Lexington Realty Trust (NYSE: LXP) (“Lexington” or “the Company”),
a real estate investment trust (REIT) focused on single-tenant
industrial real estate investments, today announced that it
disposed of a 21-office asset portfolio (“the Properties”) for $726
million at GAAP and cash capitalization rates of 8.6% and 8.1%,
respectively to a joint venture between affiliates of Davidson
Kempner Capital Management LP (“DKCM”) and Lexington. DKCM is a
U.S.-registered investment firm based in New York with affiliate
offices in London, Hong Kong and Dublin. Following the transaction,
Lexington’s percentage of industrial assets based on consolidated
revenue is expected to increase to 60% from 44% at year-end 2017.
T. Wilson Eglin, Chief Executive Officer of
Lexington stated, “This transaction marks a major step forward as
we execute on our strategy to efficiently recycle capital out of
suburban office properties and concentrate our portfolio on
single-tenant net-leased industrial properties. We intend to use
transaction proceeds to continue to acquire high-quality industrial
properties and repay our revolving credit facility and other debt,
which we believe is the best path to create meaningful long-term
shareholder value.”
Lexington received net cash proceeds of
approximately $565 million at closing (with $38 million held in
escrow for the Richmond, Virginia asset pending lender confirmation
that it is a permitted transfer and $264 million held by a
qualified section 1031 intermediary). The joint venture is 80%
owned by affiliates of DKCM with Lexington retaining a 20%
interest. Additionally, Lexington will collect asset
management fees to manage the Properties and will participate in a
promote structure created by the joint venture.
The Properties are 98.6% leased and are
comprised of approximately 3.8 million square feet with a
weighted-average remaining lease term of approximately 9.5 years
and a weighted-average age of 23 years. For the six months ended
June 30, 2018, GAAP and cash net operating income and Adjusted
Company Funds from Operations available to all equityholders and
unitholders – diluted (“Adjusted Company FFO”) for the Properties
totaled approximately $30.7 million, $28.5 million and $27.9
million, respectively.
The joint venture is expected to assume
approximately $57 million of non-recourse financing secured by the
Richmond, Virginia asset. Additionally, the joint venture assumed
approximately $46 million of non-recourse financing secured by the
Charlotte, North Carolina asset and obtained a $363 million
non-recourse mortgage loan secured by the remaining 19 assets,
which provides for an additional $10.0 million of borrowings for
future leasing activity. This new mortgage loan has an
initial term of three years, but may be extended by the joint
venture for two additional terms of one year each, and bears
interest at a rate of one-month LIBOR plus 200 basis points, with
an additional 15-basis points spread for each extension
option. The joint venture purchased a two-year interest rate
cap for the new mortgage, which caps one-month LIBOR at 4%.
A presentation with supplemental information on
the transaction is available at www.lxp.com within the Investors
section under the title Office Disposition – September 2018
Investor Presentation.
2018 Disposition Guidance
Update
As a result of the transaction, Lexington’s
revised disposition guidance for 2018 is expected to be up to an
estimated $1 billion at average GAAP and cash capitalization rates
of 8.7% and 8.3%, respectively. Year-to-date, the Company has
completed $966 million of dispositions at average GAAP and cash
capitalization rates of 8.5% and 8.1%, respectively.
2018 Earnings Guidance
Update
Lexington now estimates that its net income
attributable to common shareholders per diluted common share for
the year ended December 31, 2018 will be within an expected range
of $0.94 to $0.96.
Additionally, Lexington now estimates its
Adjusted Company FFO for the year ended December 31, 2018 is
expected to be within a range of $0.92 to $0.94 per diluted common
share, which is a decrease from its previous guidance of $0.95 to
$0.98 per diluted common share. This guidance is forward looking,
excludes the impact of certain items and is based on current
expectations. Adjusted Company FFO is a non-GAAP financial
measure, which is defined and reconciled later in this press
release.
Dividend Update
Lexington intends to maintain its common
share/unit dividend/distribution for each quarter ended September
30, 2018 and December 31, 2018. Commencing with the quarter ended
March 31, 2019, the quarterly dividend/distribution paid in April
2019 is expected to be adjusted in-line with taxable income and to
be within an estimated range of 55% to 65% of 2019 Adjusted Company
FFO. All dividends are subject to authorization by Lexington’s
Board of Trustees and subject to change based on Lexington’s
transaction activity for the remainder of 2018 and into 2019.
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 industrial properties
across the United States. Lexington seeks to expand its industrial
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.
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 authorization by Lexington's Board of Trustees
of future dividend declarations, including without limitation, the
amount of such dividends, (2) Lexington's ability to achieve any
guidance, including, without limitation, its estimates of net
income attributable to common shareholders and Adjusted Company FFO
for the year ending December 31, 2018, (3) the successful
consummation of any lease, acquisition, build-to-suit, disposition,
financing or other transaction, (4) the failure to continue to
qualify as a real estate investment trust, (5) changes in general
business and economic conditions, including the impact of any
legislation, (6) competition, (7) increases in real estate
construction costs, (8) changes in interest rates, (9) changes in
accessibility of debt and equity capital markets, (10) future
impairment charges, and (11) completion of the disposition of the
Richmond, Virginia property. 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. 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.
Non-GAAP Financial Measures - Definitions
Lexington has used non-GAAP financial measures
as defined by the Securities and Exchange Commission Regulation G
in this press 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.
Funds from Operations (“FFO”) and Adjusted
Company FFO: Lexington believes that Funds from Operations, or FFO,
which is a non-GAAP measure, is a widely recognized and appropriate
measure of the performance of an equity REIT. Lexington believes
FFO is frequently used by securities analysts, investors and other
interested parties in the evaluation of REITs, many of which
present FFO when reporting their results. FFO is intended to
exclude GAAP historical cost depreciation and amortization of real
estate and related assets, which assumes that the value of real
estate diminishes ratably over time. Historically, however, real
estate values have risen or fallen with market conditions. As a
result, FFO provides a performance measure that, when compared year
over year, reflects the impact to operations from trends in
occupancy rates, rental rates, operating costs, development
activities, interest costs and other matters without the inclusion
of depreciation and amortization, providing perspective that may
not necessarily be apparent from net income.
The National Association of Real Estate
Investment Trusts, or NAREIT, defines FFO as “net income (or loss)
computed in accordance with GAAP, excluding gains (or losses) from
sales of property, plus real estate depreciation and amortization
and after adjustments for non-consolidated partnerships and joint
ventures.” NAREIT clarified its computation of FFO to exclude
impairment charges on depreciable real estate owned directly or
indirectly. FFO does not represent cash generated from operating
activities in accordance with GAAP and is not indicative of cash
available to fund cash needs.
Lexington presents FFO available to common
shareholders and unitholders - basic and also presents FFO
available to all equityholders and unitholders - diluted on a
company-wide basis as if all securities that are convertible, at
the holder's option, into Lexington’s common shares, are converted
at the beginning of the period. Lexington also presents Adjusted
Company FFO available to all equityholders and unitholders -
diluted which adjusts FFO available to all equityholders and
unitholders - diluted for certain items which we believe are not
indicative of the operating results of Lexington's real estate
portfolio. Lexington believes this is an appropriate presentation
as it is frequently requested by security analysts, investors and
other interested parties. Since others do not calculate these
measures in a similar fashion, these measures may not be comparable
to similarly titled measures as reported by others. These measures
should not be considered as an alternative to net income as an
indicator of Lexington’s operating performance or as an alternative
to cash flow as a measure of liquidity.
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 non-property 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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LEXINGTON
REALTY TRUST AND CONSOLIDATED SUBSIDIARIES |
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RECONCILIATION
OF NON-GAAP MEASURES |
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2018 EARNINGS
GUIDANCE |
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Twelve Months Ended |
|
December 31, 2018 |
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Range |
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Estimated: |
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|
|
Net income attributable
to common shareholders per diluted common share(1) |
$ |
0.94 |
|
|
$ |
0.96 |
|
Depreciation and
amortization |
|
0.71 |
|
|
|
0.71 |
|
Impact of capital
transactions |
|
(0.73 |
) |
|
|
(0.73 |
) |
Estimated Adjusted
Company FFO per diluted common share |
$ |
0.92 |
|
|
$ |
0.94 |
|
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|
(1)Assumes all
convertible securities are dilutive. |
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Contact:Investor or Media Inquiries for Lexington
Realty Trust:Heather Gentry, Senior Vice President of Investor
RelationsLexington Realty TrustPhone: (212) 692-7200 E-mail:
hgentry@lxp.com
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