Urstadt Biddle Properties Inc. (NYSE: UBA and UBP), a real
estate investment trust, today reported its operating results for
the first quarter ended January 31, 2018.
Net income applicable to Class A Common and Common stockholders
for its first quarter of fiscal 2018 was $4,921,000 or $0.13 per
diluted Class A Common share and $0.12 per diluted Common share
compared to $3,412,000 or $0.09 per diluted Class A Common share
and $0.08 per diluted Common share in last year’s first
quarter.
Funds from operations (“FFO”) for the first quarter of fiscal
2018 was $12,250,000 or $0.33 per diluted Class A Common share and
$0.29 per diluted Common share compared with $10,365,000 or $0.28
per diluted Class A Common share and $0.25 per diluted Common share
in last year’s first quarter.
At January 31, 2018, the company’s consolidated properties were
92.5% leased (versus 92.7% at the end of fiscal 2017) and 92.1%
occupied (versus 91.0% at the end of fiscal 2017). The small drop
in the company’s leased rate in the first quarter was predominantly
related to the company absorbing 6,800 square feet of vacancies
when the company purchased 470 Main Street in Ridgefield, CT. The
company is marketing this space for lease. The company currently
has approximately 79,000 square feet of vacant space in the lease
negotiation stage and are hopeful that these leases will be
executed during the remainder of fiscal 2018.
Both the percentage of property leased and the percentage of
property occupied referenced in the preceding paragraph exclude the
company’s unconsolidated joint ventures. At January 31, 2018, the
company had equity interests in seven unconsolidated joint ventures
(751,000 square feet), which were 97.7% leased, unchanged from the
end of fiscal 2017.
Commenting on the quarter’s operating results, Willing L.
Biddle, President and CEO of the company, said “We are pleased to
report that we had a very good operating quarter. Our FFO increased
by 18.2% on a dollar value basis and 17.6% on a Class A Common
share basis when compared with our operating results in last year’s
first quarter. This increase was the result of a number of positive
transactions completed by the company in fiscal 2017. We completed
the sale of our vacant Westchester Pavilion property for $57
million and re-invested those proceeds in several investment
properties whose operating results are now fully reflected in this
quarter’s operating results. In addition, we were able to complete
two accretive financing transactions in fiscal 2017 that not only
increased our operating results this quarter, but will continue to
have a positive impact going forward. In October, we redeemed all
$129 million of our 7.125% Series F Cumulative Preferred Stock with
the issuance of $115 million of 6.25% Series H Cumulative Preferred
Stock, we used a portion of the proceeds from the Pavilion sale to
reduce the principal outstanding. This reduced principal
outstanding of our preferred stock and the lower coupon will save
the company over $2 million per annum in preferred stock dividends.
In July 2017, the company also refinanced its largest mortgage
reducing the interest rate from 5.52% to 3.398%, which will save
the company over $1 million in interest expense per annum. We are
very pleased our FFO payout ratio continues to improve as we know
our investors greatly value the safety and consistent growth of our
dividend through all types of economic cycles.”
Mr. Biddle continued……“In the fourth quarter of fiscal 2017, we
purchased a promissory note secured by a mortgage on 470 Main
Street in Ridgefield, CT, which comprises part of Yankee Ridge
Property. In January 2018, we completed foreclosure of the note and
became the owner of 470 Main Street. Total consideration paid for
the note, including costs, totaled $3.1 million. 470 Main Street is
a 24,200 square foot building with two floors of retail and third
floor office space. 470 Main Street currently has 6,800 square feet
vacant, which we feel we will be able to lease in the near term
after we complete building renovations. At the end of the quarter
we were also in contract to purchase for $13.1 million, a 26,900
square foot shopping center located in our primary marketplace, and
we hope to close on that property in the second quarter of fiscal
2018. We continue to be active in looking to acquire investment
properties meeting our geographic and financial parameters.”
Urstadt Biddle Properties Inc. is a self-administered equity
real estate investment trust which owns or has equity interests in
82 properties containing approximately 5.1 million square feet of
space. Listed on the New York Stock Exchange since 1970, it
provides investors with a means of participating in ownership of
income-producing properties. It has paid 192 consecutive quarters
of uninterrupted dividends to its shareholders since its inception
and has raised total dividends to its shareholders for the last 24
consecutive years.
Certain statements contained herein may constitute
“forward-looking statements” within the meaning of the Private
Securities Litigation Reform Act of 1995. Such forward-looking
statements involve known and unknown risks, uncertainties and other
factors which may cause the actual results, performance or
achievements of the company to be materially different from any
future results, performance or achievements expressed or implied by
such forward-looking statements. Such factors include, among other
things, risks associated with the timing of and costs associated
with property improvements, financing commitments and general
competitive factors.
(Table Follows)
URSTADT BIDDLE PROPERTIES INC. (NYSE:
UBA AND UBP)
FIRST QUARTER 2018 RESULTS
(UNAUDITED)
(in thousands, except per share data)
Three Months Ended
January
31,
2018
2017
Revenues Base rents
$ 23,584 $ 21,112
Recoveries from tenants
8,207 7,073 Lease termination income
- 24 Other income
1,204
861 Total Revenues
32,995
29,070 Operating Expenses
Property operating
6,306 5,148 Property taxes
5,147
4,848 Depreciation and amortization
6,949 6,581 General and
administrative
2,419 2,455 Provision for tenant credit
losses
210 78 Acquisition costs
- 103 Directors' fees
and expenses
102 83
Total Operating Expenses
21,133
19,296 Operating Income 11,862
9,774
Non-Operating Income (Expense): Interest
expense
(3,423) (3,257) Equity in net income from
unconsolidated joint ventures
560 514 Interest, dividends
and other investment income
80
173 Net Income 9,079 7,204
Noncontrolling interests: Net income attributable to
noncontrolling interests
(1,095)
(222) Net income attributable to Urstadt Biddle
Properties Inc.
7,984 6,982 Preferred stock dividends
(3,063) (3,570)
Net Income Applicable to Common and Class A Common
Stockholders $ 4,921
$ 3,412 Diluted Earnings Per
Share: Per Class A Common Share:
$
0.13 $ 0.09 Per
Common Share:
$ 0.12
$ 0.08 Weighted Average Number
of Shares Outstanding (Diluted): Class A Common and Class A
Common Equivalent
29,492
29,439 Common and Common Equivalent
9,058 8,915
Results of Operations
The following information summarizes our results of operations
for the three months ended January 31, 2018 and 2017 (amounts in
thousands):
Three MonthsEnded
January 31, Change Attributable to:
2018 2017
Increase(decrease)
%Change
PropertyAcquisitions/Sales
PropertiesHeld inBothPeriods(Note 1)
Revenues Base rents
$23,584
$21,112 $2,472 11.7% $2,032 $440 Recoveries from tenants
8,207 7,073 1,134 16.0% 605 529 Mortgage interest and other
1,204 861 343 39.8% (11) 354
Operating
Expenses Property operating expenses
6,306 5,148 1,158
22.5% 275 883 Property taxes
5,147 4,848 299 6.2% 159 140
Depreciation and amortization
6,949 6,581 368 5.6% 735 (367)
General and administrative expenses
2,419 2,455 (36) -1.5%
n/a n/a
Other Income/Expenses Interest expense
3,423 3,257 166 5.1% 247 (81) Interest, dividends and other
investment income
80 173 (93) -53.8% n/a n/a
Note 1 – Properties held in both periods includes only
properties owned for the entire periods of 2018 and 2017. All other
properties are included in the property acquisition/sales column.
There are no properties excluded from the analysis.
Revenues
Base rents increased by 11.7% to $23.6 million in the three
month period ended January 31, 2018, as compared with $21.1 million
in the comparable period of 2017. The increase in base rents and
the changes in other income statement line items were attributable
to:
Property Acquisitions and Properties
Sold:
In fiscal 2017, the Company purchased four properties totaling
114,700 square feet of GLA, invested in two joint ventures that own
four properties totaling 173,600 square feet, whose operations we
consolidate, and sold two properties totaling 203,800 square feet.
In the first three months of fiscal 2018, the Company purchased one
property totaling 24,200 square feet. These properties accounted
for all of the revenue and expense changes attributable to property
acquisitions and sales in the three months ended January 31, 2018
when compared with fiscal 2017.
Properties Held in Both
Periods:
Revenues
Base Rent
The increase in base rents for properties held in both periods
was predominantly caused by new leasing activity at three
properties held in both periods that created a positive variance in
base rent of $300,000 in the three months ended January 31, 2018
when compared to the first quarter of fiscal 2017. In addition, the
increase in base rents for properties held in both periods was
caused by the vacating of a tenant at one of our properties in the
first quarter of fiscal 2017 prior to the original expiration of
their lease, requiring the Company to write off $116,000 in
straight-line rent receivable relating to that tenant in the first
quarter of fiscal 2017, which creates a positive variance in base
rent for the three months ended January 31, 2018 when compared with
the first quarter of fiscal 2017. These combined increases were
partially offset by a $154,000 negative base rent variance as a
result of our 36,000 square foot grocery space at our Valley Ridge
property being occupied in the first quarter of fiscal 2017 but not
in the first quarter of fiscal 2018.
In fiscal 2018, the Company leased or renewed approximately
108,000 square feet (or approximately 2.5% of total consolidated
property leasable area). At January 31, 2018, the Company’s
consolidated properties were 92.5% leased (92.7% leased at October
31, 2017).
Tenant Recoveries
For the three months ended January 31, 2018, recoveries from
tenants for properties owned in both periods (which represents
reimbursements from tenants for operating expenses and property
taxes) increased by $529,000. This increase was a result of an
increase in both property operating expenses and property tax
expense in the consolidated portfolio for properties owned for the
entire periods of fiscal 2018 and 2017.
Expenses
Property operating expenses increased by $883,000 in the three
month period ended January 31, 2018 when compared with the
corresponding prior period as a result of an increase in snow
removal expenses.
Real estate taxes increased by $140,000 in the three month
period ended January 31, 2018 when compared with the corresponding
prior period as a result of an increase in tax assessments.
Interest expense decreased by $81,000 in the three month period
ended January 31, 2018 when compared with the corresponding prior
period as a result of the Company refinancing its largest secured
mortgage in July 2017, reducing the interest rate from 5.52% to
3.398%, and the Company having $17 million less drawn on its
Facility.
Depreciation and amortization expense decreased by $367,000 in
the three month period ended January 31, 2018 when compared with
the corresponding prior period as a result of increased
depreciation expense for tenant improvements in the first three
months of fiscal 2017 related to tenant improvements for two
tenants that vacated the shopping center prior to the original
expiration of their leases.
General and Administrative Expenses
General and administrative expense was relatively unchanged in
the three months ended January 31, 2018 when compared to the
corresponding prior period.
Non-GAAP Financial MeasureFunds from Operations (“FFO”)
We consider Funds from Operations (“FFO”) to be an additional
measure of our operating performance. We report FFO in addition to
net income applicable to common stockholders and net cash provided
by operating activities. Management has adopted the definition
suggested by The National Association of Real Estate Investment
Trusts (“NAREIT”) and defines FFO to mean net income (computed in
accordance with GAAP) excluding gains or losses from sales of
property, plus real estate-related depreciation and amortization
and after adjustments for unconsolidated joint ventures.
Management considers FFO a meaningful, additional measure of
operating performance because it primarily excludes the assumption
that the value of the Company’s real estate assets diminishes
predictably over time and industry analysts have accepted it as a
performance measure. FFO is presented to assist investors in
analyzing the performance of the Company. It is helpful as it
excludes various items included in net income that are not
indicative of our operating performance, such as gains (or losses)
from sales of property and depreciation and amortization. However,
FFO:
- does not represent cash flows from
operating activities in accordance with GAAP (which, unlike FFO,
generally reflects all cash effects of transactions and other
events in the determination of net income); and
- should not be considered an alternative
to net income as an indication of our performance.
FFO as defined by us may not be comparable to similarly titled
items reported by other real estate investment trusts due to
possible differences in the application of the NAREIT definition
used by such REITs. The table below provides a reconciliation of
net income applicable to Common and Class A Common Stockholders in
accordance with GAAP to FFO for the three month periods ended
January 31, 2018 and 2017 (amounts in thousands):
(Table Follows)
URSTADT BIDDLE PROPERTIES INC. (NYSE:
UBA AND UBP)
FIRST QUARTER ENDED 2018
RESULTS
(in thousands, except per share data)
Three Months Ended
January 31,
2018 2017 Net
Income Applicable to Common and Class A Common Stockholders
$ 4,921 $ 3,412 Real property depreciation
5,458 4,964 Amortization of tenant improvements and
allowances
1,042 1,326 Amortization of deferred leasing
costs
426 267 Depreciation and amortization on
unconsolidated joint ventures
403
396 Funds from Operations Applicable to Common
and Class A Common Stockholders
$
12,250 $ 10,365
Funds from Operations (Diluted) Per Share: Class A
Common
$ 0.33
$ 0.28 Common
$
0.29 $ 0.25
Weighted Average Number of Shares Outstanding (Diluted):
Class A Common and Class A Common Equivalent
29,492 29,439 Common and
Common Equivalent
9,058
8,915 Urstadt Biddle Properties
Inc. Balance Sheet Highlights (in thousands)
January 31, October 31,
2018
2017
(Unaudited)
Assets Cash and Cash Equivalents
$4,508 $8,674 Real
Estate investments before accumulated depreciation
$1,095,259 $1,090,402
Investments in and advances to unconsolidated joint ventures
$37,887 $38,049 Total
Assets $995,572 $996,713
Liabilities Revolving credit line
$6,000 $4,000 Mortgage
notes payable and other loans $295,475
$297,071 Total Liabilities
$329,582 $328,122
Redeemable Noncontrolling Interests
$79,999 $81,361
Preferred Stock $190,000
$190,000 Total Stockholders’ Equity
$585,991 $587,230
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version on businesswire.com: http://www.businesswire.com/news/home/20180309005723/en/
Urstadt Biddle Properties Inc.Willing L. Biddle, CEOorJohn T.
Hayes, CFO203-863-8200
Urstadt Biddle Properties (NYSE:UBA)
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