Cedar Realty Trust Reports First Quarter 2019 Results
PORT WASHINGTON, N.Y., May 2, 2019 /PRNewswire/ -- Cedar Realty Trust, Inc. (NYSE:CDR – the "Company") today reported results for the first quarter ended March 31, 2019. Net income attributable to common shareholders was $0.00 per diluted share compared to net loss of ($0.26) per diluted share for the comparable 2018 period. Other highlights include:
Highlights
- Funds from operations (FFO) of $0.11 per diluted share
- Same-property net operating income (NOI) decreased 1.2% compared to the same period in 2018
- Signed 42 new and renewal leases for 413,200 square feet in the quarter
- Total portfolio 90.5% leased and same-property portfolio 91.1% leased at quarter-end
- Repurchased 2,050,000 common shares for $6.8 million at an average price of $3.34 per share
- Sold Maxatawny Marketplace, located in Maxatawny, Pennsylvania
"We are pleased with our volume of complete leasing this quarter and even more so about the level of interest and LOI's received on our urban mixed-use redevelopments," commented Bruce Schanzer, President and Chief Executive Officer.
Financial Results
Net income attributable to common shareholders for the first quarter of 2019 was $0.2 million or $0.00 per diluted share, compared to net loss of ($23.0) million or ($0.26) per diluted share for the same period in 2018. The principal differences in the comparative three-month results are impairment charges related to properties held for sale along with preferred stock redemption costs in 2018.
NAREIT-defined FFO for the first quarter of 2019 was $10.2 million or $0.11 per diluted share, compared to $8.4 million or $0.09 per diluted share for the same period in 2018. Operating FFO for the first quarter of 2019 was $10.2 million or $0.11 per diluted share, compared to $11.9 million or $0.13 per diluted share for the same period in 2018. The principal difference between Operating FFO and NAREIT-defined FFO is preferred stock redemption costs in 2018.
Portfolio Update
During the first quarter of 2019, the Company signed 42 leases for 413,200 square feet. On a comparable space basis, the Company leased 405,900 square feet at a positive lease spread of 2.3% on a cash basis (new leases increased 5.4% and renewals increased 1.6%).
Same-property NOI for the first quarter of 2019 decreased 1.2% as compared to the same period in 2018. The quarter results were impacted by two Fallas stores vacating in the fourth quarter of 2018 along with a Weiss Markets vacating in the fourth quarter at Oakland Mills and the replacement grocer not commencing cash rent until the end of the first quarter of 2019.
The Company's total portfolio, excluding properties held for sale, was 90.5% leased at March 31, 2019, compared to 91.0% at December 31, 2018 and 92.6% at March 31, 2018. The Company's same-property portfolio was 91.1% leased at March 31, 2019, compared to 91.2% at December 31, 2018 and 92.9% at March 31, 2018.
As of March 31, 2019, Carll's Corner, located in Bridgeton, New Jersey, Fort Washington Center, located in Fort Washington, Pennsylvania, and Suffolk Plaza, located in Suffolk, Virginia, have been classified as "real estate held for sale".
Balance Sheet
Debt
As of March 31, 2019, the Company had $105.2 million available under its revolving credit facility and reported net debt to earnings before interest, taxes, depreciations, and amortization for real estate (EBITDAre) of 8.4 times. Further, the Company has no debt maturities until early 2021.
Equity
On December 18, 2018, the Company's Board of Directors approved a stock repurchase program, which authorized the purchase of up to $30.0 million of the Company's common stock in the open market or through private transactions, subject to market conditions, from time to time, through December 18, 2019. During the three months ended March 31, 2019, the Company repurchased 2,050,000 shares at a weighted average price per share of $3.34. Since approval of the plan on December 18, 2018, the Company has repurchased a total of 2,823,000 shares at a weighted average price per share of $3.25.
2019 Guidance
The Company reaffirms its previously-announced 2019 guidance, as follows:
Guidance | ||
Net income attributable to common shareholders per diluted share | $0.02 - $0.04 | |
NAREIT-defined FFO per diluted share | $0.43 - $0.45 | |
Operating FFO per diluted share | $0.44 - $0.46 |
The guidance is based, in part, on the following:
- Lease costs required to be expensed beginning in 2019 of $2.5 to $3.0 million under new accounting standard
- Same-property NOI growth including redevelopment properties of 1% and excluding redevelopments relatively flat
- Development marketing and community outreach costs at urban properties of $750,000 reflected in redevelopment NOI
- Increase in general and administrative costs of $1.5 million from addition personnel related to urban properties and legal expense in connection with the termination of former Chief Operating Officer
- Decrease in amortization income from intangible lease liabilities $2.0 million (inclusive of $1.5 million related to terminating a dark anchor in 2018)
- Dispositions of approximately $40 million
The principal differences between NAREIT-defined FFO and Operating FFO in the above for 2019 is related to redevelopments.
Non-GAAP Financial Measures
NAREIT-defined FFO is a widely recognized supplemental non-GAAP measure utilized to evaluate the financial performance of a REIT. The Company considers NAREIT-defined FFO to be an appropriate measure of its financial performance because it captures features particular to real estate performance by recognizing that real estate generally appreciates over time or maintains residual value to a much greater extent than other depreciable assets. The Company also considers Operating FFO to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as acquisition pursuit costs, amounts relating to early extinguishment of debt and preferred stock redemption costs, management transition costs and certain redevelopment costs. The Company believes Operating FFO further assists in comparing the Company's performance across reporting periods on a consistent basis by excluding such items. NAREIT-defined FFO and Operating FFO should be reviewed with GAAP net income attributable to common shareholders, the most directly comparable GAAP financial measure, when trying to understand the Company's operating performance. A reconciliation of net income (loss) attributable to common shareholders to NAREIT-defined FFO and Operating FFO for the three months ended March 31, 2019 and 2018 is detailed in the attached schedule.
EBITDAre is a recognized supplemental non-GAAP financial measure. The Company presents EBITDAre in accordance with the definition adopted by NAREIT, which generally defines EBITDAre as net income plus interest expense, income tax expense, depreciation, amortization, and impairment write-downs of depreciated property, plus or minus losses and gains on the disposition of depreciated property, and adjustments to reflect the Company's share of EBITDAre of unconsolidated affiliates. The Company believes EBITDAre provides additional information with respect to the Company's performance and ability to meet its future debt service requirements. The Company also considers Adjusted EBITDAre to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as acquisition pursuit and redevelopment costs. The Company believes Adjusted EBITDAre further assists in comparing the Company's performance across reporting periods on a consistent basis by excluding such items. EBITDAre and Adjusted EBITDAre should be reviewed with GAAP net income, the most directly comparable GAAP financial measure, when trying to understand the Company's operating performance. EBITDAre and Adjusted EBITDAre do not represent cash generated from operating activities and should not be considered as an alternative to income from continuing operations or to cash flow from operating activities. The Company's computation of Adjusted EBITDAre may differ from the computations utilized by other companies and, accordingly, may not be comparable to such companies.
Same-property NOI is a widely recognized supplemental non-GAAP financial measure for REITs. Properties are included in same-property NOI if they are owned and operated for the entirety of both periods being compared, except for properties undergoing significant redevelopment and expansion until such properties have stabilized, and properties classified as held for sale. Consistent with the capital treatment of such costs under GAAP, tenant improvements, leasing commissions and other direct leasing costs are excluded from same-property NOI. The Company considers same-property NOI useful to investors as it provides an indication of the recurring cash generated by the Company's properties by excluding certain non-cash revenues and expenses, as well as other infrequent items such as lease termination income which tends to fluctuate more than rents from year to year. Same property NOI should be reviewed with consolidated operating income, the most directly comparable GAAP financial measure.
Supplemental Financial Information Package
The Company has issued "Supplemental Financial Information" for the period ended March 31, 2019. Such information has been filed today as an exhibit to Form 8-K and will also be available on the Company's website at www.cedarrealtytrust.com.
Investor Conference Call
The Company will host a conference call today, May 2, 2019, at 5:00 PM (ET) to discuss the quarterly results. The conference call can be accessed by dialing (877) 705-6003 or (1) (201) 493-6725 for international participants. A live webcast of the conference call will be available online on the Company's website at www.cedarrealtytrust.com.
A replay of the call will be available from 8:00 PM (ET) on May 2, 2019, until midnight (ET) on May 16, 2019. The replay dial-in numbers are (844) 512-2921 or (1) (412) 317-6671 for international callers. Please use passcode 13689398 for the telephonic replay. A replay of the Company's webcast will be available on the Company's website for a limited time.
About Cedar Realty Trust
Cedar Realty Trust, Inc. is a fully-integrated real estate investment trust which focuses on the ownership, operation and redevelopment of grocery-anchored shopping centers in high-density urban markets from Washington, D.C. to Boston. The Company's portfolio (excluding properties treated as "held for sale") comprises 56 properties, with approximately 8.6 million square feet of gross leasable area.
For additional financial and descriptive information on the Company, its operations and its portfolio, please refer to the Company's website at www.cedarrealtytrust.com.
Forward-Looking Statements
Statements made in this press release that are not strictly historical are "forward-looking" statements. Forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause actual results, performance and outcomes to differ materially from those expressed or implied in forward-looking statements. Factors which could cause actual results to differ materially from current expectations include, among others: adverse general economic conditions in the United States and uncertainty in the credit and retail markets; financing risks, such as the inability to obtain new financing or refinancing on favorable terms as the result of market volatility or instability; risks related to the market for retail space generally, including reductions in consumer spending, variability in retailer demand for leased space, tenant bankruptcies, adverse impact of internet sales demand, ongoing consolidation in the retail sector and changes in economic conditions and consumer confidence; risks endemic to real estate and the real estate industry generally; the impact of the Company's level of indebtedness on operating performance; inability of tenants to meet their rent and other lease obligations; adverse impact of new technology and e-commerce developments on the Company's tenants; competitive risk; risks related to the geographic concentration of the Company's properties in the Washington D.C. to Boston corridor; the effects of natural and other disasters; and the inability of the Company to realize anticipated returns from its redevelopment activities. Please refer to the documents filed by Cedar Realty Trust, Inc. with the SEC, specifically the Company's Annual Report on Form 10-K for the year ended December 31, 2018, as it may be updated or supplemented in the Company's Quarterly Reports on Form 10-Q and the Company's other filings with the SEC, which identify additional risk factors that could cause actual results to differ from those contained in forward-looking statements.
CEDAR REALTY TRUST, INC. | ||||
Condensed Consolidated Balance Sheets | ||||
(unaudited) | ||||
March 31, | December 31, | |||
2019 | 2018 | |||
ASSETS | ||||
Real estate, at cost | $ 1,501,608,000 | $ 1,508,682,000 | ||
Less accumulated depreciation | (366,470,000) | (361,969,000) | ||
Real estate, net | 1,135,138,000 | 1,146,713,000 | ||
Real estate held for sale | 13,151,000 | 11,592,000 | ||
Cash and cash equivalents | 25,000 | 1,977,000 | ||
Receivables | 23,322,000 | 21,977,000 | ||
Other assets and deferred charges, net | 50,743,000 | 40,642,000 | ||
TOTAL ASSETS | $ 1,222,379,000 | $ 1,222,901,000 | ||
LIABILITIES AND EQUITY | ||||
Liabilities: | ||||
Mortgage loan payable | $ 47,083,000 | $ 47,315,000 | ||
Capital lease obligation | 5,381,000 | 5,387,000 | ||
Unsecured revolving credit facility | 102,000,000 | 100,000,000 | ||
Unsecured term loans | 472,309,000 | 472,132,000 | ||
Accounts payable and accrued liabilities | 40,551,000 | 26,142,000 | ||
Unamortized intangible lease liabilities | 12,564,000 | 13,209,000 | ||
Total liabilities | 679,888,000 | 664,185,000 | ||
Equity: | ||||
Preferred stock | 159,541,000 | 159,541,000 | ||
Common stock and other shareholders' equity | 379,601,000 | 395,884,000 | ||
Noncontrolling interests | 3,349,000 | 3,291,000 | ||
Total equity | 542,491,000 | 558,716,000 | ||
TOTAL LIABILITIES AND EQUITY | $ 1,222,379,000 | $ 1,222,901,000 | ||
CEDAR REALTY TRUST, INC. | ||||
Condensed Consolidated Statements of Operations | ||||
(unaudited) | ||||
Three months ended March 31, | ||||
2019 | 2018 | |||
PROPERTY REVENUES | ||||
Rental revenues | $ 36,592,000 | $ 37,447,000 | ||
Other | 291,000 | 121,000 | ||
Total property revenues | 36,883,000 | 37,568,000 | ||
PROPERTY OPERATING EXPENSES | ||||
Operating, maintenance and management | 7,967,000 | 7,794,000 | ||
Real estate and other property-related taxes | 5,210,000 | 5,079,000 | ||
Total property operating expenses | 13,177,000 | 12,873,000 | ||
PROPERTY OPERATING INCOME | 23,706,000 | 24,695,000 | ||
OTHER EXPENSES AND INCOME | ||||
General and administrative | 4,798,000 | 4,494,000 | ||
Depreciation and amortization | 10,129,000 | 10,054,000 | ||
Gain on sale | (101,000) | - | ||
Impairment charges | - | 21,396,000 | ||
Total other expenses and income | 14,826,000 | 35,944,000 | ||
OPERATING INCOME (LOSS) | 8,880,000 | (11,249,000) | ||
NON-OPERATING INCOME AND EXPENSES | ||||
Interest expense | (5,891,000) | (5,371,000) | ||
Total non-operating income and expense | (5,891,000) | (5,371,000) | ||
NET INCOME (LOSS) | 2,989,000 | (16,620,000) | ||
Attributable to noncontrolling interests | (107,000) | (48,000) | ||
NET INCOME (LOSS) ATTRIBUTABLE TO CEDAR REALTY TRUST, INC. | 2,882,000 | (16,668,000) | ||
Preferred stock dividends | (2,688,000) | (2,799,000) | ||
Preferred stock redemption costs | - | (3,507,000) | ||
NET INCOME (LOSS) ATTRIBUTABLE TO COMMON SHAREHOLDERS | $ 194,000 | $ (22,974,000) | ||
NET INCOME (LOSS) PER COMMON SHARE ATTRIBUTABLE TO COMMON | $ 0.00 | $ (0.26) | ||
Weighted average number of common shares - basic and diluted | 86,580,000 | 87,623,000 | ||
CEDAR REALTY TRUST, INC. | ||||
Reconciliation of Net Income (Loss) Attributable to Common Shareholders to | ||||
Funds From Operations and Operating Funds From Operations | ||||
(unaudited) | ||||
Three months ended March 31, | ||||
2019 | 2018 | |||
Net income (loss) attributable to common shareholders | $ 194,000 | $ (22,974,000) | ||
Real estate depreciation and amortization | 10,083,000 | 10,004,000 | ||
Limited partners' interest | 2,000 | (87,000) | ||
Gain on sale | (101,000) | - | ||
Impairment charges | - | 21,396,000 | ||
Consolidated minority interests: | ||||
Share of income | 105,000 | 135,000 | ||
Share of FFO | (79,000) | (124,000) | ||
Funds From Operations ("FFO") applicable to diluted common shares | 10,204,000 | 8,350,000 | ||
Adjustments for items affecting comparability: | ||||
Preferred stock redemption costs | - | 3,507,000 | ||
Operating Funds From Operations ("Operating FFO") applicable to diluted common shares | $ 10,204,000 | $ 11,857,000 | ||
FFO per diluted common share: | $ 0.11 | $ 0.09 | ||
Operating FFO per diluted common share: | $ 0.11 | $ 0.13 | ||
Weighted average number of diluted common shares: | ||||
Common shares and equivalents | 90,862,000 | 91,647,000 | ||
OP Units | 553,000 | 347,000 | ||
91,415,000 | 91,994,000 | |||
SOURCE Cedar Realty Trust, Inc.
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