 20
stores totaling 3.8 million square feet of gross leasable area. The
aggregate annual base rent at these stores was approximately $11.7
million, or 5.2% of the Company's total annual base rent as of
September 30, 2017, including all signed leases. In connection with
the termination, Sears Holdings paid Seritage a termination fee of
approximately $24.2 million, an amount equal to one year of the
aggregate annual base rent and estimated operating expenses for the
20 properties.
Development Update
Wholly-Owned Properties
During the quarter ended September 30, 2017, the Company
commenced five new redevelopment projects representing an estimated
total investment of approximately $42.9 million and expanded one
previously announced for an estimated total investment of $8.3
million. In total, including projects initiated prior to the
Company’s formation, the Company has completed or commenced 70
projects representing an estimated total investment of
approximately $739.6 million as of September 30, 2017.
The table below summarizes project commencements in the
Company’s wholly-owned portfolio since inception:
(in thousands)
Estimated Estimated Number
Project Development Project Quarter
of Projects Square Feet Costs (1) Costs
(1) Acquired (2) 15 $ 63,600 $ 63,600 Q4 2015 5 352 51,500
64,200 Q1 2016 (3) 5 319 61,900 61,900 Q2 2016 (3) 5 388 58,500
58,800 Q3 2016 (3) 10 1,202 121,800 129,000 Q4 2016 (3) 8 768
111,400 121,000 Q1 2017 5 589 58,500 58,500 Q2 2017 12 963 136,200
139,700 Q3 2017 5 367 42,900 42,900
Total 70 4,948 $
706,300 $ 739,600
____________________
(1) Total estimated development costs exclude, and total
estimated project costs include, termination fees to recapture 100%
of certain properties. (2) Projects were in various stages of
development when acquired by the Company in July 2015. (3) Includes
subsequent expansions to previously announced projects.
As of September 30, 2017, the Company had originated 55
wholly-owned projects since the Company’s inception. These
projects, including six expanded projects, represent an estimated
total investment of $676 million, of which $520.5 million remained
to be spent, and are expected to generate an incremental yield on
cost of 11-12%.
The table below provides additional information regarding the
Company’s wholly-owned development activity from inception through
September 30, 2017:
(in thousands)
Estimated Estimated Estimated
Estimated Number Project Development
Project Projected Annual Income (2)
Incremental Project Costs (1) of Projects
Square Feet Costs (1) Costs (1) Total
Existing Incremental Yield (3) < $10,000 24
1,426 $ 104,800 $ 104,900 $ 19,700 $ 5,200 $ 14,400 $10,001 -
$20,000 23 2,373 309,900 329,800 47,800 13,600 34,300 > $20,000
8 1,149 228,000 241,300 37,700
9,000 28,600
New Projects 55
4,948 $ 642,700 $ 676,000
$ 105,200 $ 27,800 $
77,300 11.0 - 12.0% Acquired projects 15
63,600 63,600
Total 70 $
706,300 $ 739,600
____________________
(1) Total estimated development costs exclude, and total
estimated project costs include, termination fees to recapture 100%
of certain properties. (2) Projected annual income includes
assumptions on stabilized rents to be achieved for space under
redevelopment. There can be no assurance that stabilized rent
targets will be achieved. (3) Projected incremental annual income
divided by total estimated project costs.
The table below provides a brief description of each of the 55
redevelopment projects originated since the Company’s
inception:
Total Project Costs under $10 Million
Total
Estimated Estimated
Project Construction Substantial
Property Description Square Feet
Start Completion King of Prussia, PA Repurpose former
auto center space for Outback Steakhouse, Yard House and small shop
retail 29,100 Substantially complete Merrillville, IN
Termination property; redevelop existing store for At Home,
Powerhouse Gym and small shop retail 132,000 Substantially complete
Elkhart, IN Termination property; existing store has been released
to Big R Stores 86,500 Substantially complete San Antonio, TX
Recapture and repurpose auto center space for Orvis, Jared's
Jeweler, Shake Shack and small shop retail 18,900 Substantially
complete Bowie, MD Recapture and repurpose auto center space for
BJ's Brewhouse 8,200 Delivered to tenant Albany, NY Recapture and
repurpose auto center space for BJ's Brewhouse and additional small
shop retail 28,000 Underway Q4 2017 Hagerstown, MD Recapture and
repurpose auto center space for BJ's Brewhouse, Verizon and
additional restaurants 15,400 Underway Q4 2017 Roseville, MI
Partial recapture; redevelop existing store for At Home 100,400
Underway Q4 2017 Troy, MI Partial recapture; redevelop existing
store for At Home 100,000 Underway Q4 2017 Henderson, NV
Termination property; redevelop existing store for At Home, Seafood
City and additional retail 144,400 Underway Q4 2017 Rehoboth Beach,
DE Partial recapture; redevelop existing store for Christmas Tree
Shops andThat! and PetSmart 56,700 Underway Q1 2018 Ft. Wayne, IN
Site densification; new outparcels for BJ's Brewhouse
(substantially complete) and Chick-Fil-A (project expansion) 12,000
Underway Q1 2018 Kearney, NE Termination property; redevelop
existing store for Marshall's, PetSmart and additional junior
anchors 92,500 Underway Q2 2018 Jefferson City, MO Termination
property; redevelop existing store for Orscheln Farm and Home
96,000 Underway Q2 2018 Olean, NY Partial recapture; redevelop
existing store for Marshall's and additional retail 45,000 Underway
Q2 2018 Cullman, AL Termination property; redevelop existing store
for Bargain Hunt, Tractor Supply and Planet Fitness 99,000 Underway
Q3 2018 Guaynabo, PR Partial recapture; redevelop existing store
for Planet Fitness and Capri 56,100 Underway Q3 2018 Roseville, CA
Recapture and repurpose auto center space for AAA 10,400 Q4 2017 Q2
2018 Dayton, OH Recapture and repurpose auto center space for
Outback Steakhouse and additional restaurants 14,100 Q4 2017 Q4
2018 Florissant, MO Site densification; new outparcel for
Chick-Fil-A 5,000 Q1 2018 Q3 2018 New Iberia, LA Termination
property; redevelop existing store for Rouses Supermarkets,
additional junior anchors and small shop retail 93,100 Q1 2018 Q1
2019
North Little Rock, AR
Recapture and repurpose auto center space for LongHorn Steakhouse
and additional small shop retail 17,300 Q2 2018 Q2 2019 St. Clair
Shores, MI 100% recapture; demolish existing store and develop site
for new Kroger store 107,200 Q2 2018 Q2 2019 Oklahoma City, OK Site
densification; new fitness center for Vasa Fitness 59,500 Q3 2018
Q3 2019
Total Project Costs $10 - $20 Million
Total Estimated Estimated Project
Construction Substantial Property
Description Square Feet Start
Completion Braintree, MA 100% recapture; redevelop existing
store for Nordstrom Rack, Saks OFF 5th and additional retail 90,000
Substantially complete Honolulu, HI 100% recapture; redevelop
existing store for Longs Drugs (CVS), PetSmart and Ross Dress for
Less 79,000 Substantially complete Madison, WI Partial recapture;
redevelop existing store for Dave & Busters, Total Wine &
More, additional retail and restaurants 75,300 Underway Q4 2017
West Jordan, UT Partial recapture; redevelop existing store and
attached auto center for Burlington Stores and additional retail
81,400 Underway Q4 2017 Anderson, SC 100% recapture (project
expansion); redevelop existing store for Burlington Stores,
Sportsman's Warehouse, additional retail and restaurants 111,300
Underway Q4 2017 Fairfax, VA Partial recapture; redevelop existing
store and attached auto center for Dave & Busters, Seasons 52,
additional junior anchors and restaurants 110,300 Underway Q1 2018
North Hollywood, CA
Partial recapture; redevelop existing store for Burlington Stores
and additional junior anchors 79,800 Underway Q1 2018 Saugus, MA
Partial recapture; redevelop existing store and detached auto
center for Round One and restaurants 99,000 Underway Q1 2018
Thornton, CO Termination property; redevelop existing store for
Vasa Fitness and additional junior anchors 191,600 Underway Q1 2018
Orlando, FL 100% recapture; demolish and construct new buildings
for Floor & Décor, Orchard Supply Hardware, LongHorn
Steakhouse, Olive Garden, additional small shop retail and
restaurants 139,200 Underway Q2 2018 Springfield, IL Termination
property; redevelop existing store for Burlington Stores, Binny's
Beverage Depot, Orange Theory Fitness, Outback Steakhouse, CoreLife
Eatery, additional junior anchors and small shop retail 133,400
Underway Q2 2018 North Miami, FL 100% recapture; redevelop existing
store for Michael's, PetSmart and Ross Dress for Less 124,300
Underway Q2 2018 Hialeah, FL 100% recapture; redevelop existing
store for Bed, Bath & Beyond, Ross Dress for Less and
additional junior anchors to join current tenant, Aldi 88,400
Underway Q2 2018 Charleston, SC 100% recapture (project expansion);
redevelop existing store and detached auto center for Burlington
Stores and additional retail 126,700 Underway Q3 2018 Warwick, RI
Termination property; repurpose auto center space for BJ's
Brewhouse and additional retail
Redevelop existing store for At Home and
Raymour & Flanigan (project expansion)
190,700 Underway Q4 2018 Cockeysville, MD Partial recapture;
redevelop existing store for HomeGoods, Michael's Stores,
additional junior anchors and restaurants 83,500 Q4 2017 Q2 2018
Salem, NH Site densification; new theatre for Cinemark
Recapture and repurpose auto center for
restaurant space.
71,200 Q4 2017 Q3 2018 Paducah, KY Termination property; redevelop
existing store for Burlington Stores and additional retail 102,300
Q1 2018 Q3 2018 Santa Cruz, CA Partial recapture; redevelop
existing store for TJ Maxx, HomeGoods and Petco 62,200 Q1 2018 Q4
2018 Temecula, CA Partial recapture; redevelop existing store and
detached auto center for Round One, small shop retail and
restaurants 65,100 Q1 2018 Q4 2018 Canton, OH Partial recapture;
redevelop existing store for Dave & Busters and restaurants
83,900 Q1 2018 Q2 2019 North Riverside, IL Partial recapture;
redevelop existing store and detached auto center for Round One,
additional junior anchors, small shop retail and restaurants
103,900 Q1 2018 Q3 2019 Austin, TX Partial recapture; redevelop
existing store for AMC Theatres, additional retail and restaurants
80,500 Q2 2018 Q3 2019
Total Project Costs over $20
Million Total Estimated Estimated
Project Construction Substantial
Property Description Square Feet
Start Completion Memphis, TN 100% recapture; demolish
and construct new buildings for LA Fitness, Nordstrom Rack, Ulta
Beauty, Hopdoddy Burger Bar, additional junior anchors, restaurants
and small shop retail 135,200 Delivered to tenants West Hartford,
CT 100% recapture; redevelop existing store and detached auto
center for Buy Buy Baby, Cost Plus World Market, REI, Saks OFF
Fifth, other junior anchors, Shake Shack and additional small shop
retail 147,600 Underway Q1 2018 St. Petersburg, FL 100% recapture;
demolish and construct new buildings for Dick's Sporting Goods,
Lucky's Market, PetSmart, Five Below, Chili's Grill & Bar,
Pollo Tropical, LongHorn Steakhouse and additional small shop
retail and restaurants 142,400 Underway Q2 2018 Wayne, NJ Partial
recapture; redevelop existing store for Dave & Busters,
additional junior anchors and restaurants
Recapture and repurpose detached auto
center for Cinemark (project expansion)
NOTE: contributed to GGP II JV in July
2017
156,700 Underway Q3 2018 Carson, CA 100% recapture (project
expansion); redevelop existing store for Burlington Stores, Ross
Dress for Less and additional retail 163,800 Underway Q1 2019 Santa
Monica, CA 100% recapture; redevelop existing building into
premier, mixed-use asset featuring unique, small-shop retail and
creative office space 96,500 Q4 2017 Q4 2019 Watchung, NJ 100%
recapture; demolish full-line store and construct new buildings for
HomeSense, Sierra Trading Post, Ulta Beauty and additional small
shop retail and restaurants
Demolish detached auto center and
construct a freestanding Cinemark theater
126,700 Q1 2018 Q2 2019 East Northport, NY Termination property
(notice period); redevelop existing store and attached auto center
for AMC Theatres, 24 Hour Fitness, additional junior anchors and
small shop retail 179,700 Q2 2018 Q4 2019
Joint Venture Properties
On July 12, 2017, the Company completed two transactions with
GGP for gross consideration of $247.6 million whereby the Company
(i) sold to GGP the Company’s 50% interest in eight of the 12
assets in the existing joint venture between the two companies for
$190.1 million; and (ii) sold to GGP a 50% joint venture interest
in five additional assets for $57.5 million.
The table below presents the properties included in each
transaction, as well as the four properties remaining in the
Company’s original joint venture with GGP:
Eight Existing JV Assets Sold to GGP Four
Remaining Assets in Original JV with GGP Five Assets
Contributed to New JV with GGP Retail Center
Location Retail Center Location
Retail Center Location Coronado Center
Albuquerque, NM Alderwood Lynwood, WA Altamonte Mall Altamonte
Springs, FL The Mall in Columbia Columbia, MD Natick Collection
Natick, MA Cumberland Mall Atlanta, GA Oakbrook Center Oakbrook, IL
Sooner Mall Norman, OK Coastland Center Naples, FL Paramus Park
Paramus, NJ Stonebriar Center Frisco, TX Northridge Fashion Center
Northridge, CA Pembroke Lakes Pembroke Pines, FL Willowbrook Mall
Wayne, NJ Ridgedale Center Minnetonka, MN Staten Island Mall Staten
Island, NY Valley Plaza Bakersfield, CA
During the quarter, the GGP joint ventures commenced
redevelopment projects at the Natick Collection, anchored by Dave
& Buster’s, and at Northridge Fashion Center, anchored by
Dick’s Sporting Goods.
Subsequent to the quarter end, the Company agreed to sell to
Simon the Company’s 50% interest in five of the ten assets in the
existing joint venture between the two companies for $68.0 million,
subject to certain closing conditions. The table below presents the
properties agreed to be sold in the transaction and the properties
that would remain in the Company’s joint venture with Simon:
Five Existing JV Assets to be Sold to Simon Five
Remaining Assets in JV with Simon Retail Center
Location Retail Center Location Brea
Mall Brea, CA Barton Creek Square Austin, TX Burlington Mall
Burlington, MA Briarwood Mall Ann Arbor, MI Midland Park Mall
Midland, TX Santa Rosa Plaza Santa Rosa, CA Ross Park Mall
Pittsburgh, PA The Shops at Nanuet Nanuet, NY Ocean County Mall
Toms River, NJ Woodland Hills Mall Tulsa, OK
The Company continues to own 50% interests in nine assets in an
unconsolidated joint venture with The Macerich Company.
Leasing Update
During the quarter ended September 30, 2017, the Company signed
new leases totaling 601,000 square feet at an average annual base
rent of $16.25 PSF. On a same-space basis, new rents averaged 4.6x
prior rents for space currently or formerly occupied by Sears
Holdings, increasing to $17.97 PSF for new tenants compared to
$3.90 PSF paid by Sears Holdings across 486,000 square feet.
Since inception in July 2015, the Company has signed new leases
totaling approximately 4.0 million square feet at an average annual
base rent of $17.97 PSF. On a same-space basis, new rents averaged
4.2x prior rents for space currently or formerly occupied by Sears
Holdings, increasing to $18.25 PSF for new tenants compared to
$4.30 PSF paid by Sears Holdings across approximately 3.6 million
square feet.
The table below provides a summary of the Company’s leasing
activity since inception, including unconsolidated joint ventures
presented at the Company’s proportional share:
(in thousands except number of leases and PSF data)
Total Release of Sears Holdings Space
Leased Annual Annual Leased
Annual Annual Releasing Quarter
Leases GLA Rent Rent PSF Leases
GLA Rent Rent PSF Multiple Q4 2015 9
154 $ 4,650 $ 30.28 6 130 $ 3,820 $ 29.41 4.4 x Q1 2016 7 214 6,990
32.60 7 214 6,990 32.60 5.7 x Q2 2016 15 422 7,240 17.15 13 363
6,440 17.75 4.7 x Q3 3016 14 543 7,470 13.74 12 456 6,250 13.70 4.0
x Q4 2016 29 891 14,900 16.72 27 849 13,930 16.41 4.1 x Q1 2017 22
535 8,780 16.41 21 530 8,660 16.34 4.0 x Q2 2017 28 598 11,340
18.95 26 592 11,240 18.99 3.7 x Q3 2017 21 601
9,770 16.25 18 486 8,730 17.97
4.6 x
Total 145 3,958
$ 71,140 $ 17.97 130
3,620 $ 66,060 $ 18.25
4.2 x
During the quarter ended September 30, 2017, the Company added
$9.8 million of new third-party income and increased annual base
rent attributable to third-party tenants to 45.4% of total annual
base rent from 31.4% as of September 30, 2016, including all signed
leases and net of rent attributable to the associated space to be
recaptured.
The table below provides a summary of all the Company’s signed
leases as of September 30, 2017, including unconsolidated joint
ventures presented at the Company’s proportional share:
(in thousands except number of leases and PSF data)
Number of Leased % of
Total Annual % of Total
Annual Tenant Leases GLA
Leased GLA Rent Annual Rent Rent PSF
Sears Holdings (1) 199 27,483 80.3 % $ 122,015
54.6 % $ 4.44 In-Place Third-Party Leases 238 3,723 10.9 %
47,430 21.2 % 12.74 SNO Third-Party Leases 104 3,017
8.8 % 53,868 24.2 % 17.85 Sub-Total
Third-Party Leases 342 6,740 19.7 %
101,298 45.4 % 15.03
Total 541
34,223 100.0 % $
223,313 100.0 % $ 6.53
____________________
(1) Leases reflects number of
properties subject to the Master Lease and JV Master Leases.
Balance Sheet and
Liquidity
As of September 30, 2017, the Company’s total market
capitalization was approximately $3.9 billion. Total market
capitalization is calculated as the sum of total debt and the
market value of the Company's outstanding shares of common stock,
assuming conversion of operating partnership units.
Total debt to total market capitalization was 33.5% and net debt
to Adjusted EBITDA was 7.3x. The Company deducts both unrestricted
and restricted cash from total debt when calculating net debt.
Reconciliations of net loss attributable to common shareholders to
EBITDA, and EBITDA to Adjusted EBITDA, are provided in the tables
accompanying this press release.
As of September 30, 2017, the Company had $104.2 million of
unrestricted cash and restricted cash of $202.5 million, the
substantial majority of which was held in reserve accounts for
redevelopment, re-leasing and operating expenses at the Company’s
properties. The Company also had $115.0 million of borrowing
capacity under its $200.0 million unsecured term loan facility due
December 31, 2017.
On July 12, 2017, as a result of the two transactions with GGP,
the Company reduced amounts outstanding under its mortgage loan by
$50.6 million and received approximately $171.6 million of
unrestricted cash proceeds before closing costs.
Subsequent to September 30, 2017, and subject to certain closing
conditions, the Company agreed to sell interests in certain joint
venture properties to Simon. The transaction would generate
unrestricted cash proceeds, after closing costs and any required
tax distributions, to fund the Company’s redevelopment pipeline and
general corporate purposes.
With respect to the December 31, 2017 maturity of the Company’s
$200 million unsecured term loan facility, the Company may repay
the $85.0 million total principal amount outstanding as of
September 30, 2017 with cash on hand, seek an extension of the
maturity date, or raise additional capital through a refinancing
transaction or from the proceeds of asset sales or new joint
ventures.
Dividends
On October 24, 2017, the Company’s Board of Trustees declared a
fourth quarter common stock dividend of $0.25 per each Class A and
Class C common share. The dividend will be paid on January 11, 2017
to shareholders of record on December 29, 2017. Holders of units in
Seritage Growth Properties, L.P. (the “Operating Partnership”) are
entitled to an equal distribution per each Operating Partnership
unit held as of December 29, 2017.
On July 25, 2017, the Company’s Board of Trustees declared a
third quarter common stock dividend of $0.25 per each Class A and
Class C common share. The dividend was paid on October 12, 2017 to
shareholders of record on September 29, 2017. Holders of units in
the Operating Partnership were entitled to an equal distribution
per each Operating Partnership unit held as of September 29,
2017.
Supplemental Report
A Supplemental Report will be available in the Investors section
of the Company’s website, www.seritage.com.
Non-GAAP Financial
Measures
The Company makes reference to NOI, Total NOI, EBITDA, Adjusted
EBITDA, FFO and Company FFO which are financial measures that
include adjustments to accounting principles generally accepted in
the United States (“GAAP”).
None of Total NOI, EBITDA, Adjusted EBITDA, FFO or Company FFO,
are measures that (i) represent cash flow from operations as
defined by GAAP; (ii) are indicative of cash available to fund all
cash flow needs, including the ability to make distributions; (iii)
are alternatives to cash flow as a measure of liquidity; or (iv)
should be considered alternatives to net income (which is
determined in accordance with GAAP) for purposes of evaluating the
Company’s operating performance. Reconciliations of these measures
to the respective GAAP measures we deem most comparable have been
provided in the tables accompanying this press release.
Net Operating Income ("NOI”), Total NOI
and Annualized Total NOI
NOI is defined as income from property operations less property
operating expenses. The Company believes NOI provides useful
information regarding Seritage, its financial condition, and
results of operations because it reflects only those income and
expense items that are incurred at the property level.
The Company also uses Total NOI, which includes its proportional
share of unconsolidated properties. This form of presentation
offers insights into the financial performance and condition of the
Company as a whole given the Company’s ownership of unconsolidated
properties that are accounted for under GAAP using the equity
method. The Company also considers Total NOI to be a helpful
supplemental measure of its operating performance because it
excludes from NOI variable items such as termination fee income, as
well as non-cash items such as straight-line rent and amortization
of lease intangibles.
Annualized Total NOI is an estimate, as of the end of the
reporting period, of the annual Total NOI to be generated by the
Company’s portfolio including all signed leases and modifications
to the Company’s master lease with Sears Holdings with respect to
recaptured space. We calculate Annualized Total NOI by adding or
subtracting current period adjustments for leases that commenced or
expired during the period to Total NOI (as defined) for the period
and annualizing, and then adding estimated annual Total NOI
attributable to SNO leases and subtracting estimated annual Total
NOI attributable to Sears Holdings’ space to be recaptured.
Annualized Total NOI is a forward-looking non-GAAP measure for
which the Company does not believe it can provide reconciling
information to a corresponding forward-looking GAAP measure without
unreasonable effort.
Earnings Before Interest Expense, Income
Tax, Depreciation, and Amortization ("EBITDA") and Adjusted
EBITDA
EBITDA is defined as net income less depreciation, amortization,
interest expense and provision for income and other taxes. EBITDA
is a commonly used measure of performance in many industries, but
may not be comparable to measures calculated by other companies.
The Company believes EBITDA provides useful information to
investors regarding its results of operations because it removes
the impact of the Company’s capital structure (primarily interest
expense) and its asset base (primarily depreciation and
amortization). Management also believes the use of EBITDA
facilitates comparisons between the Company and other equity REITs,
retail property owners who are not REITs, and other
capital-intensive companies.
The Company makes certain adjustments to EBITDA, which it refers
to as Adjusted EBITDA, to account for certain non-cash and
non-comparable items, such as termination fee income, unrealized
loss on interest rate cap, litigation charges, acquisition-related
expenses, certain up-front-hiring and personnel costs and gains (or
losses) from property sales, that it does not believe are
representative of ongoing operating results.
Funds From Operations ("FFO") and Company
FFO
FFO is calculated in accordance with the National Association of
Real Estate Investment Trusts ("NAREIT"), which defines FFO as net
income computed in accordance with GAAP, excluding gains (or
losses) from property sales, real estate related depreciation and
amortization, and impairment charges on depreciable real estate
assets. The Company considers FFO a helpful supplemental measure of
the operating performance for equity REITs and a complement to GAAP
measures because it is a recognized measure of performance by the
real estate industry.
The Company makes certain adjustments to FFO, which it refers to
as Company FFO, to account for certain non-cash and non-comparable
items, such as termination fee income, unrealized loss on interest
rate cap, litigation charges, acquisition-related expenses,
amortization of deferred financing costs and certain
up-front-hiring and personnel costs, that it does not believe are
representative of ongoing operating results. The Company previously
referred to this metric as Normalized FFO; the definition and
calculation remain the same.
Forward-Looking
Statements
This document contains forward-looking statements, which are
based on the current beliefs and expectations of management and are
subject to significant risks, assumptions and uncertainties that
may cause our actual results, performance or achievements to be
materially different from any future results, performance or
achievements expressed or implied by these forward-looking
statements. Factors that could cause or contribute to such
differences include, but are not limited to: competition in the
real estate and retail industries; our substantial dependence on
Sears Holdings; Sears Holdings’ termination and other rights under
its master lease with us; risks relating to our recapture and
redevelopment activities; contingencies to the commencement of rent
under leases; the terms of our indebtedness; restrictions with
which we are required to comply in order to maintain REIT status
and other legal requirements to which we are subject; and our
limited operating history. For additional discussion of these and
other applicable risks, assumptions and uncertainties, see the
“Risk Factors” and forward-looking statement disclosure contained
in filings with the Securities and Exchange Commission. While we
believe that our forecasts and assumptions are reasonable, we
caution that actual results may differ materially. We intend the
forward-looking statements to speak only as of the time made and do
not undertake to update or revise them as more information becomes
available, except as required by law.
About Seritage Growth
Properties
Seritage Growth Properties is a publicly-traded,
self-administered and self-managed REIT with 230 wholly-owned
properties and 28 joint venture properties totaling over 40 million
square feet of space across 49 states and Puerto Rico. The Company
was formed to unlock the underlying real estate value of a
high-quality retail portfolio it acquired from Sears Holdings in
July 2015. Pursuant to a master lease, the Company has the right to
recapture certain space from Sears Holdings for retenanting or
redevelopment purposes. The Company’s mission is to create and own
revitalized shopping, dining, entertainment and mixed-use
destinations that provide enriched experience for consumers and
local communities, and create long-term value for our
shareholders.
SERITAGE GROWTH PROPERTIES
CONSOLIDATED BALANCE SHEETS
(In thousands, except share and per
share amounts)
(Unaudited)
September 30, 2017 December 31, 2016
ASSETS Investment in real estate Land $ 799,971 $ 840,021 Buildings
and improvements 859,782 839,663 Accumulated depreciation
(126,712 ) (89,940 ) 1,533,041 1,589,744 Construction in
progress 175,516 55,208 Net investment in real estate
1,708,557 1,644,952 Investment in unconsolidated joint ventures
338,326 425,020 Cash and cash equivalents 104,153 52,026 Restricted
cash 202,513 87,616 Tenant and other receivables, net 28,166 23,172
Lease intangible assets, net 327,229 464,399 Prepaid expenses,
deferred expenses and other assets, net 20,284 15,052
Total assets $ 2,729,228 $ 2,712,237 LIABILITIES AND EQUITY
Liabilities Mortgage loans payable, net $ 1,200,615 $ 1,166,871
Unsecured term loan, net 84,009 — Accounts payable, accrued
expenses and other liabilities 111,482 121,055 Total
liabilities 1,396,106 1,287,926 Commitments
and contingencies Shareholders' Equity
Class A shares $0.01 par value;
100,000,000 shares authorized; 28,001,411 and 25,843,251 shares
issued and outstanding as of September 30, 2017 and December 31,
2016, respectively
280 258
Class B shares $0.01 par value; 5,000,000
shares authorized; 1,434,922 and 1,589,020 shares issued and
outstanding as of September 30, 2017 and December 31, 2016,
respectively
14 16
Class C shares $0.01 par value; 50,000,000
shares authorized; 5,951,861 and 5,754,685 shares issued and
outstanding as of September 30, 2017 and December 31, 2016,
respectively
59 58 Additional paid-in capital 996,047 925,563 Accumulated
deficit (177,394 ) (121,338 ) Total shareholders'
equity 819,006 804,557 Non-controlling interests 514,116
619,754 Total equity 1,333,122 1,424,311 Total
liabilities and equity $ 2,729,228 $ 2,712,237
SERITAGE GROWTH PROPERTIES
CONSOLIDATED STATEMENTS OF
OPERATIONS
(In thousands, except per share
amounts)
(Unaudited)
Three Months Ended September 30,
Nine Months Ended September 30, 2017
2016 2017 2016 REVENUE Rental income $
48,167 $ 45,584 $ 139,526 $ 136,737 Tenant reimbursements
15,881 12,023 47,813 45,741 Total revenue
64,048 57,607 187,339 182,478 EXPENSES
Property operating 4,311 4,505 13,985 17,176 Real estate taxes
11,335 7,965 35,707 31,101 Depreciation and amortization 61,059
44,532 170,293 121,365 General and administrative 5,272 4,252
16,639 13,104 Litigation charge — 19,000 — 19,000 Provision for
doubtful accounts 68 124 119 269 Acquisition-related expenses
— — — 73 Total expenses 82,045
80,378 236,743 202,088 Operating loss (17,997
) (22,771 ) (49,404 ) (19,610 )
Equity in (loss) income of unconsolidated
joint ventures
(3,686 ) 1,497 (4,226 ) 4,495
Gain on sale of interest in unconsolidated
joint venture
43,729 — 43,729 — Gain on sale of real estate 13,018 — 13,018 —
Interest and other income 352 77 472 196 Interest expense (18,049 )
(15,931 ) (53,072 ) (47,297 ) Unrealized loss on interest rate cap
(91 ) (47 ) (686 ) (1,898 ) Income
(loss) before income taxes 17,276 (37,175 ) (50,169 ) (64,114 )
Provision for income taxes — (72 ) (266 )
(412 ) Net income (loss) 17,276 (37,247 ) (50,435 ) (64,526
)
Net (income) loss attributable to
non-controlling interests
(6,762 ) 16,145 19,892 27,972
Net income (loss) attributable to common
shareholders
$ 10,514 $ (21,102 ) $ (30,543 ) $ (36,554 )
Net income (loss) per share attributable
to Class A and Class C common shareholders - Basic
$ 0.31 $ (0.67 ) $ (0.91 ) $ (1.16 )
Net income (loss) per share attributable
to Class A and Class C common shareholders - Diluted
$ 0.31 $ (0.67 ) $ (0.91 ) $ (1.16 )
Weighted average Class A and Class C
common shares outstanding - Basic
33,774 31,419 33,685 31,414
Weighted average Class A and Class C
common shares outstanding - Diluted
33,841 31,419 33,685 31,414
Reconciliation of Net Loss to NOI and
Total NOI (in thousands)
Three Months Ended September 30,
Nine Months Ended September 30, NOI 2017
2016 2017 2016 Net income (loss)
$ 17,276 $ (37,247 ) $ (50,435 ) $ (64,526 ) Termination fee income
(10,596 ) — (17,360 ) — Depreciation and amortization 61,059 44,532
170,293
121,365 General and administrative 5,272 4,252 16,639 13,104
Litigation charge — 19,000 — 19,000 Acquisition-related expenses —
— — 73
Equity in loss (income) of unconsolidated
joint ventures
3,686 (1,497 ) 4,226 (4,495 )
Gain on sale of interest in unconsolidated
joint venture
(43,729 ) — (43,729 ) — Gain on sale of real estate (13,018 ) —
(13,018 ) — Interest and other income (352 ) (77 ) (472 ) (196 )
Interest expense 18,049 15,931 53,072 47,297 Unrealized loss on
interest rate cap 91 47 686 1,898 Provision for income taxes
— 72 266 412 NOI $ 37,738 $ 45,013 $ 120,168 $
133,932
Total NOI NOI 37,738 45,013 120,168 133,932
NOI of unconsolidated joint ventures 4,830 6,431 18,328 20,057
Straight-line rent adjustment (1) 1,230 (3,100 ) (2,396 ) (11,526 )
Above/below market rental income/expense (1) (212 )
(257 ) (902 ) (681 ) Total NOI $ 43,586 $ 48,087 $
135,198 $ 141,782
____________________
(1) Includes adjustments for
unconsolidated joint ventures.
Computation of Annualized Total NOI (in
thousands)
As of As of Annualized Total
NOI September 30, 2017 September 30, 2016 Total
NOI (per above) $ 43,586 $ 48,087 Current period adjustments (1)
(1,292 ) 203 Adjusted Total NOI 42,294 48,290
Annualize x 4 x 4 Adjusted Total NOI annualized
169,176 193,160 Plus: estimated annual Total NOI from SNO leases
52,868 28,815
Less: estimated annual Total NOI from
associated space to be recaptured from Sears
(4,402 ) (6,378 ) Annualized Total NOI $ 217,642 $
215,597
____________________
(1) Includes adjustments primarily to
account for leases not in place for the full period.
Reconciliation of Net Loss to EBITDA
and Adjusted EBITDA (in thousands)
Three Months Ended September 30,
Nine Months Ended September 30, EBITDA 2017
2016 2017 2016 Net income (loss)
$ 17,276 $ (37,247 ) $ (50,435 ) $ (64,526 ) Depreciation and
amortization 61,059 44,532 170,293 121,365 Depreciation and
amortization (unconsolidated
joint ventures)
4,755 5,191 18,583 15,653 Interest expense 18,049 15,931 53,072
47,297 Provision for income and other taxes — 72
266 412 EBITDA $ 101,139 $ 28,479 $ 191,779 $ 120,201
Adjusted EBITDA EBITDA $ 101,139 $ 28,479 $ 191,779 $
120,201 Termination fee income (10,596 ) — (17,360 ) — Unrealized
loss on interest rate cap 91 47 686 1,898 Litigation charge —
19,000 — 19,000 Acquisition-related expenses — — — 73 Up-front
hiring and personnel costs — — — 328
Gain on sale of interest in unconsolidated
joint venture
(43,729 ) — (43,729 ) — Gain on sale of real estate (13,018
) — (13,018 ) — Adjusted EBITDA $ 33,887 $
47,526 $ 118,358 $ 141,500
Reconciliation of Net Loss to FFO and
Company FFO (in thousands)
Three Months Ended September 30,
Nine Months Ended September 30, Funds from Operations
2017 2016 2017 2016 Net
income (loss) $ 17,276 $ (37,247 ) $ (50,435 ) $ (64,526 )
Real estate depreciation and amortization
(consolidated properties)
60,483 44,307 169,158 120,845
Real estate depreciation and amortization
(unconsolidated joint ventures)
4,755 5,191 18,583 15,653
Gain on sale of interest in unconsolidated
joint venture
(43,729 ) — (43,729 ) —
Gain on sale of real estate
(13,018 ) — (13,018 ) —
FFO attributable to common shareholders
and unitholders
$ 25,767 $ 12,251 $ 80,559 $ 71,972
FFO per diluted common share and unit $
0.46 $ 0.22 $ 1.45 $ 1.29
Company Funds from
Operations
Funds from Operations attributable to
Seritage Growth Properties
$ 25,767 $ 12,251 $ 80,559 $ 71,972 Termination fee income (10,596
) — (17,360 ) — Unrealized loss on interest rate cap 91 47 686
1,898 Amortization of deferred financing costs 2,329 1,340 6,390
4,020 Litigation charge — 19,000 — 19,000 Acquisition-related
expenses — — — 73 Up-front hiring and personnel costs —
— — 328
Company FFO attributable to common
shareholders and unitholders
$ 17,591 $ 32,638 $ 70,275 $ 97,291
Company FFO per diluted common share
and unit $ 0.32 $ 0.59 $ 1.26 $ 1.75
Weighted Average Common Shares and
Units Outstanding
Weighted average common shares outstanding 33,841 31,419 33,685
31,414
Weighted average OP units outstanding
21,832 24,176 21,916 24,176
Weighted average common shares and units
outstanding
55,673 55,595 55,601 55,590
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Seritage Growth Properties646-277-1268IR@Seritage.com
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