PSB PS Business Parks Inc

PS Business Parks, Inc. (NYSE:PSB) reported operating results for the second quarter ended June 30, 2014.

Funds from operations (“FFO”) were $43.2 million, or $1.26 per share, as adjusted, for the three months ended June 30, 2014, an increase of $4.3 million, or 11.0%, from the three months ended June 30, 2013 of $38.9 million, or $1.22 per share, as adjusted. FFO was $85.2 million, or $2.48 per share, as adjusted, for the six months ended June 30, 2014, an increase of $7.1 million, or 9.1%, from the six months ended June 30, 2013 of $78.0 million, or $2.45 per share, as adjusted. The three and six month increase in FFO was primarily the result of increases in both Same Park and Non-Same Park net operating income (“NOI”). Reported FFO per share for the three and six months ended June 30, 2014 compared to the same periods in 2013 was flat due to Long-Term Equity Incentive Plan (“LTEIP”) amortization. Both adjusted and reported FFO per share were impacted by an increase in shares outstanding as a result of the November, 2013 common equity offering.

In order to provide meaningful period-to-period comparisons of FFO derived from the Company’s ongoing business operations, the following table reconciles reported FFO to adjusted FFO, which excludes LTEIP amortization for the three and six months ended June 30, 2014 and 2013:

            For the Three Months For the Six Months Ended June 30, Ended June 30, 2014 2013 Change 2014 2013 Change FFO per share, as reported $ 1.19 $ 1.19 — $ 2.39 $ 2.39 — LTEIP amortization   0.07   0.03   0.09   0.06 FFO per share, as adjusted $ 1.26 $ 1.22 3.3% $ 2.48 $ 2.45 1.2%  

Noted in the table above are the following adjustments to reconcile adjusted FFO to reported FFO. In March of 2014, the Company put in place a new LTEIP and recorded $2.4 million and $3.2 million of amortization for the three and six months ended June 30, 2014 compared to $917,000 and $2.0 million for the three and six months ended June 30, 2013 related to the previous LTEIP.

Rental income increased $6.1 million, or 6.9%, from $87.9 million for the three months ended June 30, 2013 to $94.0 million for the three months ended June 30, 2014 as a result of a $4.0 million increase in rental income from Non-Same Park facilities and a $2.0 million, or 2.3%, increase from the Same Park portfolio. Rental income increased $13.3 million, or 7.5%, from $176.1 million for the six months ended June 30, 2013 to $189.3 million for the six months ended June 30, 2014 as a result of an $8.5 million increase in rental income from Non-Same Park facilities and a $4.7 million, or 2.7%, increase from the Same Park portfolio. The Same Park increase was due to an increase in occupancy, while the increase in Non-Same Park was due to a combination of an increase in occupancy and the acquisition of additional parks during the latter half of 2013.

Same Park operating expenses increased $315,000, or 1.1%, from $27.9 million for the three months ended June 30, 2013 to $28.2 million for the three months ended June 30, 2014 primarily as a result of an increase in occupancy. Same Park operating expenses increased $2.7 million, or 4.8%, from $56.4 million for the six months ended June 30, 2013 to $59.1 million for the six months ended June 30, 2014 primarily as a result of a $1.6 million increase in snow removal costs due to the severe winter in Virginia and Maryland.

Net income allocable to common shareholders increased $1.1 million, or 12.8%, from $8.7 million, or $0.36 per share, for the three months ended June 30, 2013 to $9.8 million, or $0.36 per share, for the three months ended June 30, 2014. Net income allocable to common shareholders increased $2.5 million, or 14.6%, from $17.3 million, or $0.71 per share, for the six months ended June 30, 2013 to $19.8 million, or $0.73 per share, for the six months ended June 30, 2014. These increases were due to an increase in NOI combined with a decrease in interest expense, partially offset by an increase in depreciation expense.

All per share amounts noted above are presented on a diluted basis.

Property Operations

To evaluate the performance of the Company’s portfolio over comparable periods, management analyzes the operating performance of properties owned and operated throughout both periods (herein referred to as “Same Park”). The Same Park portfolio includes all operating properties owned or acquired prior to January 1, 2012. Operating properties that the Company acquired subsequent to January 1, 2012 are referred to as “Non-Same Park.” For the three and six months ended June 30, 2014 and 2013, the Same Park facilities constitute 27.0 million rentable square feet, representing 90.9% of the 29.7 million square feet in the Company’s portfolio as of June 30, 2014.

The following table presents the operating results of the Company’s properties for the three and six months ended June 30, 2014 and 2013 in addition to other income and expense items affecting income from continuing operations (unaudited, in thousands, except per square foot amounts):

           

For the Three Months

For the Six Months Ended June 30, Ended June 30, 2014 2013 Change 2014 2013 Change Rental income: Same Park (27.0 million rentable square feet) $ 88,654 $ 86,645 2.3% $ 178,277 $ 173,569 2.7% Non-Same Park (2.7 million rentable square feet)   5,332   1,285 314.9%   11,030   2,481 344.6% Total rental income   93,986   87,930 6.9%   189,307   176,050 7.5% Cost of operations: Same Park 28,246 27,931 1.1% 59,113 56,391 4.8% Non-Same Park   2,433   554 339.2%   4,681   1,113 320.6% Total cost of operations   30,679   28,485 7.7%   63,794   57,504 10.9% Net operating income (1): Same Park 60,408 58,714 2.9% 119,164 117,178 1.7% Non-Same Park   2,899   731 296.6%   6,349   1,368 364.1% Total net operating income   63,307   59,445 6.5%   125,513   118,546 5.9% Other: LTEIP amortization: Cost of operations (856) (235) 264.3% (1,185) (600) 97.5% General and administrative (1,518) (682) 122.6% (2,047) (1,363) 50.2% Facility management fees 165 157 5.1% 331 315 5.1% Other income and expense (3,308) (3,892) (15.0%) (6,622) (8,437) (21.5%) Depreciation and amortization (28,295) (26,629) 6.3% (56,736) (53,590) 5.9% General and administrative   (1,845)   (1,688) 9.3%   (3,803)   (3,406) 11.7% Income from continuing operations $ 27,650 $ 26,476 4.4%

$

55,451 $ 51,465 7.7% Same Park gross margin (2) 68.1% 67.8% 0.4% 66.8% 67.5% (1.0%) Same Park weighted average occupancy 92.5% 90.9% 1.8% 92.4% 90.9% 1.7% Non-Same Park weighted average occupancy 77.9% 61.9% 25.8% 76.7% 58.8% 30.4% Same Park annualized realized rent per square foot (3) $ 14.19 $ 14.11 0.6%

$

14.28

$

14.13 1.1%  

(1)

 

NOI is an important measurement in the commercial real estate industry for determining the value of the real estate generating the NOI. The Company’s calculation of NOI may not be comparable to those of other companies and should not be used as an alternative to measures of performance in accordance with generally accepted accounting principles (“GAAP”).

(2)

Computed by dividing Same Park NOI by Same Park rental income.

(3)

Represents the annualized Same Park rental income earned per occupied square foot.

 

Property Acquisitions

On July 24, 2014, the Company acquired a 149,000 square foot building in Miami, Florida, for $12.7 million. The building, which is currently vacant, is a free standing building located within the Company’s 3.3 million square foot Miami Industrial Commerce Center, which is currently 98.1% leased.

On July 28, 2014, the Company acquired a 19,000 square foot building in Dallas, Texas, for $1.1 million. The flex building, which is 100.0% occupied, is located in the Company’s 389,000 square foot Arapaho Business Park.

Financial Condition

The following are key financial ratios with respect to the Company’s leverage as of and for the three months ended June 30, 2014:

  Ratio of FFO to fixed charges (1) 16.5x   Ratio of FFO to fixed charges and preferred distributions (1) 3.2x  

Debt and preferred equity to total market capitalization (based on common stock price of $83.49 at June 30, 2014)

30.4%

 

 

Available balance under the $250.0 million unsecured credit facility at June 30, 2014 $250.0 million  

(1)

 

Fixed charges include interest expense and capitalized interest of $3.6 million.

 

Distributions Declared

On July 28, 2014, the Board of Directors declared a quarterly dividend of $0.50 per common share. Distributions were also declared on the various series of depositary shares, each representing 1/1,000 of a share of preferred stock listed below. Distributions are payable September 30, 2014 to shareholders of record on September 15, 2014.

   

Series

Dividend Rate

Dividend Declared

  Series R 6.875% $0.429688 Series S 6.450% $0.403125 Series T 6.000% $0.375000 Series U 5.750% $0.359375 Series V 5.700% $0.356250  

Company Information

PS Business Parks, Inc., a member of the S&P SmallCap 600, is a self-advised and self-managed real estate investment trust (“REIT”) that acquires, develops, owns and operates commercial properties, primarily multi-tenant flex, office and industrial space. The Company defines “flex” space as buildings that are configured with a combination of office and warehouse space and can be designed to fit a number of uses (including office, assembly, showroom, laboratory, light manufacturing and warehouse space). As of July 30, 2014, the Company wholly owned 29.9 million rentable square feet with approximately 5,100 customers located in eight states, concentrated in California (11.5 million sq. ft.), Texas (4.7 million sq. ft.), Virginia (4.0 million sq. ft.), Florida (3.9 million sq. ft.), Maryland (2.3 million sq. ft.), Washington (1.5 million sq. ft.), Oregon (1.3 million sq. ft.) and Arizona (0.7 million sq. ft.).

Forward-Looking Statements

When used within this press release, the words “may,” “believes,” “anticipates,” “plans,” “expects,” “seeks,” “estimates,” “intends” and similar expressions are intended to identify “forward-looking statements.” Such forward-looking statements involve known and unknown risks, uncertainties and other factors, which may cause the actual results and performance of the Company to be materially different from those expressed or implied in the forward-looking statements. Such factors include the impact of competition from new and existing commercial facilities which could impact rents and occupancy levels at the Company’s facilities; the Company’s ability to evaluate, finance and integrate acquired and developed properties into the Company’s existing operations; the Company’s ability to effectively compete in the markets that it does business in; the impact of the regulatory environment as well as national, state and local laws and regulations including, without limitation, those governing REITs; the impact of general economic conditions upon rental rates and occupancy levels at the Company’s facilities; the availability of permanent capital at attractive rates, the outlook and actions of Rating Agencies and risks detailed from time to time in the Company’s SEC reports, including quarterly reports on Form 10-Q, reports on Form 8-K and annual reports on Form 10-K.

Additional information about PS Business Parks, Inc., including more financial analysis of the second quarter operating results, is available on the Internet. The Company’s website is www.psbusinessparks.com.

A conference call is scheduled for Thursday, July 31, 2014, at 10:00 a.m. (PDT) to discuss the second quarter results. The toll free number is (888) 299-3246; the conference ID is 70833917. The call will also be available via a live webcast on the Company’s website. A replay of the conference call will be available through August 7, 2014 at (855) 859-2056. A replay of the conference call will also be available on the Company’s website.

Additional financial data attached.

 

PS BUSINESS PARKS, INC.CONSOLIDATED BALANCE SHEETS(In thousands, except share data)

    June 30, December 31, 2014 2013 (Unaudited) ASSETS   Cash and cash equivalents $ 62,523 $ 31,481   Real estate facilities, at cost: Land 790,346 790,346 Buildings and improvements   2,209,513   2,191,829 2,999,859 2,982,175 Accumulated depreciation   (992,793)   (942,959) 2,007,066 2,039,216 Properties held for disposition, net 99,438 101,184 Land and building held for development   23,472   22,253 2,129,976 2,162,653 Rent receivable 4,468 5,248 Deferred rent receivable 27,475 25,903 Other assets   7,034   13,274   Total assets $ 2,231,476 $ 2,238,559   LIABILITIES AND EQUITY   Accrued and other liabilities $ 69,813 $ 73,919 Mortgage note payable   250,000   250,000 Total liabilities 319,813 323,919   Commitments and contingencies   Equity: PS Business Parks, Inc.’s shareholders’ equity: Preferred stock, $0.01 par value, 50,000,000 shares authorized, 39,800 shares issued and outstanding at June 30, 2014 and December 31, 2013 995,000 995,000 Common stock, $0.01 par value, 100,000,000 shares authorized, 26,904,436 and 26,849,822 shares issued and outstanding at June 30, 2014 and December 31, 2013, respectively 268 267 Paid-in capital 704,343 699,314 Cumulative net income 1,121,054 1,070,975 Cumulative distributions   (1,104,752)   (1,047,615) Total PS Business Parks, Inc.’s shareholders’ equity 1,715,913 1,717,941   Noncontrolling interests: Common units   195,750   196,699

Total noncontrolling interests

  195,750   196,699 Total equity   1,911,663   1,914,640   Total liabilities and equity $ 2,231,476 $ 2,238,559    

PS BUSINESS PARKS, INC.CONSOLIDATED STATEMENTS OF INCOME(Unaudited, in thousands, except per share amounts)

        For the Three Months For the Six Months Ended June 30, Ended June 30, 2014 2013 2014 2013 Revenues: Rental income $ 93,986 $ 87,930 $ 189,307 $ 176,050 Facility management fees   165   157   331   315 Total operating revenues   94,151   88,087   189,638   176,365 Expenses: Cost of operations 31,535 28,720 64,979 58,104 Depreciation and amortization 28,295 26,629 56,736 53,590 General and administrative   3,363   2,370   5,850   4,769 Total operating expenses   63,193   57,719   127,565   116,463 Other income and (expense): Interest and other income 95 69 157 112 Interest and other expense   (3,403)   (3,961)   (6,779)   (8,549) Total other income and (expense)   (3,308)   (3,892)   (6,622)   (8,437) Income from continuing operations   27,650   26,476   55,451   51,465 Net income $ 27,650 $ 26,476 $ 55,451 $ 51,465   Net income allocation: Net income allocable to noncontrolling interests: Noncontrolling interests — common units $ 2,669 $ 2,613 $ 5,372 $ 5,179 Total net income allocable to noncontrolling interests   2,669   2,613   5,372   5,179 Net income allocable to PS Business Parks, Inc.: Preferred shareholders 15,122 15,122 30,244 28,972 Restricted stock unit holders 33 30 69 63 Common shareholders   9,826   8,711   19,766   17,251 Total net income allocable to PS Business Parks, Inc.   24,981   23,863   50,079   46,286 $ 27,650 $ 26,476 $ 55,451 $ 51,465   Net income per common share: Basic $ 0.37 $ 0.36 $ 0.74 $ 0.71 Diluted $ 0.36 $ 0.36 $ 0.73 $ 0.71   Weighted average common shares outstanding: Basic   26,899   24,358   26,881   24,333 Diluted   26,999   24,470   26,981   24,441    

PS BUSINESS PARKS, INC.Computation of Diluted Funds from Operations and Funds Available for Distribution(Unaudited, in thousands, except per share amounts)

        For the Three Months For the Six Months Ended June 30, Ended June 30, 2014 2013 2014 2013

Computation of Diluted Funds From Operations (1):

  Net income allocable to common shareholders $ 9,826 $ 8,711 $ 19,766 $ 17,251 Adjustments: Depreciation and amortization 28,295 26,629 56,736 53,590 Net income allocable to noncontrolling interests — common units 2,669 2,613 5,372 5,179 Net income allocable to restricted stock unit holders   33   30   69   63 FFO allocable to common and dilutive shares $ 40,823 $ 37,983 $ 81,943 $ 76,083   Weighted average common shares outstanding 26,899 24,358 26,881 24,333 Weighted average common OP units outstanding 7,305 7,305 7,305 7,305 Weighted average restricted stock units outstanding 56 92 56 95 Weighted average common share equivalents outstanding   100   112   100   108 Total common and dilutive shares   34,360   31,867   34,342   31,841   Net income per common share — diluted $ 0.36 $ 0.36 $ 0.73 $ 0.71 Depreciation and amortization (2)   0.83   0.83   1.66   1.68 FFO per common and dilutive share, as reported (2) $ 1.19 $ 1.19 $ 2.39 $ 2.39  

Computation of Funds Available for Distribution (“FAD”) (3):

  FFO allocable to common and dilutive shares $ 40,823 $ 37,983 $ 81,943 $ 76,083   Adjustments: Recurring capital improvements (2,534) (2,695) (3,781) (3,604) Tenant improvements (6,348) (7,161) (11,538) (12,953) Lease commissions (1,884) (2,245) (5,144) (4,460) Straight-line rent (497) (258) (1,682) (864) Non-cash stock compensation expense 294 288 666 665 Long-term equity incentive amortization 2,374 917 3,232 1,963 In-place lease adjustment (244) 49 (441) 121 Tenant improvement reimbursements, net of lease incentives (401) (348) (839) (625) Capitalized interest   (233)   —   (457)   — FAD $ 31,350 $ 26,530 $ 61,959 $ 56,326   Distributions to common and dilutive shares $ 17,135 $ 13,971 $ 34,267 $ 27,914   Distribution payout ratio   54.7%   52.7%   55.3%   49.6%  

(1)

 

FFO is computed in accordance with the White Paper on FFO approved by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). The White Paper defines FFO as net income, computed in accordance with GAAP, before depreciation, amortization, gains or losses on asset dispositions, net income allocable to noncontrolling interests — common units, net income allocable to restricted stock unit holders, impairment charges and nonrecurring items. FFO should be analyzed in conjunction with net income. However, FFO should not be viewed as a substitute for net income as a measure of operating performance or liquidity as it does not reflect depreciation and amortization costs or the level of capital expenditure and leasing costs necessary to maintain the operating performance of the Company’s properties, which are significant economic costs and could materially impact the Company’s results from operations. Other REITs may use different methods for calculating FFO and, accordingly, the Company’s FFO may not be comparable to other real estate companies.

 

(2)

Per share amounts are computed using additional dilutive shares related to noncontrolling interests and restricted stock units.

 

(3)

FAD is computed by adjusting consolidated FFO for recurring capital improvements, which the Company defines as those costs incurred to maintain the assets’ value, tenant improvements, lease commissions, straight-line rent, stock compensation expense, in-place lease adjustment, amortization of lease incentives and tenant improvement reimbursements, capitalized interest and the effect of redemption/repurchase of preferred equity. Like FFO, the Company considers FAD to be a useful measure for investors to evaluate the operations and cash flows of a REIT. FAD does not represent net income or cash flow from operations as defined by GAAP.

 

PS Business Parks, Inc.Edward A. Stokx, 818-244-8080, Ext. 1649