Lexington Realty Trust (“Lexington”) (NYSE:LXP), a real estate
investment trust (REIT) focused on single-tenant real estate
investments, announced the following update on its fourth quarter
2017 transaction activity.
Highlights
- Acquired four industrial properties for an aggregate cost of
$140 million.
- Disposed of eight properties for an aggregate of $48
million.
- Formed a joint venture which acquired a 151-acre parcel of land
to pursue industrial build-to-suit opportunities.
- Collected $49 million in full satisfaction of a loan to a joint
venture.
- Financed an office property generating initial gross proceeds
of $45 million.
- Repaid $40 million on the revolving credit facility and retired
$9 million of secured debt.
- Completed one million square feet of new leases and lease
extensions with portfolio 98.9% leased at quarter end.
- Increased the quarterly common share/unit dividend/distribution
to $0.1775 per common share/unit.
Transaction Activity
ACQUISITIONS |
Primary Tenant |
|
Location |
|
Sq. Ft. (Approx.) |
|
Property Type |
|
Estimated Initial
Basis($000) |
|
ApproximateLease
Term(Yrs) |
Caterpillar Inc. |
|
Lafayette, IN |
|
309,000 |
|
|
Industrial |
|
$ |
17,450 |
|
|
7 |
FCA US LLC |
|
Romulus, MI |
|
500,000 |
|
|
Industrial |
|
38,893 |
|
|
15 |
Lipari Foods Operating
Company, LLC |
|
Warren, MI |
|
260,000 |
|
|
Industrial |
|
46,955 |
|
|
15 |
FCA US LLC |
|
Winchester, VA |
|
400,000 |
|
|
Industrial |
|
36,700 |
|
|
14 |
|
|
|
|
1,469,000 |
|
|
|
|
$ |
139,998 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Including fourth quarter acquisition activity,
consolidated 2017 acquisition activity totaled $727.6 million at
average GAAP and cash capitalization rates of 7.3% and 6.4%,
respectively.
Additionally, in December 2017, Lexington formed
a joint venture with a developer to pursue industrial build-to-suit
opportunities. The joint venture acquired a parcel of land totaling
151 acres in a submarket of Columbus, Ohio. Lexington's initial
contribution to the joint venture was $5.8 million.
|
|
|
PROPERTY DISPOSITIONS |
Primary Tenant |
|
Location |
|
Property Type |
|
Gross Disposition
Price($000) |
|
Annualized Net Income
(Loss)(1)($000) |
|
Annualized NOI(1) ($000) |
|
Month of Disposition |
|
%Leased |
National-Louis
University(2) |
|
Lisle,
IL |
|
Office |
|
$ |
9,120 |
|
|
$ |
222 |
|
|
$ |
1,813 |
|
|
October |
|
100 |
% |
Vacant |
|
High
Point, NC |
|
Multi-Tenant - Industrial |
|
10,000 |
|
|
508 |
|
|
1,134 |
|
|
October |
|
0 |
% |
Vacant |
|
Fisher, IN |
|
Multi-Tenant -Office |
|
9,000 |
|
|
(371 |
) |
|
(371 |
) |
|
October |
|
0 |
% |
Vacant(3) |
|
Pine
Bluff, AR |
|
Office |
|
43 |
|
|
311 |
|
|
386 |
|
|
October |
|
0 |
% |
Food Lion, LLC/Delhaize
America, Inc. |
|
Staunton, VA |
|
Other |
|
1,688 |
|
|
158 |
|
|
166 |
|
|
November |
|
100 |
% |
Entergy Arkansas,
Inc. |
|
Little
Rock, AR |
|
Office |
|
3,100 |
|
|
182 |
|
|
237 |
|
|
December |
|
100 |
% |
Time Customer Service,
Inc. |
|
Tampa,
FL |
|
Office |
|
13,700 |
|
|
722 |
|
|
1,128 |
|
|
December |
|
100 |
% |
Toys "R" Us, Inc./Toys
"R" Us-Delaware, Inc.(4) |
|
Tulsa,
OK |
|
Other |
|
1,233 |
|
|
3 |
|
|
106 |
|
|
December |
|
100 |
% |
|
|
|
|
|
|
$ |
47,884 |
|
|
$ |
1,735 |
|
|
$ |
4,599 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
- Quarterly period prior to sale, excluding impairment charges,
annualized.
- Conveyed to lender in a foreclosure sale.
- Property was sold subject to a lease which expired October 31,
2017.
- Tenant has declared bankruptcy.
Including fourth quarter disposition activity,
consolidated 2017 property disposition volume totaled $241.7
million at average GAAP and cash capitalization rates of 7.5% and
7.7%, respectively.
LOAN INVESTMENTS
Lexington collected $49.1 million in full
satisfaction of a loan made to a joint venture that owns a property
in Katy, Texas. The joint venture satisfied the loan with proceeds
from a new third-party mortgage financing in the original principal
amount of $50 million, which bears interest at an annual rate of
5.13% and matures in December 2022.
Leasing Activity
During the fourth quarter of 2017, Lexington
executed the following new and extended leases:
|
|
LEASE EXTENSIONS |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Location |
|
Primary
Tenant(1) |
|
Prior Term |
|
LeaseExpiration Date |
|
Sq. Ft. |
|
|
Office/Multi-Tenant |
|
|
|
|
|
|
|
|
1 |
|
Statesville |
NC |
|
Geodis Logistics
LLC |
|
12/2017 |
|
12/2020 |
|
639,800 |
|
2 |
|
Honolulu |
HI |
|
N/A |
|
2017 |
|
2018 |
|
1,900 |
|
2 |
|
Total office lease extensions |
|
|
|
|
|
|
641,700 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Industrial |
|
|
|
|
|
|
|
|
1 |
|
Franklin |
TN |
|
Essex Group, Inc. |
|
12/2018 |
|
12/2023 |
|
289,330 |
|
1 |
|
Total industrial lease extensions |
|
|
|
|
|
|
|
289,330 |
|
|
|
|
|
|
|
|
|
|
|
|
|
3 |
|
Total lease extensions |
|
|
|
|
|
|
|
931,030 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
NEW
LEASES |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Location |
|
|
|
|
|
Lease Expiration Date |
|
Sq. Ft. |
|
|
Office/Multi-Tenant |
|
|
|
|
|
|
|
|
1 |
|
Farmers Branch |
TX |
|
Home Point Financial
Corporation |
|
|
|
11/2025 |
|
64,788 |
|
2 |
|
Farmers
Branch |
TX |
|
BBVA Dallas Creation
Center, Inc. |
|
|
|
07/2028 |
|
33,028 |
|
2 |
|
Total new office leases |
|
|
|
|
|
|
|
97,816 |
|
|
|
|
|
|
|
|
|
|
|
|
|
2 |
|
Total new leases |
|
|
|
|
|
|
|
97,816 |
|
|
|
|
|
|
|
|
|
|
|
|
|
5 |
|
TOTAL NEW AND EXTENDED LEASES |
|
|
|
|
|
|
|
1,028,846 |
|
|
|
|
|
|
|
|
|
|
|
|
|
- Leases greater than 10,000 square feet.
As of December 31, 2017, Lexington's portfolio
was 98.9% leased.
Dividends/Distributions
As previously announced, during the fourth
quarter of 2017, Lexington increased its quarterly common share/
unit dividend/distribution to $0.1775 per common share/unit, which
equates to an annualized dividend of $0.71 per common share/unit.
The declared quarterly dividend/distribution will be payable on
January 16, 2018 to common shareholders/unitholders of record as of
December 29, 2017. In addition, Lexington declared a dividend of
$0.8125 per share on its Series C Preferred, which is expected to
be paid February 15, 2018 to Series C Preferred Shareholders of
record as of January 31, 2018.
Balance Sheet/Capital
Markets
In the fourth quarter, Lexington obtained an
aggregate $45.4 million in nonrecourse financing on an office
property in Charlotte, North Carolina, consisting of a first
mortgage loan and a mezzanine loan. The first mortgage in the
original principal amount of $37.4 million has a 15-year term,
bears interest at a fixed rate of 5.3% and is interest-only for the
first 10 years. The mezzanine financing in an initial principal
amount of $8.0 million has a five-year term, is interest only at a
fixed rate of 5.0% and may be increased to $12 million upon certain
events.
Also, during the fourth quarter, Lexington
repaid $40.0 million on its revolving credit facility and retired
the $9.3 million mortgage encumbering its Orlando, Florida
property.
ABOUT LEXINGTON REALTY TRUST
Lexington Realty Trust (NYSE:LXP) is a publicly
traded real estate investment trust (REIT) that owns a diversified
portfolio of real estate assets consisting primarily of equity
investments in single-tenant net-leased commercial properties
across the United States. Lexington seeks to expand its portfolio
through build-to-suit transactions, sale-leaseback transactions and
other transactions, including acquisitions. For more information or
to follow Lexington on social media, visit www.lxp.com.
Contact:Investor or Media Inquiries, Heather GentryLexington
Realty TrustPhone: (212) 692-7200 E-mail: HGentry@lxp.com
This release contains certain forward-looking
statements which involve known and unknown risks, uncertainties or
other factors not under Lexington's control which may cause actual
results, performance or achievements of Lexington to be materially
different from the results, performance, or other expectations
implied by these forward-looking statements. Factors that could
cause or contribute to such differences include, but are not
limited to, those discussed under the headings “Management's
Discussion and Analysis of Financial Condition and Results of
Operations” and “Risk Factors” in Lexington's periodic reports
filed with the Securities and Exchange Commission, including risks
related to: (1) the successful consummation of any lease,
acquisition, build-to-suit, financing or other transaction, (2) the
failure to continue to qualify as a real estate investment trust,
(3) changes in general business and economic conditions, including
the impact of any legislation, (4) competition, (5) increases in
real estate construction costs, (6) changes in interest rates, (7)
changes in accessibility of debt and equity capital markets, and
(8) future impairment charges. Copies of the periodic reports
Lexington files with the Securities and Exchange Commission are
available on Lexington's web site at www.lxp.com. Forward-looking
statements, which are based on certain assumptions and describe
Lexington's future plans, strategies and expectations, are
generally identifiable by use of the words “believes,” “expects,”
“intends,” “anticipates,” “estimates,” “projects”, “may,” “plans,”
“predicts,” “will,” “will likely result,” “is optimistic,” “goal,”
“objective” or similar expressions and include initial projected
leveraged returns. Except as required by law, Lexington undertakes
no obligation to publicly release the results of any revisions to
those forward-looking statements which may be made to reflect
events or circumstances after the occurrence of unanticipated
events. Accordingly, there is no assurance that Lexington's
expectations will be realized.
References to Lexington refer to Lexington
Realty Trust and its consolidated subsidiaries. All interests in
properties and loans are held through special purpose entities,
which are separate and distinct legal entities, some of which are
consolidated for financial statement purposes and/or disregarded
for income tax purposes. The assets and credit of each special
purpose entity with a property subject to a mortgage loan (a
“property owner subsidiary”) are not available to creditors to
satisfy the debt and other obligations of any other person,
including any other special purpose entity or affiliate.
Consolidated entities that are not property owner subsidiaries do
not directly own any of the assets of a property owner subsidiary
(or the general partner, member of managing member of such property
owner subsidiary, but merely hold partnership, membership or
beneficial interests therein which interests are subordinate to the
claims of the property owner subsidiary's general partner's,
member's or managing member's creditors).
Non-GAAP Financial Measures -
Definitions
Lexington has used non-GAAP financial measures
as defined by the Securities and Exchange Commission Regulation G
in this release and in other public disclosures.
Lexington believes that the measures defined
below are helpful to investors in measuring our performance or that
of an individual investment. Since these measures exclude certain
items which are included in their respective most comparable
measures under generally accepted accounting principles (“GAAP”),
reliance on the measures has limitations; management compensates
for these limitations by using the measures simply as supplemental
measures that are weighed in balance with other GAAP measures.
These measures are not necessarily indications of our cash flow
available to fund cash needs. Additionally, they should not be used
as an alternative to the respective most comparable GAAP measures
when evaluating Lexington's financial performance or cash flow from
operating, investing or financing activities or liquidity.
Cash Rent: Cash Rent is calculated by making
adjustments to GAAP rent to remove the impact of GAAP required
adjustments to rental income such as adjustments for straight-line
rents relating to free rent periods and contractual rent increases.
Cash Rent excludes lease termination income. Lexington believes
Cash Rent provides a meaningful indication of an investment's
ability to fund cash needs.
GAAP and Cash Yield or Capitalization Rate: GAAP
and cash yields or capitalization rates are measures of operating
performance used to evaluate the individual performance of an
investment. These measures are estimates and are not presented or
intended to be viewed as a liquidity or performance measure that
present a numerical measure of Lexington's historical or future
financial performance, financial position or cash flows. The yield
or capitalization rate is calculated by dividing the annualized NOI
(as defined below, except GAAP rent adjustments are added back to
rental income to calculate GAAP yield or capitalization rate) the
investment is expected to generate (or has generated) divided by
the acquisition/completion cost (or sale) price.
Net Operating Income (“NOI”): NOI is a measure
of operating performance used to evaluate the individual
performance of an investment. This measure is not presented or
intended to be viewed as a liquidity or performance measure that
presents a numerical measure of Lexington's historical or future
financial performance, financial position or cash flows. Lexington
defines NOI as operating revenues (rental income (less GAAP rent
adjustments and lease termination income), tenant reimbursements
and other property income) less property operating expenses. Other
REITs may use different methodologies for calculating NOI, and
accordingly, Lexington's NOI may not be comparable to other
companies. Because NOI excludes general and administrative
expenses, interest expense, depreciation and amortization,
acquisition-related expenses, other nonproperty income and losses,
and gains and losses from property dispositions, it provides a
performance measure that, when compared year over year, reflects
the revenues and expenses directly associated with owning and
operating commercial real estate and the impact to operations from
trends in occupancy rates, rental rates, and operating costs,
providing a perspective on operations not immediately apparent from
net income. Lexington believes that net income is the most directly
comparable GAAP measure to NOI.
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