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Armada Hoffler Properties, Inc. - Quarter Report: 2020 March (Form 10-Q)



UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
 FORM
10-Q
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934 
For the quarterly period ended March 31, 2020  
or 
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934 
For the transition period from                      to                      
Commission File Number: 001-35908
 
ARMADA HOFFLER PROPERTIES, INC.
(Exact name of registrant as specified in its charter)
 
Maryland
46-1214914
(State or other jurisdiction of incorporation or organization)
(I.R.S. Employer Identification No.)
222 Central Park Avenue
,
Suite 2100

Virginia Beach
,
Virginia
23462
(Address of principal executive offices)
(Zip Code)
 
(757) 366-4000
(Registrant’s telephone number, including area code)
Securities registered pursuant to Section 12(b) of the Act:
Title of each class
 
Trading Symbol(s)
 
Name of each exchange on which registered
Common Stock, $0.01 par value per share
 
AHH
 
New York Stock Exchange
6.75% Series A Cumulative Redeemable Perpetual Preferred Stock, $0.01 par value per share
 
AHHPrA
 
New York Stock Exchange
Indicate by check mark whether the Registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the Registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.      Yes       No 
Indicate by check mark whether the Registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the Registrant was required to submit such files).      Yes       No 
Indicate by check mark whether the Registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See definitions of "large accelerated filer," "accelerated filer," "smaller reporting company" and "emerging growth company" in Rule 12b-2 of the Exchange Act. 
Large Accelerated Filer
 
Accelerated Filer
Non-Accelerated Filer
Smaller Reporting Company
 
 
Emerging Growth Company
 
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.   ¨
Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  
 Yes       No
As of May 1, 2020, the registrant had 56,492,059 shares of common stock, $0.01 par value per share, outstanding. In addition, as of May 1, 2020, Armada Hoffler, L.P., the registrant's operating partnership subsidiary, had 21,272,962 units of limited partnership interest ("OP Units") outstanding (other than OP Units held by the registrant).





ARMADA HOFFLER PROPERTIES, INC.
 
QUARTERLY REPORT ON FORM 10-Q
FOR THE QUARTER ENDED MARCH 31, 2020
 
Table of Contents
 
 
Page
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 






PART I. Financial Information
 
Item 1.    Financial Statements
 
ARMADA HOFFLER PROPERTIES, INC.
Condensed Consolidated Balance Sheets
(In thousands, except par value and share data)
 
 
March 31,
2020
 
December 31,
2019
 
 
(Unaudited)
 
 
ASSETS
 
 
 
 
Real estate investments:
 
 
 
 
Income producing property
 
$
1,465,882

 
$
1,460,723

Held for development
 
13,607

 
5,000

Construction in progress
 
155,672

 
140,601

 
 
1,635,161

 
1,606,324

Accumulated depreciation
 
(235,249
)
 
(224,738
)
Net real estate investments
 
1,399,912

 
1,381,586

Real estate investments held for sale
 

 
1,460

Cash and cash equivalents
 
48,096

 
39,232

Restricted cash
 
4,692

 
4,347

Accounts receivable, net
 
22,831

 
23,470

Notes receivable, net
 
178,652

 
159,371

Construction receivables, including retentions, net
 
35,051

 
36,361

Construction contract costs and estimated earnings in excess of billings, net
 
458

 
249

Operating lease right-of-use assets
 
32,997

 
33,088

Finance lease right-of-use assets
 
23,983

 
24,130

Acquired lease intangible assets, net
 
65,014

 
68,702

Other assets
 
34,404

 
32,901

Total Assets
 
$
1,846,090

 
$
1,804,897

LIABILITIES AND EQUITY
 
 
 
 
Indebtedness, net
 
$
1,006,617

 
$
950,537

Accounts payable and accrued liabilities
 
15,768

 
17,803

Construction payables, including retentions
 
50,161

 
53,382

Billings in excess of construction contract costs and estimated earnings
 
6,311

 
5,306

Operating lease liabilities
 
41,512

 
41,474

Finance lease liabilities
 
17,916

 
17,903

Other liabilities
 
69,404

 
63,045

Total Liabilities
 
1,207,689

 
1,149,450

 
 
 
 
 
Stockholders’ equity:
 
 
 
 
Preferred stock, $0.01 par value, 100,000,000 shares authorized:
  6.75% Series A Cumulative Redeemable Perpetual Preferred Stock, 2,930,000 shares
  authorized, 2,530,000 shares issued and outstanding as of March 31, 2020 and December 31,
  2019
 
63,250

 
63,250

Common stock, $0.01 par value, 500,000,000 shares authorized; 56,492,134 and 56,277,971 shares issued and outstanding as of March 31, 2020 and December 31, 2019, respectively
 
565

 
563

Additional paid-in capital
 
457,804

 
455,680

Distributions in excess of earnings
 
(115,390
)
 
(106,676
)
Accumulated other comprehensive loss
 
(9,393
)
 
(4,240
)
Total stockholders’ equity
 
396,836

 
408,577

Noncontrolling interests in investment entities
 
4,370

 
4,462

Noncontrolling interests in Operating Partnership
 
237,195

 
242,408

Total Equity
 
638,401

 
655,447

Total Liabilities and Equity
 
$
1,846,090

 
$
1,804,897


See Notes to Condensed Consolidated Financial Statements.

1



ARMADA HOFFLER PROPERTIES, INC.
Condensed Consolidated Statements of Comprehensive Income 
(In thousands, except per share data)
(Unaudited)
 
 
Three Months Ended 
March 31,
 
 
2020
 
2019
Revenues
 
 
 
 
Rental revenues
 
$
42,289

 
$
30,909

General contracting and real estate services revenues
 
47,268

 
17,036

Total revenues
 
89,557

 
47,945

Expenses
 
 
 
 
Rental expenses
 
9,375

 
6,725

Real estate taxes
 
4,333

 
3,128

General contracting and real estate services expenses
 
45,550

 
16,286

Depreciation and amortization
 
14,279

 
9,904

Amortization of right-of-use assets - finance leases
 
147

 

General and administrative expenses
 
3,793

 
3,401

Acquisition, development and other pursuit costs
 
27

 
400

Impairment charges
 
158

 

Total expenses
 
77,662

 
39,844

Operating income
 
11,895

 
8,101

Interest income
 
7,226

 
5,319

Interest expense on indebtedness
 
(7,959
)
 
(5,886
)
Interest expense on finance leases
 
(229
)
 

Equity in income of unconsolidated real estate entities
 

 
273

Change in fair value of interest rate derivatives
 
(1,736
)
 
(1,463
)
Provision for unrealized credit losses
 
(377
)
 

Other income (expense), net
 
58

 
60

Income before taxes
 
8,878

 
6,404

Income tax benefit
 
257

 
110

Net income
 
9,135

 
6,514

Net (income) loss attributable to noncontrolling interests:
 
 
 
 
Investment entities
 
92

 

Operating Partnership
 
(2,235
)
 
(1,630
)
Net income attributable to Armada Hoffler Properties, Inc.
 
6,992

 
4,884

Preferred stock dividends
 
(1,067
)
 

Net income attributable to common stockholders
 
$
5,925

 
$
4,884

Net income attributable to common stockholders per share (basic and diluted)
 
$
0.11

 
$
0.10

Weighted-average common shares outstanding (basic and diluted)
 
56,398

 
50,926

 
 
 
 
 
Comprehensive income:
 
 

 
 

Net income
 
$
9,135

 
$
6,514

Unrealized cash flow hedge losses
 
(7,489
)
 
(1,003
)
Realized cash flow hedge losses reclassified to net income
 
392

 
72

Comprehensive income
 
2,038

 
5,583

Comprehensive (income) loss attributable to noncontrolling interests:
 
 
 
 
Investment entities
 
92

 

Operating Partnership
 
(291
)
 
(1,397
)
Comprehensive income attributable to Armada Hoffler Properties, Inc.
 
$
1,839

 
$
4,186


See Notes to Condensed Consolidated Financial Statements.

2



ARMADA HOFFLER PROPERTIES, INC.
Condensed Consolidated Statements of Equity

(In thousands, except share data)
(Unaudited)
 
 
Preferred stock
 
Common stock
 
Additional paid-in capital
 
Distributions in excess of earnings
 
Accumulated other comprehensive loss
 
Total stockholders' equity
 
Noncontrolling interests in investment entities
 
Noncontrolling interests in Operating Partnership
 
Total equity
Balance, December 31, 2019
 
$
63,250

 
$
563

 
$
455,680

 
$
(106,676
)
 
$
(4,240
)
 
$
408,577

 
$
4,462

 
$
242,408

 
$
655,447

Cumulative effect of accounting change(1)
 

 

 

 
(2,185
)
 

 
(2,185
)
 

 
(824
)
 
(3,009
)
Net income
 

 

 

 
6,992

 

 
6,992

 
(92
)
 
2,235

 
9,135

Unrealized cash flow hedge losses
 

 

 

 

 
(5,438
)
 
(5,438
)
 

 
(2,051
)
 
(7,489
)
Realized cash flow hedge losses reclassified to net income
 

 

 

 

 
285

 
285

 

 
107

 
392

Net proceeds from issuance of common stock
 

 
1

 
1,348

 

 

 
1,349

 

 

 
1,349

Restricted stock awards, net of tax withholding
 

 
1

 
782

 

 

 
783

 

 

 
783

Restricted stock award forfeitures
 

 

 
(6
)
 

 

 
(6
)
 

 

 
(6
)
Dividends declared on preferred stock
 

 

 

 
(1,067
)
 

 
(1,067
)
 

 

 
(1,067
)
Dividends and distributions declared on common shares and units ($0.22 per share and unit)
 

 

 

 
(12,454
)
 

 
(12,454
)
 

 
(4,680
)
 
(17,134
)
Balance, March 31, 2020
 
$
63,250

 
$
565

 
$
457,804

 
$
(115,390
)
 
$
(9,393
)
 
$
396,836

 
$
4,370

 
$
237,195

 
$
638,401


(1) The Company recorded cumulative effect adjustments related to the new Current Expected Credit Losses ("CECL") standard in the first quarter of 2020. See "Financial Statements — Note 2 — Significant Accounting Policies — Recent Accounting Pronouncements” for additional information.


3



 
 
Common stock
 
Additional paid-in capital
 
Distributions in excess of earnings
 
Accumulated other comprehensive loss
 
Total stockholders' equity
 
Noncontrolling interests in Operating Partnership
 
Total equity
Balance, December 31, 2018
 
$
500

 
$
357,353

 
$
(82,699
)
 
$
(1,283
)
 
$
273,871

 
$
182,019

 
$
455,890

Cumulative effect of accounting change (2)
 

 

 
(125
)
 

 
(125
)
 
(42
)
 
(167
)
Net income
 

 

 
4,884

 

 
4,884

 
1,630

 
6,514

Unrealized cash flow hedge losses
 

 

 

 
(752
)
 
(752
)
 
(251
)
 
(1,003
)
Realized cash flow hedge losses reclassified to net income
 

 

 

 
54

 
54

 
18

 
72

Net proceeds from sales of common stock
 
21

 
30,185

 

 

 
30,206

 

 
30,206

Restricted stock awards, net of tax withholding
 
1

 
754

 

 

 
755

 

 
755

Restricted stock award forfeitures
 

 
(4
)
 

 

 
(4
)
 

 
(4
)
Redemption of operating partnership units
 
1

 
1,259

 

 

 
1,260

 
(1,260
)
 

Dividends and distributions declared on common shares and units ($0.21 per share and unit)
 

 

 
(11,009
)
 

 
(11,009
)
 
(3,568
)
 
(14,577
)
Balance, March 31, 2019
 
$
523

 
$
389,547

 
$
(88,949
)
 
$
(1,981
)
 
$
299,140

 
$
178,546

 
$
477,686


(2) The Company recorded cumulative effect adjustments related to the new lease standard in the first quarter of 2019. See "Financial Statements — Note 2 — Significant Accounting Policies — Recent Accounting Pronouncements” for additional information.

See Notes to Condensed Consolidated Financial Statements.

4



ARMADA HOFFLER PROPERTIES, INC.
Condensed Consolidated Statements of Cash Flows
(In thousands)(Unaudited)
 
 
Three Months Ended 
March 31,
 
 
2020
 
2019
OPERATING ACTIVITIES
 
 
 
 
Net income
 
$
9,135

 
$
6,514

Adjustments to reconcile net income to net cash provided by operating activities:
 
 
 
 
Depreciation of buildings and tenant improvements
 
10,510

 
7,743

Amortization of leasing costs, in-place lease intangibles and below market ground rents - operating leases
 
3,769

 
2,161

Accrued straight-line rental revenue
 
(557
)
 
(837
)
Amortization of leasing incentives and above or below-market rents
 
(219
)
 
(35
)
Amortization of right-of-use assets - finance leases
 
147

 

Accrued straight-line ground rent expense
 
(6
)
 
(3
)
Provision for unrealized credit losses
 
377

 

Adjustment for uncollectable lease accounts
 
301

 
128

Noncash stock compensation
 
1,030

 
689

Impairment charges
 
158

 

Noncash interest expense
 
409

 
304

Interest expense on finance leases
 
229

 

Adjustment for Annapolis Junction loan discount amortization (1)
 

 
(1,118
)
Change in fair value of interest rate derivatives
 
1,736

 
1,463

Equity in income of unconsolidated real estate entities
 

 
(273
)
Changes in operating assets and liabilities:
 
 
 
 
Property assets
 
1,196

 
2,591

Property liabilities
 
(4,151
)
 
(139
)
Construction assets
 
1,370

 
(502
)
Construction liabilities
 
2,097

 
579

Interest receivable
 
(7,224
)
 
(3,186
)
Net cash provided by operating activities
 
20,307

 
16,079

INVESTING ACTIVITIES
 
 
 
 
Development of real estate investments
 
(22,892
)
 
(41,296
)
Tenant and building improvements
 
(2,526
)
 
(3,629
)
Acquisitions of real estate investments, net of cash received
 
(8,607
)
 
(25,792
)
Dispositions of real estate investments, net of selling costs
 
1,442

 

Notes receivable issuances
 
(17,020
)
 
(9,668
)
Notes receivable paydowns
 
1,000

 
1,692

Leasing costs
 
(567
)
 
(575
)
Contributions to equity method investments
 

 
(535
)
Net cash used for investing activities
 
(49,170
)
 
(79,803
)
FINANCING ACTIVITIES
 
 
 
 
Proceeds from issuance of common stock, net
 
1,349

 
30,206

Common shares tendered for tax withholding
 
(534
)
 
(344
)
Debt issuances, credit facility and construction loan borrowings
 
62,604

 
100,327

Debt and credit facility repayments, including principal amortization
 
(7,971
)
 
(57,690
)
Debt issuance costs
 
(3
)
 
(420
)
Dividends and distributions
 
(17,373
)
 
(13,447
)
Net cash provided by financing activities
 
38,072

 
58,632

Net increase (decrease) in cash, cash equivalents, and restricted cash
 
9,209

 
(5,092
)
Cash, cash equivalents, and restricted cash, beginning of period
 
43,579

 
24,051

Cash, cash equivalents, and restricted cash, end of period (2)
 
$
52,788

 
$
18,959

See Notes to Condensed Consolidated Financial Statements.

5



ARMADA HOFFLER PROPERTIES, INC.
Condensed Consolidated Statements of Cash Flows (Continued)
(In thousands)(Unaudited)
 
 
Three Months Ended 
March 31,
 
 
2020
 
2019
Supplemental Disclosures (noncash transactions):
 
 
 
 
Increase in dividends and distributions payable
 
$
828

 
$
1,130

(Decrease) increase in accrued capital improvements and development costs
 
(3,866
)
 
(7,609
)
Operating Partnership units redeemed for common shares
 

 
1,260

Equity method investment redeemed for real estate acquisition
 

 
23,011

Recognition of operating lease ROU assets
 

 
32,345

Recognition of operating lease liabilities
 

 
41,632


(1) Borrower paid $5.0 million in 2018 in exchange for the Company's purchase option. This was accounted for as a loan modification fee; interest income was recognized as additional interest income on the note receivable over the one-year then-remaining term.

(2) The following table provides a reconciliation of cash, cash equivalents and restricted cash reported in the Condensed Consolidated Statements of Cash Flows (in thousands):
 
 
March 31, 2020
 
March 31, 2019
Cash and cash equivalents
 
$
48,096

 
$
15,577

Restricted cash (a)
 
4,692

 
3,382

Cash, cash equivalents, and restricted cash
 
$
52,788

 
$
18,959


(a) Restricted cash represents amounts held by lenders for real estate taxes, insurance, and reserves for capital improvements.



See Notes to Condensed Consolidated Financial Statements.


6



ARMADA HOFFLER PROPERTIES, INC.
Notes to Condensed Consolidated Financial Statements
 (Unaudited)
 
1. Business of Organization
 
Armada Hoffler Properties, Inc. (the "Company") is a full-service real estate company with extensive experience developing, building, owning, and managing high-quality, institutional-grade office, retail, and multifamily properties in attractive markets primarily throughout the Mid-Atlantic and Southeastern United States.

The Company is a real estate investment trust ("REIT"), the sole general partner of Armada Hoffler, L.P. (the "Operating Partnership") and, as of March 31, 2020, owned 72.6% of the economic interest in the Operating Partnership, of which 0.1% is held as general partnership units. The operations of the Company are carried on primarily through the Operating Partnership and the wholly owned subsidiaries of the Operating Partnership.
 
As of March 31, 2020, the Company's property portfolio consisted of 58 operating properties and three properties either under development or not yet stabilized.

Refer to Note 5 for information related to the Company's recent acquisitions and dispositions of operating properties.

2. Significant Accounting Policies
 
Basis of Presentation
 
The accompanying condensed consolidated financial statements were prepared in accordance with U.S. generally accepted accounting principles ("GAAP").
 
The condensed consolidated financial statements include the financial position and results of operations of the Company and its consolidated subsidiaries, including the Operating Partnership, its wholly-owned subsidiaries, and any interests in variable interest entities ("VIEs") where the Company has been determined to be the primary beneficiary. All significant intercompany transactions and balances have been eliminated in consolidation.
 
In the opinion of management, the condensed consolidated financial statements reflect all adjustments, consisting of normal recurring accruals, which are necessary for the fair presentation of the financial condition and results of operations for the interim periods presented.

The accompanying condensed consolidated financial statements were prepared in accordance with the requirements for interim financial information. Accordingly, these interim financial statements have not been audited and exclude certain disclosures required for annual financial statements. Also, the operating results presented for interim periods are not necessarily indicative of the results that may be expected for any other interim period or for the entire year, particularly in light of the novel coronavirus ("COVID-19") pandemic and its effects on the domestic and global economies. The pandemic has led governments and other authorities around the world, including federal, state and local authorities in the United States, to impose measures intended to control its spread, including restrictions on freedom of movement and business operations such as travel bans, border closings, business closures, quarantines and shelter-in-place orders, causing many of the Company’s tenants, particularly in the Company’s retail portfolio, to suspend or limit operations. We expect to continue to experience effects on our business as the impacts from COVID-19 and the related responses continue to develop. These interim financial statements should be read in conjunction with the audited consolidated financial statements of the Company included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2019.
 
Use of Estimates
 
The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported and disclosed. Such estimates are based on management’s historical experience and best judgment after considering past, current, and expected events and economic conditions. Actual results could differ significantly from management’s estimates.


7



Reclassifications

Certain items have been reclassified from their prior year classifications to conform to the current year presentation. These reclassifications had no effect on net income or stockholders' equity as previously reported.

Recent Accounting Pronouncements

Accounting Standards Adopted in 2020

Credit losses

In June 2016, the Financial Accounting Standard Board ("FASB") issued ASU 2016-13, Financial Instruments - Credit Losses - Measurement of Credit Losses on Financial Instruments (Topic 326). ASU 2016-13 significantly changes how entities will measure credit losses for most financial assets and certain other instruments that are not measured at fair value through net income. The guidance replaces the "incurred loss" approach under previous guidance with an "expected loss" model for instruments measured at amortized cost, such as the Company's notes receivable, construction receivables, and off-balance sheet credit exposures. The amendment requires entities to consider a broader range of information to estimate expected credit losses, which may result in earlier recognition of losses.

The Company adopted the new standard on January 1, 2020, using the modified retrospective transition method and recorded a noncash cumulative effect adjustment to record a reduction to retained earnings of $3.0 million, $2.8 million of which relates to the Company's mezzanine loans and $0.2 million of which relates to the Company's construction accounts receivable. See Note 6—Notes Receivable and Current Expected Credit Losses, for more information.

Fair Value Measurements

In August 2018, the FASB issued ASU 2018-13, Fair Value Measurement - Disclosure Framework—Changes to the Disclosure Requirements for Fair Value Measurement (Topic 820). The ASU is part of the FASB's disclosure framework project to improve the effectiveness of disclosures in the notes to financial statements by facilitating clear communication of the information required by generally accepted accounting principles. The ASU modifies disclosure requirements on fair value measurements in Topic 820. The Company adopted the new standard on January 1, 2020. Adoption of the ASU did not have a material impact on disclosures in the Company's consolidated financial statements. See Note 12—Fair Value of Financial Instruments, for more information on the Company's presentation of the fair value of financial instruments.

Pending Accounting Guidance

Lease Modification Accounting Q&A

In April 2020, the FASB staff issued a question and answer document (the "Lease Modification Q&A") focused on the application of lease accounting guidance to lease concessions provided as a result of the COVID-19 pandemic. Under existing lease guidance, the Company would have to determine, on a lease by lease basis, if a lease concession was the result of a new arrangement reached with the tenant (treated within the lease modification accounting framework) or if a lease concession was under the enforceable rights and obligations within the existing lease agreement (precluded from applying the lease modification accounting framework). The Lease Modification Q&A allows lessors, if certain criteria have been met, to bypass the lease by lease analysis, and instead elect to either apply the lease modification accounting framework or not, with such election applied consistently to leases with similar characteristics and similar circumstances. The Company is evaluating the Lease Modification Q&A.

Other Accounting Policies

See the Company's Annual Report on Form 10-K for the year ended December 31, 2019 for a description of other accounting principles upon which basis the accompanying consolidated financial statements were prepared.


8



3. Segments
 
Net operating income (segment revenues minus segment expenses) is the measure used by the Company’s chief operating decision-maker to assess segment performance. Net operating income is not a measure of operating income or cash flows from operating activities as measured by GAAP and is not indicative of cash available to fund cash needs. As a result, net operating income should not be considered an alternative to cash flows as a measure of liquidity. Not all companies calculate net operating income in the same manner. The Company considers net operating income to be an appropriate supplemental measure to net income because it assists both investors and management in understanding the core operations of the Company’s real estate and construction businesses.

Net operating income of the Company’s reportable segments for the three months ended March 31, 2020 and 2019 was as follows (in thousands): 
 
 
Three Months Ended March 31,
 
 
2020
 
2019
Office real estate
 
 
 
 
Rental revenues
 
$
10,192

 
$
5,556

Rental expenses
 
2,546

 
1,486

Real estate taxes
 
1,146

 
526

Segment net operating income
 
6,500

 
3,544

Retail real estate
 
 
 
 
Rental revenues
 
20,411

 
17,257

Rental expenses
 
3,020

 
2,600

Real estate taxes
 
2,166

 
1,811

Segment net operating income
 
15,225

 
12,846

Multifamily residential real estate
 
 
 
 
Rental revenues
 
11,686

 
8,096

Rental expenses
 
3,809

 
2,639

Real estate taxes
 
1,021

 
791

Segment net operating income
 
6,856

 
4,666

General contracting and real estate services
 
 
 
 
Segment revenues
 
47,268

 
17,036

Segment expenses
 
45,550

 
16,286

Segment gross profit
 
1,718

 
750

Net operating income
 
$
30,299

 
$
21,806


 
Rental expenses represent costs directly associated with the operation and management of the Company’s real estate properties. Rental expenses include asset management expenses, property management fees, repairs and maintenance, insurance, and utilities.

General contracting and real estate services revenues for the three months ended March 31, 2020 and 2019 exclude revenue related to intercompany construction contracts of $13.1 million and $30.2 million, respectively, as it is eliminated in consolidation. General contracting and real estate services expenses for the three months ended March 31, 2020 and 2019 exclude expenses related to intercompany construction contracts of $13.0 million and $29.9 million, respectively.


9



The following table reconciles net operating income to net income, the most directly comparable GAAP measure, for the three months ended March 31, 2020 and 2019 (in thousands): 
 
 
Three Months Ended March 31,
 
 
2020
 
2019
Net operating income
 
$
30,299

 
$
21,806

Depreciation and amortization
 
(14,279
)
 
(9,904
)
Amortization of right-of-use assets - finance leases
 
(147
)
 

General and administrative expenses
 
(3,793
)
 
(3,401
)
Acquisition, development and other pursuit costs
 
(27
)
 
(400
)
Impairment charges
 
(158
)
 

Interest income
 
7,226

 
5,319

Interest expense on indebtedness
 
(7,959
)
 
(5,886
)
Interest expense on finance leases
 
(229
)
 

Equity in income of unconsolidated real estate entities
 

 
273

Change in fair value of interest rate derivatives
 
(1,736
)
 
(1,463
)
Provision for unrealized credit losses
 
(377
)
 

Other income (expense), net
 
58

 
60

Income tax benefit
 
257

 
110

Net income
 
$
9,135

 
$
6,514


 
General and administrative expenses represent costs not directly associated with the operation and management of the Company’s real estate properties and general contracting and real estate services businesses, including corporate office personnel salaries and benefits, bank fees, accounting fees, legal fees, and other corporate office expenses.

4. Leases

Lessee Disclosures

As a lessee, the Company has eight ground leases on seven properties with initial terms that range from 5 to 65 years and options to extend up to an additional 70 years in certain cases. The exercise of lease renewal options is at the Company's sole discretion. The depreciable life of assets and leasehold improvements are limited by the expected lease term. Six of these leases have been classified as operating leases and two of these leases have been classified as finance leases. The Company's lease agreements do not contain any residual value guarantees or material restrictive covenants. For more information about the Company's leases refer to the audited consolidated financial statements of the Company included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2019.

Lessor Disclosures

As a lessor, the Company leases its properties under operating leases and recognizes base rents on a straight-line basis over the lease term. The Company also recognizes revenue from tenant recoveries, through which tenants reimburse the Company on an accrual basis for certain expenses such as utilities, janitorial services, repairs and maintenance, security and alarms, parking lot and ground maintenance, administrative services, management fees, insurance, and real estate taxes. Rental revenues are reduced by the amount of any leasing incentives amortized on a straight-line basis over the term of the applicable lease. In addition, the Company recognizes contingent rental revenue (e.g., percentage rents based on tenant sales thresholds) when the sales thresholds are met. Many tenant leases include one or more options to renew, with renewal terms that can extend the lease term from one to 15 years or more. The exercise of lease renewal options is at the tenant's sole discretion. The Company includes a renewal period in the lease term only if it appears at lease inception that the renewal is reasonably assured.


10



Rental revenue for the three months ended March 31, 2020 and 2019 comprised the following (in thousands):
 
 
Three Months Ended March 31,
 
 
2020
 
2019
Base rent and tenant charges
 
$
41,513

 
$
29,925

Accrued straight-line rental adjustment
 
557

 
961

Lease incentive amortization
 
(173
)
 
(184
)
Above/below market lease amortization
 
392

 
207

Total rental revenue
 
$
42,289

 
$
30,909



5. Real Estate Investment
 
Property Acquisitions
 
On January 10, 2020, the Company entered into an operating agreement with a partner to develop a mixed-use property in Charlotte, North Carolina. The Company has an 80% interest in 10th and Tryon Partners, LLC (the "Tryon Partnership"). On January 10, 2020, the Tryon Partnership purchased land for a purchase price of $6.3 million for this project. The Company is responsible for funding the equity requirements of this development, including the $6.3 million purchase of the land. Management has concluded that this entity is a VIE as it lacks sufficient equity to fund its operations without additional financial support. The Company is the developer of the project and has the power to direct the activities of the project that most significantly impact its performance and is the party most closely associated with the project. Therefore, the Company is the project's primary beneficiary and consolidates the Tryon Partnership in its consolidated financial statements.

On September 12, 2019, the Company entered into an operating agreement with a partner to develop a mixed-use property in Belmont, North Carolina. The Company has an 85% interest in Chronicle Holdings, LLC (the "Chronicle Partnership"). On March 20, 2020, the Chronicle Partnership purchased land for a purchase price of $2.3 million for this project. The Company is responsible for funding the equity requirements of this development, including the $2.3 million purchase of the land. Management has concluded that this entity is a VIE as it lacks sufficient equity to fund its operations without additional financial support. The Company is the developer of the project and has the power to direct the activities of the project that most significantly impact its performance and is the party most closely associated with the project. Therefore, the Company is the project's primary beneficiary and consolidates the Chronicle Partnership in its consolidated financial statements.

Property Disposition

On March 16, 2020, the Company executed an agreement to sell a portfolio of seven retail properties for $106.5 million. The portfolio consists of Alexander Pointe, Bermuda Crossroads, Gainsborough Square, Harper Hill Commons, Indian Lakes Crossing, Renaissance Square, and Stone House Square properties. This agreement was terminated on April 8, 2020.


11



6. Notes Receivable and Current Expected Credit Losses

Notes Receivable

The Company had the following notes receivable outstanding as of March 31, 2020 and December 31, 2019 ($ in thousands):
 
 
Outstanding loan amount
 
 
 
 
 
Interest compounding
Development Project
 
March 31,
2020
 
December 31, 2019
 
Maximum loan commitment
 
Interest rate
The Residences at Annapolis Junction
 
$
42,517

 
$
40,049

 
$
48,105

 
10.0
%
 
Monthly
Delray Plaza
 
15,484

 
12,995

 
17,000

 
15.0
%
(a) 
Annually
Nexton Square
 
15,904

 
15,097

 
17,000

 
10.0
%
 
Monthly
Interlock Commercial
 
75,846

 
59,224

 
95,000

 
15.0
%
 
None
Solis Apartments at Interlock
 
26,425

 
25,588

 
41,100

 
13.0
%
 
Annually
Total mezzanine
 
176,176

 
152,953

 
$
218,205

 
 
 
 
Other notes receivable
 
1,167

 
1,147

 
 
 
 
 
 
Notes receivable guarantee premium
 
4,511

 
5,271

 
 
 
 
 
 
Allowance for credit losses
 
(3,202
)


 
 
 
 
 
 
Total notes receivable
 
$
178,652

 
$
159,371

 
 
 
 
 
 

________________________________________
(a) $2.0 million of this loan is subject to an interest rate of 6%.

Interest on the mezzanine loans is accrued and funded utilizing the interest reserves for each loan, which are components of the respective maximum loan commitments, and such accrued interest is added to the loan receivable balances. The Company recognized interest income for the three months ended March 31, 2020 and 2019 as follows (in thousands):
 
 
Three Months Ended March 31,
 
Development Project
 
2020
 
2019
 
1405 Point
 
$

 
$
610

 
The Residences at Annapolis Junction
 
2,468

(a) 
2,024

(b) 
North Decatur Square
 

 
638

 
Delray Plaza
 
489

 
310

 
Nexton Square
 
391

 
510

 
Interlock Commercial
 
3,017

(a) 
743

 
Solis Apartments at Interlock
 
838

 
463

 
Total mezzanine
 
7,203

 
5,298

 
Other interest income
 
23

 
21

 
Total interest income
 
$
7,226

 
$
5,319

 
________________________________________
(a) Includes partial recognition of interest income related to an exit fee that is due upon repayment of the loan.
(b) Includes amortization of the $5.0 million loan modification fee paid by the borrower in November 2018.

Delray Plaza

On March 3, 2020, the Delray Plaza loan was modified to increase the maximum amount of the loan to $17.0 million, with $2.0 million of additional funds borrowed at an interest rate of 6% in order to fund final development activities. The borrower pledged 125,832 Class A Units as additional collateral for this loan.

Current Expected Credit Losses

The Company is exposed to credit losses primarily through its mezzanine lending activities. As of March 31, 2020, the Company had five mezzanine loans, all of which are secured by second liens on development projects in various stages of

12



completion or lease-up. Each of these projects is subject to a loan that is senior to the Company’s mezzanine loan. Interest on these loans is paid in kind and is generally not expected to be paid until a sale of the project after completion of the development.

The Company's management performs a quarterly analysis of the loan portfolio to determine the risk of credit loss based on the progress of development activities including leasing activities, projected development costs, and current and projected mezzanine and senior construction loan balances. The Company estimates future losses on its notes receivable using risk ratings that correspond to probabilities of default and loss given default. The Company's risk ratings are as follows:

Pass: loans in this category are adequately collateralized by a development project with conditions materially consistent with the Company's underwriting assumptions.
Special Mention: loans in this category show signs that the economic performance of the project may suffer as a result of slower-than-expected leasing activity or an extended development or marketing timeline. Loans in this category warrant increased monitoring by management.
Substandard: loans in this category may not be fully collected by the Company unless remediation actions are taken. Remediation actions may include obtaining additional collateral or assisting the borrower with asset management activities to prepare the project for sale. The Company may also consider placing the loan on non-accrual status if it does not believe that additional interest accruals will ultimately be collected.

On a quarterly basis, the Company compares the risk inherent in its loans to industry loan loss data experienced during past business cycles. The Company updated the risk ratings for each of its notes receivable during the three months ended March 31, 2020. The Company obtained industry loan loss data relative to these risk ratings as of December 31, 2019.

The following table presents amortized cost basis of the portfolio by year of origination and risk rating as of March 31, 2020 (in thousands):

 
 
Year of Origination
Risk Ratings
 
2020
 
2019
 
2018
 
2017
 
2016
 
Total
Pass
 
$

 
$

 
$
120,495

 
$

 
$

 
$
120,495

Special Mention
 

 

 

 

 

 

Substandard
 

 

 

 
14,839

 
42,150

 
56,989

Total amortized cost basis
 
$

 
$

 
$
120,495

 
$
14,839

 
$
42,150

 
$
177,484



As of December 31, 2019, there was no allowance for loan losses. At March 31, 2020, the Company reported $178.7 million of notes receivable, net of allowances of $3.2 million. Changes in the allowance for the three months ended March 31, 2020 were as follows (in thousands):
 
 
Three Months Ended March 31, 2020
Beginning balance (December 31, 2019)
 
$

Cumulative effect of accounting change
 
2,825

Provision for unrealized credit losses
 
377

Ending balance
 
$
3,202



The Company places loans on non-accrual status when the loan balance, together with the balance of any senior loan, approximately equal the estimated realizable value of the underlying development project. As of March 31, 2020 and December 31, 2019, there were no loans on non-accrual status. Effective April 1, 2020, the Company placed the loans for Delray Plaza and The Residences at Annapolis Junction on non-accrual status.


13



7. Construction Contracts

Construction contract costs and estimated earnings in excess of billings represent reimbursable costs and amounts earned under contracts in progress as of the balance sheet date. Such amounts become billable according to contract terms, which usually consider the passage of time, achievement of certain milestones, or completion of the project. The Company expects to bill and collect substantially all construction contract costs and estimated earnings in excess of billings as of March 31, 2020 during the next twelve months.  
 
Billings in excess of construction contract costs and estimated earnings represent billings or collections on contracts made in advance of revenue recognized.

The following table summarizes the changes to the balances in the Company’s construction contract costs and estimated earnings in excess of billings account and the billings in excess of construction contract costs and estimated earnings account for the three months ended March 31, 2020 and 2019 (in thousands):
 
 
Three Months Ended 
March 31, 2020
 
Three Months Ended 
March 31, 2019
 
 
Construction contract costs and estimated earnings in excess of billings
 
Billings in excess of construction contract costs and estimated earnings
 
Construction contract costs and estimated earnings in excess of billings
 
Billings in excess of construction contract costs and estimated earnings
Beginning balance
 
$
249

 
$
5,306

 
$
1,358

 
$
3,037

Revenue recognized that was included in the balance at the beginning of the period
 

 
(5,306
)
 

 
(3,037
)
Increases due to new billings, excluding amounts recognized as revenue during the period
 

 
6,311

 

 
3,859

Transferred to receivables
 
(285
)
 

 
(1,358
)
 

Construction contract costs and estimated earnings not billed during the period
 
458

 

 
17

 

Changes due to cumulative catch-up adjustment arising from changes in the estimate of the stage of completion
 
36

 

 
300

 
(237
)
Ending balance
 
$
458

 
$
6,311

 
$
317

 
$
3,622



The Company defers pre-contract costs when such costs are directly associated with specific anticipated contracts and their recovery is probable. Pre-contract costs of $1.5 million and $0.9 million were deferred as of March 31, 2020 and December 31, 2019, respectively. Amortization of pre-contract costs for the three months ended March 31, 2020 and 2019 was $0.2 million and less than $0.1 million, respectively.
 
Construction receivables and payables include retentions, amounts that are generally withheld until the completion of the contract or the satisfaction of certain restrictive conditions such as fulfillment guarantees. As of March 31, 2020 and December 31, 2019, construction receivables included retentions of $10.9 million and $9.0 million, respectively. The Company expects to collect substantially all construction receivables outstanding as of March 31, 2020 during the next twelve months. As of March 31, 2020 and December 31, 2019, construction payables included retentions of $16.0 million and $18.0 million, respectively. The Company expects to pay substantially all construction payables outstanding as of March 31, 2020 during the next twelve months.


14



The Company’s net position on uncompleted construction contracts comprised the following as of March 31, 2020 and December 31, 2019 (in thousands):
 
March 31, 2020
 
December 31, 2019
Costs incurred on uncompleted construction contracts
$
741,116

 
$
695,564

Estimated earnings
26,240

 
24,553

Billings
(773,209
)
 
(725,174
)
Net position
$
(5,853
)
 
$
(5,057
)
 
 
 
 
Construction contract costs and estimated earnings in excess of billings
$
458

 
$
249

Billings in excess of construction contract costs and estimated earnings
(6,311
)
 
(5,306
)
Net position
$
(5,853
)
 
$
(5,057
)

The Company’s balances and changes in construction contract price allocated to unsatisfied performance obligations (backlog) as of March 31, 2020 and 2019 were as follows (in thousands):
 
 
Three Months Ended March 31,
 
 
2020
 
2019
Beginning backlog
 
$
242,622

 
$
165,863

New contracts/change orders
 
40,440

 
12,019

Work performed
 
(47,420
)
 
(17,011
)
Ending backlog
 
$
235,642

 
$
160,871



The Company expects to complete a majority of the uncompleted contracts in place as of March 31, 2020 during the next 12 to 18 months.

8. Indebtedness
 
Credit Facility

The Company has a senior credit facility that was amended and restated on October 3, 2019, which provides for a
$355.0 million credit facility comprised of a $150.0 million senior unsecured revolving credit facility (the "revolving credit facility") and a $205.0 million senior unsecured term loan facility (the "term loan facility" and, together with the revolving credit facility, the "credit facility"), with a syndicate of banks.
 
The credit facility includes an accordion feature that allows the total commitments to be further increased to $700.0 million, subject to certain conditions, including obtaining commitments from any one or more lenders. The revolving credit facility has a scheduled maturity date of January 24, 2024, with two six-month extension options, subject to certain conditions, including payment of a 0.075% extension fee at each extension. The term loan facility has a scheduled maturity date of January 24, 2025.
 
The revolving credit facility bears interest at LIBOR (the London Inter-Bank Offered Rate) plus a margin ranging from 1.30% to 1.85% and the term loan facility bears interest at LIBOR plus a margin ranging from 1.25% to 1.80%, in each case depending on the Company's total leverage. The Company is also obligated to pay an unused commitment fee of 15 or 25 basis points on the unused portions of the commitments under the revolving credit facility, depending on the amount of borrowings under the credit facility.

As of March 31, 2020 and December 31, 2019, the outstanding balance on the revolving credit facility was $150.0 million and $110.0 million, respectively, and the outstanding balance on the term loan facility was $205.0 million on each of those dates. As of March 31, 2020, no borrowing capacity was available under the credit facility. As of March 31, 2020, the effective interest rates on the revolving credit facility and the term loan facility were 2.49% and 2.44%, respectively. The Company may, at any time, voluntarily prepay any loan under the credit facility in whole or in part without premium or penalty.


15



The Operating Partnership is the borrower under the credit facility, and its obligations under the credit facility are guaranteed by the Company and certain of its subsidiaries that are not otherwise prohibited from providing such guaranty. The credit agreement contains customary representations and warranties and financial and other affirmative and negative covenants. The Company's ability to borrow under the credit facility is subject to ongoing compliance with a number of financial covenants, affirmative covenants, and other restrictions. The credit agreement includes customary events of default, in certain cases subject to customary cure periods. The occurrence of an event of default, if not cured within the applicable cure period, would permit the lenders to, among other things, declare the unpaid principal, accrued and unpaid interest, and all other amounts payable under the credit facility to be immediately due and payable.

The Company is currently in compliance with all covenants governing the credit facility.

Other 2020 Financing Activity
 
During the three months ended March 31, 2020, the Company borrowed $18.9 million under its existing construction loans to fund new development and construction.

9. Derivative Financial Instruments
 
The Company enters into interest rate derivative contracts to manage exposure to interest rate risks. The Company does not use derivative financial instruments for trading or speculative purposes. Derivative financial instruments are recognized at fair value and presented within other assets and other liabilities in the condensed consolidated balance sheets. Gains and losses resulting from changes in the fair value of derivatives that are neither designated nor qualify as hedging instruments are recognized within the change in fair value of interest rate derivatives in the condensed consolidated statements of comprehensive income. For derivatives that qualify as cash flow hedges, the gain or loss is reported as a component of other comprehensive income (loss) and reclassified into earnings in the periods during which the hedged forecasted transaction affects earnings.

As of March 31, 2020, the Company had the following LIBOR interest rate caps ($ in thousands):
Origination Date
 
Expiration Date
 
Notional Amount
 
 Strike Rate
 
Premium Paid
3/7/2018
 
4/1/2020
 
$
50,000


2.25
%
 
$
310

7/16/2018
 
8/1/2020
 
50,000


2.50
%
 
319

12/11/2018
 
1/1/2021
 
50,000


2.75
%
 
210

5/15/2019
 
6/1/2022
 
100,000


2.50
%
 
288

1/10/2020
 
2/1/2022
 
50,000

(a) 
1.75
%
 
87

1/28/2020
 
2/1/2022
 
50,000

(a) 
1.75
%
 
62

2/28/2020
 
3/1/2022
 
100,000

(a) 
1.50
%
 
111

Total
 
 
 
$
450,000

 
 
 
$
1,387


________________________________________
(a) Designated as a cash flow hedge.


16



As of March 31, 2020, the Company held the following floating-to-fixed interest rate swaps ($ in thousands):
Related Debt
 
Notional Amount
 
 
Index
 
Swap Fixed Rate
 
Debt effective rate
 
Effective Date
 
Expiration Date
Senior unsecured term loan
 
$
50,000

 
 
1-month LIBOR
 
2.78
%
 
4.23
%
 
5/1/2018
 
5/1/2023
John Hopkins Village
 
51,566

(a) 
 
1-month LIBOR
 
2.94
%
 
4.19
%
 
8/7/2018
 
8/7/2025
Senior unsecured term loan
 
10,500

(a) 
 
1-month LIBOR
 
3.02
%
 
4.47
%
 
10/12/2018
 
10/12/2023
249 Central Park Retail, South Retail, and Fountain Plaza Retail
 
34,228

(a) 
 
1-month LIBOR
 
2.25
%
 
3.85
%
 
4/1/2019
 
8/10/2023
Senior unsecured term loan
 
50,000

(a) 
 
1-month LIBOR
 
2.26
%
 
3.71
%
 
4/1/2019
 
10/26/2022
Thames Street Wharf

70,000

(a) 

1-month LIBOR

0.51
%

1.81
%

3/26/2020

6/26/2024
Senior unsecured term loan

25,000

(a) 

1-month LIBOR

0.50
%

1.95
%

4/1/2020

4/1/2024
Senior unsecured term loan

25,000

(a) 

1-month LIBOR

0.50
%

1.95
%

4/1/2020

4/1/2024
Senior unsecured term loan

25,000

(a) 

1-month LIBOR

0.55
%

2.00
%

4/1/2020

4/1/2024
Total
 
$
341,294

 
 
 
 
 
 
 
 
 
 
 
________________________________________
(a) Designated as a cash flow hedge.

For the interest rate swaps designated as cash flow hedges, realized losses are reclassified out of accumulated other comprehensive loss to interest expense in the Condensed Consolidated Statements of Comprehensive Income due to payments made to the swap counterparty. During the next 12 months, the Company anticipates reclassifying approximately $3.7 million of net hedging losses from accumulated other comprehensive loss into earnings to offset the variability of the hedged items during this period.

The Company’s derivatives were comprised of the following as of March 31, 2020 and December 31, 2019 (in thousands): 
 
 
March 31, 2020
 
December 31, 2019
 
 
(Unaudited)
 
 
 
 
 
 
 
 
Notional
Amount
 
Fair Value
 
Notional
Amount
 
Fair Value
 
 
 
 
Asset
 
Liability
 
 
 
Asset
 
Liability
Derivatives not designated as accounting hedges
 
 
 
 
 
 
 
 
 
 
 
 
Interest rate swaps
 
$
50,000

 
$

 
$
(3,755
)
 
$
100,000

 
$

 
$
(1,992
)
Interest rate caps
 
250,000

 
52

 

 
250,000

 
25

 

Total derivatives not designated as accounting hedges
 
300,000

 
52

 
(3,755
)
 
350,000

 
25

 
(1,992
)
Derivatives designated as accounting hedges
 
 
 
 
 
 
 
 
 
 
 
 
Interest rate swaps
 
291,294




(12,676
)

146,642




(5,728
)
Interest rate caps
 
200,000

 
91



 
 
 
 
 
 
Total derivatives
 
$
791,294

 
$
143

 
$
(16,431
)
 
$
496,642

 
$
25

 
$
(7,720
)


The changes in the fair value of the Company’s derivatives during the three months ended March 31, 2020 and 2019 were comprised of the following (in thousands): 
 
 
Three Months Ended March 31,
 
 
2020
 
2019
Interest rate swaps
 
$
(9,084
)
 
$
(1,652
)
Interest rate caps
 
(141
)
 
(814
)
Total change in fair value of interest rate derivatives
 
$
(9,225
)
 
$
(2,466
)
Comprehensive income statement presentation:
 
 
 
 
Change in fair value of interest rate derivatives
 
$
(1,736
)
 
$
(1,463
)
Unrealized cash flow hedge gains losses
 
(7,489
)
 
(1,003
)
Total change in fair value of interest rate derivatives
 
$
(9,225
)
 
$
(2,466
)


17




10. Equity
 
Stockholders’ Equity

On February 26, 2018, the Company commenced an at-the-market continuous equity offering program (the "Prior ATM Program"), which was amended on August 6, 2019, through which the Company could, from time to time, issue and sell shares of its common stock having an aggregate offering price of up to $180.7 million. During the three months ended March 31, 2020, the Company issued and sold 92,577 shares of common stock at a weighted average price of $18.23 per share under the Prior ATM Program, receiving net proceeds after offering costs and commissions of $1.7 million.

On March 10, 2020, the Company commenced a new at-the-market continuous equity offering program (the "ATM Program") through which the Company may, from time to time, issue and sell shares of its common stock and shares of its 6.75% Series A Cumulative Redeemable Perpetual Preferred Stock (the "Series A Preferred Stock") having an aggregate offering price of up to $300.0 million, to or through its sales agents and, with respect to shares of its common stock, may enter into separate forward sales agreements to or through the forward purchaser. Upon commencing the ATM Program, the Company simultaneously terminated the Prior ATM Program. During the three months ended March 31, 2020, the Company did not issue any shares under this ATM Program. Shares having an aggregate offering price of $300.0 million remained unsold under the ATM Program as of May 5, 2020.

In connection with the ATM Program, on March 6, 2020, the Company filed, with the State Department of Assessments and Taxation of the State of Maryland ("MSDAT"), Articles Supplementary (the "Articles Supplementary") to the Articles of Amendment and Restatement of the Company, designating 400,000 shares of the Company’s authorized preferred stock as shares of Series A Preferred Stock, resulting in a total of 2,930,000 shares classified as Series A Preferred Stock. The Articles Supplementary became effective upon filing with MSDAT.

Noncontrolling Interests
 
As of both March 31, 2020 and December 31, 2019, the Company held a 72.6% common interest in the Operating Partnership. As of March 31, 2020, the Company also held a preferred interest in the Operating Partnership in the form of preferred units with a liquidation preference of $63.3 million. The Company is the primary beneficiary of the Operating Partnership as it has the power to direct the activities of the Operating Partnership and the rights to absorb 72.6% of the net income of the Operating Partnership. As the primary beneficiary, the Company consolidates the financial position and results of operations of the Operating Partnership. Noncontrolling interests in the Operating Partnership represent units of limited partnership interest in the Operating Partnership not held by the Company. As of March 31, 2020, there were 21,272,962 Class A units of limited partnership interest in the Operating Partnership ("Class A Units") not held by the Company. The Company's financial position and results of operations are the same as those of the Operating Partnership.

Additionally, the Operating Partnership owns a majority interest in certain non-wholly-owned operating and development properties. The noncontrolling interest for investment entities of $4.4 million relates to the minority partners' interest in certain joint venture entities as of March 31, 2020, including 1405 Point and Hoffler Place. The noncontrolling interest for consolidated real estate entities was $4.5 million as of December 31, 2019.

Dividends and Distributions
 
On January 2, 2020, the Company paid cash dividends of $11.8 million to common stockholders, and the Operating Partnership paid cash distributions of $4.5 million to holders of Class A Units.

On January 15, 2020, the Company paid cash dividends of $1.1 million to the holders of the Series A Preferred Stock.

On February 20, 2020, the Board of Directors declared a cash dividend and distribution of $0.22 per share and unit payable on April 2, 2020 to stockholders and unitholders of record on March 25, 2020.

On February 20, 2020, the Board of Directors declared a cash dividend of $0.421875 per share on its 6.75% Series A Cumulative Redeemable Perpetual Preferred Stock payable on April 15, 2020 to stockholders of record on April 1, 2020.


18



11. Stock-Based Compensation
 
The Company’s Amended and Restated 2013 Equity Incentive Plan (the "Equity Plan") permits the grant of restricted stock awards, stock options, stock appreciation rights, performance units, and other equity-based awards up to an aggregate of 1,700,000 shares of common stock. As of March 31, 2020, there were 769,404 shares available for issuance under the Equity Plan.

During the three months ended March 31, 2020, the Company granted an aggregate of 142,247 shares of restricted stock to employees and non-employee directors with a weighted average grant date fair value of $17.26 per share. Employee restricted stock awards generally vest over a period of two years: one-third immediately on the grant date and the remaining two-thirds in equal amounts on the first two anniversaries following the grant date, subject to continued service to the Company. Non-employee director restricted stock awards vest either immediately upon grant or over a period of one year, subject to continued service to the Company. Unvested restricted stock awards are entitled to receive dividends from their grant date.
 
During the three months ended March 31, 2020, the Company issued performance-based awards in the form of restricted stock units to certain employees. The performance period for these awards is three years, with a required two-year service period immediately following the expiration of the performance period in order to fully vest. The compensation expense and the effect on the Company’s weighted average diluted shares calculation were immaterial. During the three months ended March 31, 2020, 10,600 shares were issued with a grant date fair value of $18.08 per share due to the partial vesting of performance units awarded to certain employees in 2017.

During the three months ended March 31, 2020 and 2019, the Company recognized $1.3 million and $1.1 million, respectively, of stock-based compensation cost. As of March 31, 2020, there were 153,955 nonvested restricted shares outstanding; the total unrecognized compensation expense related to nonvested restricted shares was $1.9 million, which the Company expects to recognize over the next 24 months.

12. Fair Value of Financial Instruments
 
Fair value measurements are based on assumptions that market participants would use in pricing an asset or a liability. The hierarchy for inputs used in measuring fair value is as follows: 
Level 1 — quoted prices in active markets for identical assets or liabilities 
Level 2 — observable inputs other than quoted prices in active markets for identical assets and liabilities 
Level 3 — unobservable inputs 
Except as disclosed below, the carrying amounts of the Company’s financial instruments approximate their fair values. Financial assets and liabilities whose fair values are measured on a recurring basis using Level 2 inputs consist of interest rate swaps and caps. The Company measures the fair values of these assets and liabilities based on prices provided by independent market participants that are based on observable inputs using market-based valuation techniques.

Financial assets and liabilities whose fair values are not measured at fair value but for which the fair value is disclosed include the Company's notes receivable and indebtedness. The fair value is estimated by discounting the future cash flows of each instrument at estimated market rates consistent with the maturity, credit characteristics, and other terms of the arrangements, which are Level 3 inputs under the fair value hierarchy.
 
In certain cases, the inputs used to estimate the fair value may fall into different levels of the fair value hierarchy. For disclosure purposes, the level within which the fair value measurement is categorized is based on the lowest level input that is significant to the fair value measurement.

Considerable judgment is used to estimate the fair value of financial instruments. The estimates of fair value presented herein are not necessarily indicative of the amounts that could be realized upon disposition of the financial instruments.


19



The carrying amounts and fair values of the Company’s financial instruments as of March 31, 2020 and December 31, 2019 were as follows (in thousands): 
 
 
March 31, 2020
 
December 31, 2019
 
 
Carrying
Value
 
Fair
Value
 
Carrying
Value
 
Fair
Value
Indebtedness
 
$
1,006,617

 
$
1,009,377

 
$
950,537

 
$
958,421

Notes receivable
 
178,652

 
173,422

 
159,371

 
159,371

Interest rate swap liabilities
 
16,431

 
16,431

 
7,720

 
7,720

Interest rate swap and cap assets
 
143

 
143

 
25

 
25


 
13. Related Party Transactions
 
The Company provides general contracting and real estate services to certain related party entities that are included in these condensed consolidated financial statements. Revenue from construction contracts with these entities for the three months ended March 31, 2020 was $8.5 million, and gross profit from such contracts was $0.3 million. There was no such revenue or gross profit for the three months ended March 31, 2019. As of March 31, 2020 and December 31, 2019, there was $4.2 million and $1.9 million, respectively, outstanding from related parties of the Company included in net construction receivables. Real estate services fees from affiliated entities of the Company were not material for any of the three months ended March 31, 2020 and 2019. In addition, affiliated entities also reimburse the Company for monthly maintenance and facilities management services provided to the properties. Cost reimbursements earned by the Company from affiliated entities were not material for any of the three months ended March 31, 2020, and 2019.

The general contracting services described above include contracts with an aggregate price of $79.5 million with the developer of a mixed-use project, including an apartment building, retail space, and a parking garage to be located in Virginia Beach, Virginia. The developer is owned in part by certain executives of the Company, not including the Chief Executive Officer and Chief Financial Officer. These contracts were executed in 2019 and are projected to result in aggregate gross profit of $3.0 million to the Company, representing a gross profit margin of 4.0%. As part of these contracts and per the requirements of the lender for this project, the Company issued a letter of credit for $9.5 million to secure certain performances of the Company's subsidiary construction company under the contracts, which remains outstanding as of March 31, 2020.

The Operating Partnership entered into tax protection agreements that indemnify certain directors and executive officers of the Company from their tax liabilities resulting from the potential future sale of certain of the Company’s properties within seven (or, in a limited number of cases, ten) years of the completion of the Company’s initial public offering and formation transactions completed on May 13, 2013.

14. Commitments and Contingencies
 
Legal Proceedings
 
The Company is from time to time involved in various disputes, lawsuits, warranty claims, environmental and other matters arising in the ordinary course of business. Management makes assumptions and estimates concerning the likelihood and amount of any potential loss relating to these matters.
 
The Company currently is a party to various legal proceedings, none of which management expects will have a material adverse effect on the Company’s financial position, results of operations, or liquidity. Management accrues a liability for litigation if an unfavorable outcome is determined to be probable and the amount of loss can be reasonably estimated. If an unfavorable outcome is determined to be probable and a range of loss can be reasonably estimated, management accrues the best estimate within the range; however, if no amount within the range is a better estimate than any other, the minimum amount within the range is accrued. Legal fees related to litigation are expensed as incurred. Management does not believe that the ultimate outcome of these matters, either individually or in the aggregate, could have a material adverse effect on the Company’s financial position or results of operations; however, litigation is subject to inherent uncertainties.
 
Under the Company’s leases, tenants are typically obligated to indemnify the Company from and against all liabilities, costs, and expenses imposed upon or asserted against it as owner of the properties due to certain matters relating to the operation of the properties by the tenant.


20



Guarantees

In connection with the Company's mezzanine lending activities, the Company has made guarantees to pay portions of certain senior loans of third parties associated with the development projects. The following table summarizes the guarantees made by the Company as of March 31, 2020 (in thousands):
Development project
 
Payment guarantee amount
The Residences at Annapolis Junction
 
$
8,300

Delray Plaza
 
5,180

Nexton Square
 
12,600

Interlock Commercial (1)
 
30,654

Total
 
$
56,734

________________________________________
(1) In May 2020, the borrower for the Interlock Commercial loan modified the senior construction loan on the project. As part of this modification, the Company agreed to increase its payment guaranty for this senior loan to $34.3 million.

Commitments
 
The Company has a bonding line of credit for its general contracting construction business and is contingently liable under performance and payment bonds, bonds for cancellation of mechanics liens and defect bonds. Such bonds collectively totaled $4.0 million and $4.3 million as of March 31, 2020 and December 31, 2019, respectively. In addition, as of March 31, 2020, the Company has outstanding a letter of credit for $9.5 million to secure certain performances of the Company's subsidiary construction company under a related party project.
 
The Company has entered into standby letters of credit using the available capacity under the credit facility. The letters of credit relate to the guarantee of future performance on certain of the Company’s construction contracts. Letters of credit generally are available for draw down in the event the Company does not perform.

15. Subsequent Events
 
The Company has evaluated subsequent events through the date on which this Form 10-Q was filed, the date on which these financial statements were issued, and identified the items below for discussion.

COVID-19

The Company is closely monitoring the impact of the COVID-19 pandemic on all aspects of its business, including the impact on its tenants, rental revenue, business partners, and construction timelines. The Company has proactively deferred the previously announced Chronicle Mill, Southern Post, and Ten Tryon development projects in order to provide additional balance sheet flexibility until economic conditions stabilize, each of which had previously been scheduled to commence during the second quarter of 2020. The extent of the pandemic’s effect on the Company’s operational and financial performance will depend on future developments, including the duration, spread and intensity of the pandemic and the duration of government measures to mitigate the pandemic, all of which are uncertain and difficult to predict. As a result of the pandemic, the Company could experience material impacts on its business, results of operations and cash flows in the remainder of 2020.

The Coronavirus Aid, Relief and Economic Security Act, or the CARES Act, was enacted on March 27, 2020 in the United States. The Company continues to assess the potential impacts of this legislation, including the eligibility of the Company and its tenants for funding under programs designed to provide financial assistance to U.S. businesses. The Company has availed itself of the option to defer payment of the employer share of Social Security payroll taxes that would otherwise have been owed from the date of enactment of the CARES Act through December 31, 2020.

Leases

Due to the business disruptions and challenges severely affecting the global economy caused by the COVID-19 pandemic, the Company is working with tenants to provide rent deferrals, where warranted. See Note 2—Summary of Significant Accounting Policies for a discussion of additional guidance issued by the FASB regarding accounting for lease concessions.


21



Real Estate dispositions

On April 8, 2020, the Company’s agreement to sell a portfolio of seven retail properties for $106.5 million, as described in Note 5, was terminated.

Notes Receivable

Effective April 1, 2020, the Company placed the mezzanine loans for Delray Plaza and The Residences at Annapolis Junction on non-accrual status. These loans have accrued interest up to the point that the outstanding debt is approximately equal to the net realizable value of the underlying development projects.

In May 2020, the Company modified the Interlock Commercial loan to allow for an additional $7.0 million of loan funding for purposes of building townhome units as an additional phase of this development project. The borrower also modified the senior construction loan on the project. As part of this modification, the Company agreed to increase its payment guaranty for this senior loan to $34.3 million.

Indebtedness

In April 2020, the Company borrowed $4.9 million on its construction loans to fund development activities.

In April 2020, the Company proactively obtained a waiver from the lender for the Premier Retail/Apartments property wherein the Company will not have to meet the minimum debt service coverage requirement for the period ending June 30, 2020. The Company also proactively obtained a waiver from the lender for the 249 Central Park, Fountain Plaza Retail, and South Retail properties wherein the Company will not have to meet the minimum debt service coverage requirement for the periods ending June 30, 2020 and December 31, 2020.

Equity

On April 2, 2020, the Company paid cash dividends of $12.4 million to common stockholders, and the Operating Partnership paid cash distributions of $4.7 million to holders of Class A Units other than the Company.

On April 15, 2020, the Company paid cash dividends of $1.1 million to holders of shares of Series A Preferred Stock.

On April 30, 2020, the Company announced that its Board of Directors declared a cash dividend of $0.421875 per
share of Series A Preferred Stock for the second quarter of 2020. The dividend will be payable in cash on July 15, 2020
to stockholders of record on July 1, 2020.

On April 30, 2020, the Company announced that its Board of Directors suspended quarterly cash dividends on common stock and cash distributions on Class A Units.


22



Item 2.    Management’s Discussion and Analysis of Financial Condition and Results of Operations
 
References to "we," "our," "us," and "our company" refer to Armada Hoffler Properties, Inc., a Maryland corporation, together with our consolidated subsidiaries, including Armada Hoffler, L.P., a Virginia limited partnership (the "Operating Partnership"), of which we are the sole general partner. The following discussion should be read in conjunction with the financial statements and notes thereto appearing elsewhere in this report.
 
Forward-Looking Statements
 
This report contains forward-looking statements within the meaning of the federal securities laws. We caution investors that any forward-looking statements presented in this report, or which management may make orally or in writing from time to time, are based on beliefs and assumptions made by, and information currently available to, management. When used, the words "anticipate," "believe," "expect," "intend," "may," "might," "plan," "estimate," "project," "should," "will," "result," and similar expressions, which do not relate solely to historical matters, are intended to identify forward-looking statements. Such statements are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated or projected. We caution you that while forward-looking statements reflect our good faith beliefs when we make them, they are not guarantees of future performance and are impacted by actual events when they occur after we make such statements. We expressly disclaim any responsibility to update forward-looking statements, whether as a result of new information, future events or otherwise, except as required by law. Accordingly, investors should use caution in relying on past forward-looking statements, which are based on results and trends at the time they are made, to anticipate future results or trends.
 
Forward-looking statements involve numerous risks and uncertainties and you should not rely on them as predictions of future events. Forward-looking statements depend on assumptions, data or methods which may be incorrect or imprecise, and we may not be able to realize them. We do not guarantee that the transactions and events described will happen as described (or that they will happen at all). The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements:
 
the impacts of the novel coronavirus ("COVID-19") pandemic and measures intended to prevent or mitigate its spread, and our ability to accurately assess and predict such impacts on our results of operations, financial condition, acquisition and disposition activities, and growth opportunities;
our ability to commence or continue construction and development projects on the timeframes and terms currently anticipated;
our ability to access funding under government programs designed to provide financial relief for U.S. businesses in light of the COVID-19 pandemic;
adverse economic or real estate developments, either nationally or in the markets in which our properties are located, including as a result of the COVID-19 pandemic;
our failure to generate sufficient cash flows to service our outstanding indebtedness; 
defaults on, early terminations of, or non-renewal of leases by tenants, including significant tenants; 
bankruptcy or insolvency of a significant tenant or a substantial number of smaller tenants; 
the inability of one or more mezzanine loan borrowers to repay mezzanine loans in accordance with their contractual terms;
difficulties in identifying or completing development, acquisition, or disposition opportunities; 
our failure to successfully operate developed and acquired properties; 
our failure to generate income in our general contracting and real estate services segment in amounts that we anticipate; 
fluctuations in interest rates and increased operating costs;
our failure to obtain necessary outside financing on favorable terms or at all; 
our inability to extend the maturity of or refinance existing debt or comply with the financial covenants in the agreements that govern our existing debt; 

23



financial market fluctuations; 
risks that affect the general retail environment or the market for office properties or multifamily units; 
the competitive environment in which we operate; 
decreased rental rates or increased vacancy rates; 
conflicts of interests with our officers and directors; 
lack or insufficient amounts of insurance; 
environmental uncertainties and risks related to adverse weather conditions and natural disasters; 
other factors affecting the real estate industry generally; 
our failure to maintain our qualification as a real estate investment trust ("REIT") for U.S. federal income tax purposes; 
limitations imposed on our business and our ability to satisfy complex rules in order for us to maintain our qualification as a REIT for U.S. federal income tax purposes;
changes in governmental regulations or interpretations thereof, such as real estate and zoning laws and increases in real property tax rates and taxation of REITs; and
potential negative impacts from the recent changes to the U.S. tax laws.

While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. We disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events, or other changes after the date of this Quarterly Report on Form 10-Q, except as required by applicable law. We caution investors not to place undue reliance on these forward-looking statements and urge investors to carefully review the disclosures we make concerning risks and uncertainties in the sections entitled "Risk Factors" and "Management’s Discussion and Analysis of Financial Condition and Results of Operations" in our most recent Annual Report on Form 10-K, as well as risks, uncertainties and other factors discussed in this Quarterly Report on Form 10-Q and identified in other documents that we file from time to time with the Securities and Exchange Commission (the "SEC").
 
Business Description
 
We are a full-service real estate company with extensive experience developing, building, owning and managing high-quality, institutional-grade office, retail and multifamily properties in attractive markets primarily throughout the Mid-Atlantic and Southeastern United States. As of March 31, 2020, our operating property portfolio consisted of the following properties:
Property
 
Segment
 
Location
 
Ownership Interest
4525 Main Street
 
Office
 
Virginia Beach, Virginia*
 
100
%
Armada Hoffler Tower
 
Office
 
Virginia Beach, Virginia*
 
100
%
Brooks Crossing Office
 
Office
 
Newport News, Virginia
 
100
%
One City Center
 
Office
 
Durham, North Carolina
 
100
%
One Columbus
 
Office
 
Virginia Beach, Virginia*
 
100
%
Thames Street Wharf
 
Office
 
Baltimore, Maryland
 
100
%
Two Columbus
 
Office
 
Virginia Beach, Virginia*
 
100
%
249 Central Park Retail
 
Retail
 
Virginia Beach, Virginia*
 
100
%
Alexander Pointe
 
Retail
 
Salisbury, North Carolina
 
100
%
Apex Entertainment
 
Retail
 
Virginia Beach, Virginia*
 
100
%
Bermuda Crossroads
 
Retail
 
Chester, Virginia
 
100
%
Broad Creek Shopping Center
 
Retail
 
Norfolk, Virginia
 
100
%
Broadmoor Plaza
 
Retail
 
South Bend, Indiana
 
100
%
Brooks Crossing Retail (1)
 
Retail
 
Newport News, Virginia
 
65
%
Columbus Village
 
Retail
 
Virginia Beach, Virginia*
 
100
%
Columbus Village II
 
Retail
 
Virginia Beach, Virginia*
 
100
%

24



Property
 
Segment
 
Location
 
Ownership Interest
Commerce Street Retail
 
Retail
 
Virginia Beach, Virginia*
 
100
%
Courthouse 7-Eleven
 
Retail
 
Virginia Beach, Virginia
 
100
%
Dimmock Square
 
Retail
 
Colonial Heights, Virginia
 
100
%
Fountain Plaza Retail
 
Retail
 
Virginia Beach, Virginia*
 
100
%
Gainsborough Square
 
Retail
 
Chesapeake, Virginia
 
100
%
Greentree Shopping Center
 
Retail
 
Chesapeake, Virginia
 
100
%
Hanbury Village
 
Retail
 
Chesapeake, Virginia
 
100
%
Harper Hill Commons
 
Retail
 
Winston-Salem, North Carolina
 
100
%
Harrisonburg Regal
 
Retail
 
Harrisonburg, Virginia
 
100
%
Indian Lakes Crossing
 
Retail
 
Virginia Beach, Virginia
 
100
%
Lexington Square
 
Retail
 
Lexington, South Carolina
 
100
%
Market at Mill Creek (1)
 
Retail
 
Mount Pleasant, South Carolina
 
70
%
Marketplace at Hilltop
 
Retail
 
Virginia Beach, Virginia
 
100
%
North Hampton Market
 
Retail
 
Taylors, South Carolina
 
100
%
North Point Center
 
Retail
 
Durham, North Carolina
 
100
%
Oakland Marketplace
 
Retail
 
Oakland, Tennessee
 
100
%
Parkway Centre
 
Retail
 
Moultrie, Georgia
 
100
%
Parkway Marketplace
 
Retail
 
Virginia Beach, Virginia
 
100
%
Patterson Place
 
Retail
 
Durham, North Carolina
 
100
%
Perry Hall Marketplace
 
Retail
 
Perry Hall, Maryland
 
100
%
Providence Plaza
 
Retail
 
Charlotte, North Carolina
 
100
%
Red Mill Commons
 
Retail
 
Virginia Beach, Virginia
 
100
%
Renaissance Square
 
Retail
 
Davidson, North Carolina
 
100
%
Sandbridge Commons
 
Retail
 
Virginia Beach, Virginia
 
100
%
Socastee Commons
 
Retail
 
Myrtle Beach, South Carolina
 
100
%
South Retail
 
Retail
 
Virginia Beach, Virginia*
 
100
%
South Square
 
Retail
 
Durham, North Carolina
 
100
%
Southgate Square
 
Retail
 
Colonial Heights, Virginia
 
100
%
Southshore Shops
 
Retail
 
Chesterfield, Virginia
 
100
%
Stone House Square
 
Retail
 
Hagerstown, Maryland
 
100
%
Studio 56 Retail
 
Retail
 
Virginia Beach, Virginia*
 
100
%
Tyre Neck Harris Teeter
 
Retail
 
Portsmouth, Virginia
 
100
%
Wendover Village
 
Retail
 
Greensboro, North Carolina
 
100
%
1405 Point
 
Multifamily
 
Baltimore, Maryland
 
79
%
Encore Apartments
 
Multifamily
 
Virginia Beach, Virginia*
 
100
%
Greenside Apartments
 
Multifamily
 
Charlotte, North Carolina
 
100
%
Hoffler Place
 
Multifamily
 
Charleston, South Carolina
 
93
%
Johns Hopkins Village
 
Multifamily
 
Baltimore, Maryland
 
100
%
Liberty Apartments
 
Multifamily
 
Newport News, Virginia
 
100
%
Premier Apartments
 
Multifamily
 
Virginia Beach, Virginia*
 
100
%
Smith’s Landing
 
Multifamily
 
Blacksburg, Virginia
 
100
%
The Cosmopolitan
 
Multifamily
 
Virginia Beach, Virginia*
 
100
%
________________________________________
*Located in the Town Center of Virginia Beach
(1) We are entitled to a preferred return on our investment in this property.



25



As of March 31, 2020, the following properties that we consolidate for financial reporting purposes were either under development or not yet stabilized: 
Property
    
Segment
    
Location
 
Ownership Interest
Wills Wharf
 
Office
 
Baltimore, Maryland
 
100
%
Premier Retail
 
Retail
 
Virginia Beach, Virginia*
 
100
%
Summit Place
 
Multifamily
 
Charleston, South Carolina
 
90
%
________________________________________
*Located in the Town Center of Virginia Beach

Acquisitions

On January 10, 2020, we purchased land in Charlotte, North Carolina for a purchase price of $6.3 million for the development of a mixed-use property.

On March 20, 2020, we purchased land in Belmont, North Carolina for a purchase price of $2.3 million for the development of a mixed-use property.

Impact of COVID-19 on our Business

Overview

In light of the changing nature of the COVID-19 pandemic and uncertainty regarding the duration, severity, and possible resurgence of the pandemic in future periods, the impact that the COVID-19 pandemic will have on our business is currently unknown and unquantifiable. While the full extent of the COVID-19 pandemic’s impact on the U.S. economy and the U.S. real estate industry remains to be seen, the pandemic has already presented significant challenges for us and many of our tenants. In the near-term, we and many of our tenants are focusing on implementing contingency plans to manage business disruptions caused by the pandemic and related actions intended to mitigate its spread. In the long-term, REITs and other real estate companies might need to re-assess and consider modifying their operating models, underwriting criteria, and liquidity position to mitigate the impacts of future economic downturns, including as a result of the potential resurgence of the COVID-19 pandemic in future months, the timing, severity, and duration of which cannot be predicted.

We anticipate the global health crisis caused by COVID-19 and the related actions intended to mitigate its spread will continue to adversely affect business activity, particularly relating to our retail tenants, across the markets in which we operate. We have observed the impact of COVID-19 manifest in the form of business closures or significantly limited operations in our retail portfolio, with the exception of tenants operating in certain "essential" businesses, which has resulted, and may in the future result in, a decline in on-time rental payments, increased requests from tenants for temporary rental relief and potentially permanent closure of certain businesses. We expect these conditions to continue in varying duration and severity until such time when the COVID-19 pandemic is effectively contained. When COVID-19 is contained, depending on the rate and effectiveness of the containment efforts deployed by various national, state, and local governments, we anticipate a rebound in economic activity, although we are unable to predict the nature, timing, and sustainability of an economic recovery.

In an effort to protect the health and safety of our employees, we took proactive, aggressive actions to adopt social distancing policies at our offices, properties, and construction jobsites, including: transitioning our office employees to a remote work environment, which was greatly assisted by recent enhancements to our IT systems; limiting the number of employees attending in-person meetings; implementing a company-wide ban on most travel; and ensuring all construction jobsites continue to comply with state and local social distancing and other health and safety protocols implemented by the Company.

To further strengthen our financial flexibility and efficiently manage through the uncertainty caused by COVID-19, our Board of Directors suspended the payment of quarterly cash dividends on shares of our common stock and Class A common units. In addition, Lou Haddad, our President and Chief Executive Officer, voluntarily elected to reduce his base compensation by 25%, and each of our directors, including Dan Hoffler and Russ Kirk, voluntarily elected to reduce their cash retainers and annual equity awards by 25%, in each case effective as of May 1, 2020.

From an operational perspective, we have remained in regular communication with our tenants, property managers, and vendors, and, where appropriate, have provided guidance relating to the availability of government relief programs that could support our tenants’ businesses. In response to the market and industry trends, we also have pursued, and expect to

26



continue to pursue, cost-saving initiatives to align our overall cost structure, including proactively deferring previously announced development activity at several of our projects, postponing all acquisition activity for the foreseeable future, slowing down redevelopment activity at The Cosmopolitan, and suspending non-essential capital expenditures. Although we believe these measures and other measures we may implement in the future will help mitigate the financial impacts of the pandemic on our business, there can be no assurances that we will accurately forecast the impact of adverse economic conditions on our business or that we will effectively align our cost structure, capital investments, and other expenditures with our revenue and spending levels in the future.

To evaluate market trends affecting public REITs across asset classes and to assess our response to COVID-19 relative to our peers, we have been monitoring information that has been released by public REITs, summary data released by the National Association of Real Estate Investment Trusts ("Nareit") and other publicly available sources, and information obtained during our regular discussions with tenants. While we view information gathered from publicly available sources as helpful in assessing broader trends affecting the commercial real estate industry, we can provide no assurances that the estimates and assumptions used in preparing this third-party information are applicable to our business or ultimately will prove to be accurate. In addition, our asset management team, together with the rest of senior management, has dedicated significant resources to monitoring detailed portfolio performance on a real-time basis, including rent collections, requests for rent relief and uncollected payments, as well as negotiating rent deferments and other relief with certain of our tenants.

We will continue to actively monitor the implications of the COVID-19 pandemic on our and our tenants’ businesses and may take further actions to alter our business practices if we determine that such changes are in the best interests of our employees, tenants, residents, stockholders, and third-party construction customers, or as required by federal, state, or local authorities. It is not clear what the potential effects of such alterations or modifications, if any, may have on our business, including the effects on our tenants and residents and the corresponding impact on our results of operations and financial condition for the remainder of fiscal 2020 and thereafter.

The Coronavirus Aid, Relief and Economic Security Act, or the CARES Act, was enacted on March 27, 2020 in the United States. We continue to assess the potential impacts of this legislation, including our eligibility and our tenants for funding under programs designed to provide financial assistance to U.S. businesses. We have availed ourselves of the option to defer payment of the employer share of Social Security payroll taxes that would otherwise have been owed from the date of enactment of the CARES Act through December 31, 2020.

We believe the diversification of our business across multiple asset classes (i.e., office, retail and multifamily), together with our third-party construction business, will help to mitigate the impact of the pandemic on our business to a greater extent than if our business were concentrated in a single asset class. However, as discussed in greater detail below, we expect the impact of the pandemic to continue to have a particularly adverse effect on many of our retail tenants, which will continue to adversely affect our results of operations even if the performance of our office and multifamily assets and our construction business remain close to historical levels. Furthermore, if the impacts of the pandemic continue for an extended period of time, we expect that certain office tenants and multifamily residents will experience greater financial distress, which could result in late payments, requests for rental relief, business closures, decreases in occupancy, reductions in rent, or increases in rent concessions or other accommodations, as applicable.


27



Operating Property Portfolio

As of April 24, 2020, we had collected approximately 78% of expected rents under in-place leases for the month of April 2020. The chart below sets forth certain information regarding summary of overall April rent collections ($ in thousands):

overallrentcollectionchart.jpg
________________________________________
(1)
WeWork at One City Center excluded. A portion of March rent was refunded and April rent was not charged due to a loss of elevator service resulting from a fire in an apartment over the office space. In May 2020, we received business interruption insurance proceeds of $456,000 to cover rent for the period from March 15, 2020 to May 31, 2020.
(2)
Immaterial $30,000 of uncollectable multifamily rent excluded.

Office Portfolio

The chart below sets forth certain information regarding the April rent collections of our office portfolio as of April 24, 2020. Data reported below relates to April rent charges and collections for office tenants through April 24, 2020, and does not correspond to the reporting segment classification of the properties as a whole ($ in thousands):
officecollectionschart.jpg

________________________________________
(1)
WeWork at One City Center excluded. A portion of March rent was refunded and April rent was not charged due to a loss of elevator service resulting from a fire in an apartment over the office space. In May 2020, we received business interruption insurance proceeds of $456,000 to cover rent for the period from March 15, 2020 to May 31, 2020.


28



Retail Portfolio

In an effort to contain COVID-19 or slow its spread, state and local governments have enacted various measures, including orders to close all businesses not deemed essential, isolate residents to their homes or places of residence, and practice social distancing when engaging in essential activities. These government-imposed measures, coupled with customers reducing their purchasing activity in light of health concerns or personal financial distress, have resulted in significant disruptions to retail businesses around the country, including in the markets in which we own retail assets.

The chart below sets forth certain information regarding the April rent collections of our retail portfolio as of April 24, 2020. Data reported relates to April rent charges and collections for retail tenants through April 24, 2020, and does not correspond to the reporting segment classification of the properties as a whole ($ in thousands):
retailcollectionschart.jpg
________________________________________
(1)
As a percentage of April rent and recovery charges


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The chart below sets forth certain information regarding the April rent composition of our retail portfolio as of April 24, 2020. Data reported relates to April rent charges and collections for retail tenants through April 24, 2020 and does not correspond to the reporting segment classification of the properties as a whole.

retailcollections2chart.jpg
________________________________________
(1)
As a percentage of April rent and recovery charges

Multifamily Portfolio

The chart below sets forth certain information regarding the April rent collection of our multifamily portfolio as of April 24, 2020. Data reported relates to April rent charges and collections for multifamily tenants through April 24, 2020, and does not correspond to the reporting segment classification of the properties as a whole ($ in thousands):
multifamilycollectionschart.jpg


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Due to recent actions taken by state governments and limited working capacity for government courts and agencies, certain properties in our multifamily portfolio are subject to increased restrictions that limit our ability evict tenants or charge late fees. Details are as follows:

1405 Point: State restriction prohibits evictions of tenants effected by COVID-19. Evictions cannot be processed until the state of emergency is terminated and the catastrophic health emergency is rescinded.
Encore Apartments: State restriction applies due to limited working capacity of the courts. Eviction paperwork can be filed electronically but will not be processed until May 17, 2020 at the earliest.
Greenside Apartments: State restriction applies due to limited working capacity of the courts. Eviction paperwork can be filed electronically but will not be processed until June 1, 2020 at the earliest.
Hoffler Place: State restriction applies due to limited working capacity of the courts. Eviction paperwork can be filed electronically but will not be processed until May 15, 2020 at the earliest.
Johns Hopkins Village: State restriction prohibits evictions of tenants effected by COVID-19. Evictions cannot be processed until the state of emergency is terminated and the catastrophic health emergency is rescinded.
Liberty Apartments: CARES Act restrictions apply. We are unable to issue a notice to vacate or institute an eviction action based on non-payment of rent or to charge fees or penalties related to such nonpayment of rent during the 120-day moratorium ending on July 25, 2020. Following that date, the landlord cannot require a tenant to vacate until at least 30 days after the landlord has issued the tenant a notice to vacate.
Premier Apartments: State restriction applies due to limited working capacity of courts. Eviction paperwork can be filed electronically but will not be processed until May 17, 2020 at the earliest.
Smith's Landing: CARES Act restrictions apply. We are unable to issue a notice to vacate or institute an eviction action based on non-payment of rent or to charge fees or penalties related to such nonpayment of rent during the 120- day moratorium ending on July 25, 2020. Following that date, the landlord cannot require a tenant to vacate until at least 30 days after the landlord has issued the tenant a notice to vacate.
The Cosmopolitan: CARES Act restrictions apply. We are unable to issue a notice to vacate or institute an eviction action based on non-payment of rent or to charge fees or penalties related to such nonpayment of rent during the 120- day moratorium ending on July 25, 2020. Following that date, the landlord cannot require a tenant to vacate until at least 30 days after the landlord has issued the tenant a notice to vacate.

Construction and Development Business

As of the date of this quarterly report on Form 10-Q, all of our construction jobsites remain open and operational, and we intend to continue third-party construction work unless government-imposed restrictions are implemented that prohibit or significantly restrict the continuation of construction work. As of March 31, 2020, we had a third-party construction backlog of approximately $235.6 million.

With respect to our development pipeline, we proactively deferred the Chronicle Mill, Southern Post, and Ten Tryon development projects in order to provide additional balance sheet flexibility until economic conditions stabilize, each of which had previously been scheduled to commence during the second quarter of 2020. The Summit Place and Wills Wharf developments remain on schedule for delivery in 2020 as previously disclosed with sufficient construction loan commitments to fund the remaining estimated costs to complete; however, the disruption in global supply chains and our desire to prioritize the health and safety of our workforce may cause delays.

Mezzanine Lending Program

We continue to monitor the development projects securing our five mezzanine loans:

Delray Plaza: We had previously planned to purchase this project from the developer but have opted instead to allow the developer to market and sell the project to a third party, resulting in an extended hold period for this loan. Effective April 1, 2020, we have stopped recognizing interest on this loan for accounting purposes since collection of additional interest accruals is less certain. Interest will continue to accrue on this loan and will be due and payable by the developer upon a capital event.

The Residences at Annapolis Junction: The developer of this project continues to lease up the project and market it to potential buyers. These activities have taken longer than originally anticipated and include the recent appointment of a new property management company. Effective April 1, 2020, we have stopped recognizing interest on this loan for accounting purposes since collection of additional interest accruals is less certain. Interest will continue to accrue on this loan and will be due and payable by the developer upon a capital event. The developer plans to sell the project once it is stabilized.


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Nexton Square: We plan to exercise our option to purchase Nexton Square once the project is stabilized. Development activities are nearing completion, and this purchase option still appears to be economically advantageous to us.

Solis Apartments at Interlock: This project is estimated to be completed during the second quarter of 2021. Current estimates of future operating results and projected sales proceeds from this project continue to support the full collection of our principal and interest upon sale of the project.

Interlock Commercial: This project is estimated to be completed during the second quarter of 2021. In May 2020, we modified the mezzanine loan to allow for an additional $7.0 million of loan funding for purposes of building townhome units as an additional phase of this development project. Current estimates of future operating results and projected sales proceeds from this project continue to support the full collection of our principal and interest upon sale of the project.

With the exception of the additional commitment for the Interlock Commercial project, there are no remaining funding commitments for the outstanding mezzanine loans. We continue to monitor leasing activity at these projects, as applicable, and will monitor the impact of COVID-19 on leasing activity and development activity at each of these projects.

First Quarter 2020 and Recent Highlights
 
The following highlights our results of operations and significant transactions for the three months ended March 31, 2020 and other recent developments:
 
Net income attributable to common stockholders and OP Unit holders of $8.2 million, or $0.11 per diluted share, compared to $6.5 million, or $0.10 per diluted share, for the three months ended March 31, 2019

Funds from operations attributable to common stockholders and OP Unit holders ("FFO") of $22.3 million, or $0.29 per diluted share, compared to $16.6 million, or $0.25 per diluted share, for the three months ended March 31, 2019. See "Non-GAAP Financial Measures." 

Normalized funds from operations available to common stockholders and OP Unit holders ("Normalized FFO") of $24.7 million, or $0.32 per diluted share, compared to $18.5 million, or $0.27 per diluted share, for the three months ended March 31, 2019. See "Non-GAAP Financial Measures."

Core operating property portfolio occupancy at 95.6% as of March 31, 2020 compared to 96.5% as of December 31, 2019.

Third-party construction backlog as of March 31, 2020 was $235.6 million.

Reaffirmed our commitment to best-in-class corporate governance practices by waiving the option to classify our Board without stockholder approval under Maryland law, commonly referred to as MUTA.

Established a Sustainability Committee to support the Company's ongoing commitment to environmental, workplace health and safety, corporate social responsibility, corporate governance, and other sustainability matters. The Sustainability Committee's 2019 Report can be accessed through the Company's website, ArmadaHoffler.com/Sustainability.

Adopted several new corporate governance policies related to: environmental matters, human rights, vendor code of business conduct, clawback of incentive compensation, and anti-hedging.

Segment Results of Operations

As of March 31, 2020, we operated our business in four segments: (i) office real estate, (ii) retail real estate, (iii) multifamily residential real estate, and (iv) general contracting and real estate services, which are conducted through our taxable REIT subsidiaries ("TRS"). Net operating income (segment revenues minus segment expenses) ("NOI") is the measure used by management to assess segment performance and allocate our resources among our segments. NOI is not a measure of operating income or cash flows from operating activities as measured by accounting principles generally accepted in the United States ("GAAP") and is not indicative of cash available to fund cash needs. As a result, NOI should not be considered an alternative to cash flows as a measure of liquidity. Not all companies calculate NOI in the same manner. We consider NOI to be an appropriate supplemental measure to net income because it assists both investors and management in understanding the core

32



operations of our real estate and construction businesses. See Note 3 to our condensed consolidated financial statements in Item 1 of this Quarterly Report on Form 10-Q for a reconciliation of NOI to net income.
 
We define same store properties as those properties that we owned and operated and that were stabilized for the entirety of both periods presented. We generally consider a property to be stabilized upon the earlier of: (i) the quarter after the property reaches 80% occupancy or (ii) the thirteenth quarter after the property receives its certificate of occupancy. Additionally, any property that is fully or partially taken out of service for the purpose of redevelopment is no longer considered stabilized until the redevelopment activities are complete, the asset is placed back into service, and the occupancy criterion above is again met. A property may also be fully or partially taken out of service as a result of a partial disposition, depending on the significance of the portion of the property disposed. Finally, any property classified as held for sale is taken out of service for the purpose of computing same store operating results.

Office Segment Data 

Office rental revenues, property expenses, and NOI for the three months ended March 31, 2020 and 2019 were as follows (in thousands): 
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Rental revenues
 
$
10,192

 
$
5,556

 
$
4,636

Property expenses
 
3,692

 
2,012

 
1,680

Segment NOI
 
$
6,500

 
$
3,544

 
$
2,956

 
Office segment NOI for the three months ended March 31, 2020 increased 83.4%, compared to the three months ended March 31, 2019. The increase relates primarily to the acquisition of One City Center in March 2019, the commencement of operations at Brooks Crossing Office in April 2019, and the acquisition of Thames Street Wharf in June 2019.

Office Same Store Results

Office same store results for the three months ended March 31, 2020 and 2019 exclude One City Center, Brooks Crossing Office, and Thames Street Wharf.

Office same store rental revenues, property expenses, and NOI for the three months ended March 31, 2020 and 2019 were as follows (in thousands): 
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Rental revenues
 
$
5,303

 
$
5,326

 
$
(23
)
Property expenses
 
1,956

 
1,859

 
97

Same Store NOI
 
$
3,347

 
$
3,467

 
$
(120
)
Non-Same Store NOI
 
3,153

 
77

 
3,076

Segment NOI
 
$
6,500

 
$
3,544

 
$
2,956

 
Office same store NOI for the three months ended March 31, 2020 decreased 3.5%, compared to the three months ended March 31, 2019. The decrease relates primarily to the relocation of the Company’s construction division to space within Armada Hoffler Tower which became vacant after a tenant chose to downsize. The Company’s construction division previously occupied space at an adjacent property which is classified as retail for segment reporting purposes. Rental revenue from the Company’s construction division is eliminated for consolidation purposes. This decrease was partially offset by increased occupancy across the rest of the same store office portfolio.


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Retail Segment Data

Retail rental revenues, property expenses, and NOI for the three months ended March 31, 2020 and 2019 were as follows (in thousands): 
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Rental revenues
 
$
20,411

 
$
17,257

 
$
3,154

Property expenses
 
5,186

 
4,411

 
775

Segment NOI
 
$
15,225

 
$
12,846

 
$
2,379

 
Retail segment NOI for the three months ended March 31, 2020 increased 18.5%, compared to the three months ended March 31, 2019. The increase was primarily a result of the commencement of operations at Market at Mill Creek in April 2019 and the acquisition of Red Mill Commons and Marketplace at Hilltop in May 2019. These increases were partially offset by the disposal of Lightfooot Marketplace in August 2019 and the loss of Dick’s Sporting Goods at Town Center. As previously disclosed, Apex Entertainment will take the entire space previously occupied by Dick’s Sporting Goods after the redevelopment and buildout of the facility is completed, which is expected to occur by the end of 2020.

Retail Same Store Results
 
Retail same store results for the three months ended March 31, 2020 and 2019 exclude Apex Entertainment (formerly Dick’s at Town Center due to redevelopment), Brooks Crossing Retail, Premier Retail, Columbus Village (due to redevelopment), the additional outparcel phase of Wendover Village, Market at Mill Creek, Red Mill Commons, Marketplace at Hilltop (acquired in May 2019), Waynesboro Commons (disposed in April 2019), and Lightfoot Marketplace (disposed in August 2019).

Retail same store rental revenues, property expenses, and NOI for the three months ended March 31, 2020 and 2019 were as follows (in thousands):
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Rental revenues
 
$
15,909

 
$
15,587

 
$
322

Property expenses
 
3,853

 
3,796

 
57

Same Store NOI
 
$
12,056

 
$
11,791

 
$
265

Non-Same Store NOI
 
3,169

 
1,055

 
2,114

Segment NOI
 
$
15,225

 
$
12,846

 
$
2,379

 
Retail same store NOI for the three months ended March 31, 2020 increased 2.2%, compared to the three months ended March 31, 2019. The increase was primarily the result of increased occupancy related to tenants that opened during 2019 and the first quarter of 2020.

Multifamily Segment Data

Multifamily rental revenues, property expenses, and NOI for the three months ended March 31, 2020 and 2019 were as follows (in thousands): 
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Rental revenues
 
$
11,686

 
$
8,096

 
$
3,590

Property expenses
 
4,830

 
3,430

 
1,400

Segment NOI
 
$
6,856

 
$
4,666

 
$
2,190

 
Multifamily segment NOI for the three months ended March 31, 2020 increased 46.9%, compared to the three months ended March 31, 2019. The increase was primarily a result of higher occupancy at Greenside Apartments and Premier Apartments, both of which were in lease-up in Q1 2019, the acquisition of 1405 Point in April 2019, the commencement of

34



operations at Hoffler Place in August 2019, higher termination fees at Johns Hopkins Village, and higher rental rates at Smith’s Landing.

Multifamily Same Store Results
 
Multifamily same store results for the three months ended March 31, 2020 and 2019 exclude Greenside Apartments, Premier Apartments, 1405 Point, Hoffler Place, and The Cosmopolitan (due to redevelopment).

 Multifamily same store rental revenues, property expenses and NOI for the three months ended March 31, 2020 and 2019 were as follows (in thousands):
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Rental revenues
 
$
5,620

 
$
5,449

 
$
171

Property expenses
 
2,093

 
2,086

 
7

Same Store NOI
 
$
3,527

 
$
3,363

 
$
164

Non-Same Store NOI
 
3,329

 
1,303

 
2,026

Segment NOI
 
$
6,856

 
$
4,666

 
$
2,190

 
Multifamily same store NOI for the three months ended March 31, 2020 increased 4.9%, compared to the three months ended March 31, 2019. The increase was primarily the result of higher termination fees at Johns Hopkins Village and higher rental rates at Smith’s Landing.

General Contracting and Real Estate Services Segment Data

General contracting and real estate services revenues, expenses, and gross profit for the three months ended March 31, 2020 and 2019 were as follows (in thousands): 
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Segment revenues
 
$
47,268

 
$
17,036

 
$
30,232

Segment expenses
 
45,550

 
16,286

 
29,264

Segment gross profit
 
$
1,718

 
$
750

 
$
968

Operating margin
 
3.6
%
 
4.4
%
 
(0.8
)%
 
General contracting and real estate services segment profit for the three months ended March 31, 2020 increased 129.1%, compared to the three months ended March 31, 2019. The increase was primarily attributable to the timing of commencement of new projects.

The changes in third party construction backlog for the three months ended March 31, 2020 and 2019 were as follows (in thousands): 
 
Three Months Ended March 31,
 
2020
 
2019
Beginning backlog
$
242,622

 
$
165,863

New contracts/change orders
40,440

 
12,019

Work performed
(47,420
)
 
(17,011
)
Ending backlog
$
235,642

 
$
160,871

 
As of March 31, 2020, we had $65.3 million in backlog on the 27th Street project, $40.3 million in backlog on the Solis Apartments project, $33.0 million in backlog on the Interlock Commercial project, $34.5 million in backlog on the Holly Springs Apartments project, and $19.9 million in backlog on Boulders Lakeside Apartments project.
   

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Consolidated Results of Operations
 
The following table summarizes the results of operations for the three months ended March 31, 2020 and 2019
 
 
Three Months Ended 
March 31,
 
 
 
 
2020
 
2019
 
Change
 
 
(unaudited, in thousands)
Revenues
 
 

 
 

 
 

Rental revenues
 
$
42,289

 
$
30,909

 
$
11,380

General contracting and real estate services revenues
 
47,268

 
17,036

 
30,232

Total revenues
 
89,557

 
47,945

 
41,612

 
 
 
 
 
 
 
Expenses
 
 

 
 

 
 

Rental expenses
 
9,375

 
6,725

 
2,650

Real estate taxes
 
4,333

 
3,128

 
1,205

General contracting and real estate services expenses
 
45,550

 
16,286

 
29,264

Depreciation and amortization
 
14,279

 
9,904

 
4,375

Amortization of right-of-use assets - finance leases
 
147

 

 
147

General and administrative expenses
 
3,793

 
3,401

 
392

Acquisition, development and other pursuit costs
 
27

 
400

 
(373
)
Impairment charges
 
158

 

 
158

Total expenses
 
77,662

 
39,844

 
37,818

Operating income
 
11,895

 
8,101

 
3,794

Interest income
 
7,226

 
5,319

 
1,907

Interest expense on indebtedness
 
(7,959
)
 
(5,886
)
 
(2,073
)
Interest expense on finance leases
 
(229
)
 

 
(229
)
Equity in income of unconsolidated real estate entities
 

 
273

 
(273
)
Change in fair value of interest rate derivatives
 
(1,736
)
 
(1,463
)
 
(273
)
Provision for unrealized credit losses
 
(377
)
 

 
(377
)
Other income (expense), net
 
58

 
60

 
(2
)
Income before taxes
 
8,878

 
6,404

 
2,474

Income tax benefit
 
257

 
110

 
147

Net income
 
9,135

 
6,514

 
2,621

Net loss attributable to noncontrolling interests in investment entities
 
92

 

 
92

Preferred stock dividends
 
(1,067
)
 

 
(1,067
)
Net income attributable to common stockholders and OP Unit holders
 
$
8,160

 
$
6,514

 
$
1,646

 
Rental revenues for the three months ended March 31, 2020 increased $11.4 million compared to the three months ended March 31, 2019 as follows (in thousands): 
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Office
 
$
10,192

 
$
5,556

 
$
4,636

Retail
 
20,411

 
17,257

 
3,154

Multifamily
 
11,686

 
8,096

 
3,590

 
 
$
42,289

 
$
30,909

 
$
11,380

 
Office rental revenues for the three months ended March 31, 2020 increased 83.4% compared to the three months ended March 31, 2019 primarily as a result of the acquisition of One City Center in March 2019, the commencement of operations at Brooks Crossing Office in April 2019, and the acquisition of Thames Street Wharf in June 2019.
 

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Retail rental revenues for the three months ended March 31, 2020 increased 18.3% compared to the three months ended March 31, 2019 primarily as a result of the commencement of operations at Market at Mill Creek in April 2019 and the acquisition of Red Mill Commons and Marketplace at Hilltop in May 2019. These increases were partially offset by the disposal of Lightfoot Marketplace in August 2019 and the loss of Dick’s Sporting Goods at Town Center.
 
Multifamily rental revenues for the three months ended March 31, 2020 increased 44.3% compared to the three months ended March 31, 2019 primarily as a result of higher occupancy at Greenside Apartments and Premier Apartments, both of which were in lease-up in first quarter of 2019, the acquisition of 1405 Point in April 2019, the commencement of operations at Hoffler Place in August 2019, higher termination fees at Johns Hopkins Village, and higher rental rates at Smith’s Landing.

General contracting and real estate services revenues for the three months ended March 31, 2020 increased 177.5% compared to the three months ended March 31, 2019, due to the timing of commencement of new projects.

Rental expenses for the three months ended March 31, 2020 increased $2.7 million compared to the three months ended March 31, 2019 as follows (in thousands): 
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Office
 
$
2,546

 
$
1,486

 
$
1,060

Retail
 
3,020

 
2,600

 
420

Multifamily
 
3,809

 
2,639

 
1,170

 
 
$
9,375

 
$
6,725

 
$
2,650

 
Office rental expenses for the three months ended March 31, 2020 increased 71.3% compared to the three months ended March 31, 2019 primarily as a result of the acquisition of One city Center in March 2019, the commencement of operations at Brooks Crossing Office in April 2019, and the acquisition of Thames Street Wharf in June 2019.

Retail rental expenses for the three months ended March 31, 2020 increased 16.2% compared to the three months ended March 31, 2019 primarily as a result of the commencement of operations at Market at Mill Creek in April 2019 and the acquisition of Red Mill Commons and Marketplace at Hilltop in May 2019. These increases were partially offset by the disposal of Lightfooot Marketplace in August 2019 and the loss of Dick’s Sporting Goods at Town Center.

Multifamily rental expenses for the three months ended March 31, 2020 increased 44.3% compared to the three months ended March 31, 2019 primarily as a result of higher occupancy at Greenside Apartments and Premier Apartments, the acquisition of 1405 Point in April 2019, and the commencement of operations at Hoffler Place in August 2019.

Real estate taxes for the three months ended March 31, 2020 increased $1.2 million compared to the three months ended March 31, 2019 as follows (in thousands): 
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
Office
 
$
1,146

 
$
526

 
$
620

Retail
 
2,166

 
1,811

 
355

Multifamily
 
1,021

 
791

 
230

 
 
$
4,333

 
$
3,128

 
$
1,205

 
Office real estate taxes for the three months ended March 31, 2020 increased 117.9% compared to the three months ended March 31, 2019 primarily due to the acquisition of One City Center in March 2019, the commencement of operations at Brooks Crossing Office in April 2019, and the acquisition of Thames Street Wharf in June 2019.

Retail real estate taxes for the three months ended March 31, 2020 increased 19.6% compared to the three months ended March 31, 2019 primarily due to the commencement of operations at Market at Mill Creek in April 2019 and the acquisition of Red Mill Commons and Marketplace at Hilltop in May 2019. These increases were partially offset by the disposal of Lightfooot Marketplace in August 2019.


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Multifamily real estate taxes for the three months ended March 31, 2020 increased 29.1% compared to the three months ended March 31, 2019 primarily as a result of the acquisition of 1405 Point in April 2019 and the commencement of operations at Hoffler Place in August 2019.

General contracting and real estate services expenses for the three months ended March 31, 2020 increased 179.7% compared to the three months ended March 31, 2019 due to the timing of commencement of new projects.

Depreciation and amortization for the three months ended March 31, 2020 increased 44.2% compared to the three months ended March 31, 2019 as a result of development properties placed in service and acquisitions of operating properties.
 
Amortization of right-of-use assets - finance leases relates to new ground leases acquired since March 31, 2019 for which the Company is the lessee, which are classified as finance leases.

General and administrative expenses for the three months ended March 31, 2020 increased 11.5% compared to the three months ended March 31, 2019 primarily as a result of higher compensation expense and benefit costs from increased employee headcount.
 
Acquisition, development and other pursuit costs for the three months ended March 31, 2020 decreased $0.4 million compared to the three months ended March 31, 2019. The costs incurred in the three months ended March 31, 2019 were primarily related to a potential development project that was abandoned.

Impairment charges for the three months ended March 31, 2020 relate to tenants that vacated prior to their lease expiration.

Interest income for the three months ended March 31, 2020 increased 35.9% compared to the three months ended March 31, 2019 due to higher notes receivable balances due to increased loan funding.

Interest expense on indebtedness for the three months ended March 31, 2020 increased 35.2% compared to the three months ended March 31, 2019 primarily due to increased borrowings on the corporate credit facility and additional borrowings on the property loans.

Interest expense on finance leases relates to new ground leases acquired since March 31, 2019 for which the Company is the lessee, which are classified as finance leases.

Equity in income of unconsolidated real estate entities for the three months ended March 31, 2019 relates to our investment in One City Center from January 1, 2019 to March 14, 2019, which was an unconsolidated real estate investment during this period.

The change in fair value of interest rate derivatives for the three months ended March 31, 2020 experienced significant decreases compared to the three months ended March 31, 2019 due to significant decreases in forward LIBOR (the London Inter-Bank Offered Rate).

Provision for unrealized credit losses relates to increased expected loan losses due to changes in economic conditions and changes in the status of development projects that secure our mezzanine loans. The adoption of the new credit loss standard on January 1, 2020 generally has the effect of requiring us to recognized expected loan losses sooner than under the previous standard.

Other income remained fairly consistent.

Income tax benefit that we recognized during the three months ended March 31, 2020 and 2019 were attributable to to the taxable profits and losses of our development and construction businesses that we operate through our TRS. 

Liquidity and Capital Resources
 
Overview
 
In response to the COVID-19 pandemic, we have implemented various measures to preserve our short-term liquidity position and manage our cash flow, as described below under "Responses to COVID-19." In the short-term, our liquidity requirements are expected to consist of operating expenses, required capital expenditures, dividend payments to holders of our

38



Series A Preferred Stock, debt service, and funding commitments relating to certain development projects. We expect to meet our short-term liquidity requirements through net cash provided by operations, reserves established from existing cash, borrowings under construction loans, and if market conditions permit, net proceeds from the sale of common stock or preferred stock through our at-the-market continuous equity offering program, which is discussed below.
 
Our long-term liquidity needs consist primarily of funds necessary for the repayment of debt at or prior to maturity, general contracting expenses, property development and acquisitions, tenant improvements, capital improvements, and mezzanine loan funding requirements. As discussed below, we have proactively deferred previously announced development activity at several of our projects, postponed all acquisition activity for the foreseeable future, and suspended non-essential capital expenditures. We expect to meet our long-term liquidity requirements with net cash from operations, long-term secured and unsecured indebtedness, sales of operating real estate properties, and the issuance of equity and debt securities. In the future, subject to available borrowing capacity, we may fund property development and acquisitions and capital improvements using our credit facility pending long-term financing.
 
As of March 31, 2020, we had unrestricted cash and cash equivalents of $48.1 million available for both current liquidity needs as well as development and redevelopment activities. We also had restricted cash in escrow of $4.7 million, some of which is available for capital expenditures at our operating properties. As of March 31, 2020, we were fully drawn on our credit facility and had $40.4 million available under our construction loans to fund development activities (of this amount, $4.9 million was borrowed in April 2020 to fund March 2020 development costs and $5.8 million will be drawn to pay outstanding retainage when due).

We have no loans scheduled to mature during the remainder of 2020.

Responses to COVID-19
 
In March, 2020, as a precautionary measure to maximize our liquidity and to increase our available cash on hand, we drew down the remaining $15.0 million of availability on our senior unsecured revolving credit facility. The proceeds will be available to be used for working capital, general corporate or other purposes.

On April 28, 2020, our Board of Directors reviewed the Company’s dividend policy and determined that it would be in the best interest of the Company, its stockholders, and its OP unitholders to suspend the payment of quarterly cash dividends to common stockholders and quarterly distributions to holders of Class A common units as a measure to preserve liquidity in light of the uncertainty resulting from COVID-19. The Company expects to resume cash dividends to common stockholders and cash distributions to holders of Class A common units, subject to the earnings and financial condition of the Company and other relevant factors, but the Company can provide no timetable for the resumption of dividends and distributions and no assurances that dividends and distributions paid per share of common stock and per Class A unit, respectively, will be in an amount equal to the dividends and distributions paid for the quarter ended March 31, 2020. We will monitor our projected taxable income for 2020 and plan to distribute sufficient dividends to maintain our status as a REIT. The Board of Directors did not suspend the payment of dividends on shares of our Series A Preferred Stock.

In addition, in an effort to strengthen our financial flexibility and efficiently manage through the uncertainty caused by COVID-19, Lou Haddad, our President and Chief Executive Officer, voluntarily elected to reduce his base salary by 25%, and each of our directors, including Dan Hoffler and Russ Kirk, voluntarily elected to reduce their cash retainers and the value of their annual equity awards by 25%, in each case effective as of May 1, 2020.

The payment of dividends and the amount of such dividends depends upon matters deemed relevant by our Board of Directors on a quarterly basis, such as our results of operations, financial condition, cash requirements, future prospects, any limitations imposed by law, agreements governing our indebtedness or senior securities, including our Series A Preferred Stock, and other factors deemed relevant and appropriate. Notwithstanding the Board of Director’s decision to suspend dividends, we expect to pay dividends on our common stock in future periods to the extent necessary to maintain our REIT qualification.


39



We proactively deferred the Chronicle Mill, Southern Post, and Ten Tryon development projects in order to provide additional balance sheet flexibility until economic conditions stabilize. We have also slowed down redevelopment activities at The Cosmopolitan. The chart below sets forth certain information regarding cash requirements to complete current development and redevelpment work through 2020 as of April 24, 2020.

developmentestimatedcosttoco.jpg


ATM Program

On February 26, 2018, we commenced an at-the-market continuous equity offering program (the "Prior ATM Program"), which was amended on August 6, 2019, through which we could, from time to time, issue and sell shares of our common stock having an aggregate offering price of up to $180.7 million. During the three months ended March 31, 2020, we issued and sold 92,577 shares of common stock at a weighted average price of $18.23 per share under the Prior ATM Program, receiving net proceeds after offering costs and commissions of $1.7 million.

On March 10, 2020, we commenced a new at-the-market continuous equity offering program (the "ATM Program") through which we may, from time to time, issue and sell shares of our common stock and shares of our 6.75% Series A Cumulative Redeemable Perpetual Preferred Stock (the "Series A Preferred Stock") having an aggregate offering price of up to $300.0 million, to or through our sales agents and, with respect to shares of our common stock, may enter into separate forward sales agreements to or through the forward purchaser. Upon commencing the ATM Program, we simultaneously terminated the Prior ATM Program. During the three months ended March 31, 2020, we did not issue any shares under this ATM Program. Shares having an aggregate offering price of $300.0 million remained unsold under the ATM Program as of May 5, 2020.

Credit Facility

We have a senior credit facility that was amended and restated on October 3, 2019. The total commitments are $355.0 million, comprised of a $150.0 million senior unsecured revolving credit facility and a $205.0 million senior unsecured term loan facility (the "term loan facility" and, together with the revolving credit facility, the "credit facility), with a syndicate of banks. Subject to available borrowing capacity, we intend to use future borrowings under the credit facility for general corporate purposes, including funding acquisitions, mezzanine lending, and development and redevelopment of properties in our portfolio, and for working capital.


40



The credit facility includes an accordion feature that allows the total commitments to be increased to $700.0 million, subject to certain conditions, including obtaining commitments from any one or more lenders. The revolving credit facility has a scheduled maturity date of January 24, 2024, with two six-month extension options, subject to certain conditions, including payment of a 0.075% extension fee at each extension. The term loan facility has a scheduled maturity date of January 24, 2025.

The revolving credit facility bears interest at LIBOR plus a margin ranging from 1.30% to 1.85% and the term loan facility bears interest at LIBOR plus a margin ranging from 1.25% to 1.80%, in each case depending on our total leverage. We are also obligated to pay an unused commitment fee of 15 or 25 basis points on the unused portions of the commitments under the revolving credit facility, depending on the amount of borrowings under the revolving credit facility. If we attain investment grade credit ratings from S&P or Moody’s, we may elect to have borrowings become subject to interest rates based on our credit ratings. We may, at any time, voluntarily prepay any loan under the credit facility in whole or in part without premium or penalty.

The Operating Partnership is the borrower under the credit facility, and its obligations under the credit facility are guaranteed by us and certain of our subsidiaries that are not otherwise prohibited from providing such guaranty.

The credit agreement contains customary representations and warranties and financial and other affirmative and negative covenants. Our ability to borrow under the credit facility is subject to our ongoing compliance with a number of financial covenants, affirmative covenants and other restrictions, including the following:

Total leverage ratio of not more than 60% (or 65% for the two consecutive quarters following any acquisition with a purchase price of at least up to $100.0 million, but only up to two times during the term of the credit facility);
Ratio of adjusted EBITDA (as defined in the credit agreement) to fixed charges of not less than 1.50 to 1.0;
Tangible net worth of not less than the sum of $567,106,000 and amount equal to 75% of the net equity proceeds received after June 30, 2019;
Ratio of secured indebtedness to total asset value of not more than 40%;
Ratio of secured recourse debt to total asset value of not more than 20%;
Total unsecured leverage ratio of not more than 60% (or 65% for the two consecutive quarters following any acquisition with a purchase price of at least up to $100.0 million, but only up to two times during the term of the credit facility);
Unencumbered interest coverage ratio (as defined in the credit agreement) of not less than 1.75 to 1.0;
Maintenance of a minimum of at least 15 unencumbered properties (as defined in the credit agreement) with an unencumbered asset value (as defined in the credit agreement) of not less than $300.0 million at any time;
Minimum occupancy rate (as defined in the credit agreement) for all unencumbered properties of not less than 80% at any time; and
Maximum aggregate rental revenue from any single tenant of not more than 30% of rental revenues with respect to all leases of unencumbered properties (as defined in the credit agreement).

The credit agreement limits our ability to pay cash dividends. However, so long as no default or event of default exists, the credit agreement allows us to pay cash dividends with respect to any 12-month period in an amount not to exceed the greater of: (i) 95% of adjusted funds from operations (as defined in the credit agreement) or (ii) the amount required for us (a) to maintain our status as a REIT and (b) to avoid income or excise tax under the Code. If certain defaults or events of default exist, we may pay cash dividends with respect to any 12-month period to the extent necessary to maintain our status as a REIT. The credit agreement also restricts the amount of capital that we can invest in specific categories of assets, such as unimproved land holdings, development properties, notes receivable, mortgages, mezzanine loans and unconsolidated affiliates, and restricts the amount of stock and Operating Partnership units that we may repurchase during the term of the credit facility.

We may, at any time, voluntarily prepay any loan under the credit facility in whole or in part without premium or penalty, except for those portions subject to an interest rate swap agreement.

The credit agreement includes customary events of default, in certain cases subject to customary periods to cure. The occurrence of an event of default, following the applicable cure period, would permit the lenders to, among other things, declare the unpaid principal, accrued and unpaid interest and all other amounts payable under the credit facility to be immediately due and payable.

We are currently in compliance with all covenants under the credit agreement. In light of the adverse effects of the COVID-19 pandemic on our business, we proactively engaged with the lenders under our credit facility to discuss our potential options should we need to obtain a waiver or modification of certain financial covenants to avoid non-compliance in future periods.

41




Consolidated Indebtedness
 
The following table sets forth our consolidated indebtedness as of March 31, 2020 ($ in thousands): 
 
 
Amount Outstanding
    
Interest Rate (a)
 
Effective Rate for Variable
Debt
    
Maturity Date
 
Balance at Maturity
Secured Debt
 


 


 




 


Hoffler Place (b)
 
$
29,589

 
LIBOR + 3.24%

 
4.23
%
 
January 1, 2021
 
$
29,589

Summit Place (b)
 
30,135

 
LIBOR + 3.24%

 
4.23
%
 
January 1, 2021
 
30,135

Southgate Square
 
20,342

 
LIBOR + 1.60%

 
2.59
%
 
April 29, 2021
 
19,462

Encore Apartments (c)
 
24,717

 
3.25
%
 


 
September 10, 2021
 
23,993

4525 Main Street (c)
 
31,717

 
3.25
%
 


 
September 10, 2021
 
30,787

Red Mill West
 
11,187

 
4.23
%
 


 
June 1, 2022
 
10,187

Thames Street Wharf
 
70,000

 
LIBOR + 1.30%

 
1.81
%
(d) 
June 26, 2022
 
70,000

Hanbury Village
 
18,385

 
3.78
%
 


 
August 15, 2022
 
17,454

Marketplace at Hilltop
 
10,419

 
4.42
%
 


 
October 1, 2022
 
9,383

1405 Point
 
53,000

 
LIBOR + 2.25%

 
3.24
%
 
January 1, 2023
 
51,532

Socastee Commons
 
4,540

 
4.57
%
 


 
January 6, 2023
 
4,223

Sandbridge Commons
 
7,959

 
LIBOR + 1.75%

 
2.74
%
 
January 17, 2023
 
7,247

Wills Wharf
 
45,759

 
LIBOR + 2.25%

 
3.24
%
 
June 26, 2023
 
45,759

249 Central Park (e)
 
16,772

 
LIBOR + 1.60%

 
3.85
%
(d) 
August 10, 2023
 
15,935

Fountain Plaza Retail (e)
 
10,093

 
LIBOR + 1.60%

 
3.85
%
(d) 
August 10, 2023
 
9,590

South Retail (e)
 
7,363

 
LIBOR + 1.60%

 
3.85
%
(d) 
August 10, 2023
 
6,996

One City Center
 
25,159

 
LIBOR + 1.85%

 
2.84
%
 
April 1, 2024
 
22,559

Red Mill Central
 
2,494

 
4.80
%
 


 
June 17, 2024
 
1,765

Premier Apartments (f)
 
16,750

 
LIBOR + 1.55%

 
2.54
%
 
October 31, 2024
 
15,848

Premier Retail (f)
 
8,250

 
LIBOR + 1.55%

 
2.54
%
 
October 31, 2024
 
7,806

Red Mill South
 
6,062

 
3.57
%
 


 
May 1, 2025
 
4,383

Brooks Crossing Office
 
14,411

 
LIBOR + 1.60%

 
2.59
%
 
July 1, 2025
 
10,653

Market at Mill Creek
 
14,034

 
LIBOR + 1.55%

 
2.54
%
 
July 12, 2025
 
10,635

Johns Hopkins Village
 
51,566

 
LIBOR + 1.25%

 
4.19
%
(d) 
August 7, 2025
 
45,967

North Point Center-Phase II
 
2,193

 
7.25
%
 


 
September 15, 2025
 
1,344

Lexington Square
 
14,633

 
4.50
%
 


 
September 1, 2028
 
12,044

Red Mill North
 
4,370

 
4.73
%
 


 
December 31, 2028
 
3,295

Greenside Apartments
 
33,828

 
3.17
%
 


 
December 15, 2029
 
26,250

Smith's Landing
 
17,966

 
4.05
%
 


 
June 1, 2035
 
384

Liberty Apartments
 
14,094

 
5.66
%
 


 
November 1, 2043
 

The Cosmopolitan
 
43,506

 
3.35
%
 


 
July 1, 2051
 

Total secured debt
 
$
661,293

 
 

 
 

 
 
 
$
545,205

Unsecured Debt
 
 

 
 

 
 

 
 
 
 

Senior unsecured revolving credit facility
 
$
150,000

 
LIBOR+1.30%-1.85%

 
2.49
%
 
January 24, 2024
 
$
150,000

Senior unsecured term loan
 
19,500

 
LIBOR+1.25%-1.80%

 
2.44
%
(g) 
January 24, 2025
 
19,500

Senior unsecured term loan
 
185,500

 
LIBOR+1.25%-1.80%

 
1.95%-4.47%

(d) 
January 24, 2025
 
185,500

Total unsecured debt
 
$
355,000

 
 

 
 

 
 
 
$
355,000

Total principal balances
 
1,016,293

 
 
 
 
 
 
 
900,205

Unamortized GAAP adjustments
 
(9,676
)
 
 

 
 

 
 
 

Indebtedness, net
 
$
1,006,617

 
 

 
 

 
 
 
$
900,205

________________________________________
(a) LIBOR rate is determined by individual lenders.
(b) Cross collateralized.
(c) Cross collateralized.
(d) Includes debt subject to interest rate swap locks.
(e) Cross collateralized.
(f) Cross collateralized.
(g) Includes debt subject to interest rate swap locks as of April 1, 2020.

42



We are currently in compliance with all covenants on our outstanding indebtedness. In April 2020, we proactively obtained a waiver from the lender for the Premier Retail/Apartments property wherein we will not have to meet the minimum debt service coverage requirement for the period ending June 30, 2020. We also proactively obtained a waiver from the lender for the 249 Central Park, Fountain Plaza Retail, and South Retail properties wherein we will not have to meet the minimum debt service coverage requirement for the periods ending June 30, 2020 and December 31, 2020.

We have contacted our lender for Johns Hopkins Village to discuss potential options in the event that we are not able to meet certain loan covenants in future periods.

As of March 31, 2020, our principal payments during the following years are as follows ($ in thousands): 
Year(1)
 
Amount Due 
 
Percentage of Total 
2020 (excluding three months ended March 31, 2020)
 
$
7,537

 
1
%
2021
 
144,980

 
14
%
2022
 
116,807

 
11
%
2023
 
149,140

 
15
%
2024
 
205,066

 
20
%
Thereafter
 
392,763

 
39
%
Total
 
$
1,016,293

 
100
%
________________________________________
(1) Does not reflect the effect of any maturity extension options.

Interest Rate Derivatives
 
As of March 31, 2020, the Company held the following interest rate swap agreements ($ in thousands):
Related Debt
 
Notional Amount
 
Index
 
Swap Fixed Rate
 
Debt effective rate
 
Effective Date
 
Expiration Date
Senior unsecured term loan
 
$
50,000

 
1-month LIBOR
 
2.78
%
 
4.23
%
 
5/1/2018
 
5/1/2023
John Hopkins Village
 
51,566

 
1-month LIBOR
 
2.94
%
 
4.19
%
 
8/7/2018
 
8/7/2025
Senior unsecured term loan
 
10,500

 
1-month LIBOR
 
3.02
%
 
4.47
%
 
10/12/2018
 
10/12/2023
249 Central Park Retail, South Retail, and Fountain Plaza Retail
 
34,228

 
1-month LIBOR
 
2.25
%
 
3.85
%
 
4/1/2019
 
8/10/2023
Senior unsecured term loan
 
50,000

 
1-month LIBOR
 
2.26
%
 
3.71
%
 
4/1/2019
 
10/26/2022
Thames Street Wharf
 
70,000

 
1-month LIBOR
 
0.51
%
 
1.81
%
 
3/26/2020
 
6/26/2024
Senior unsecured term loan
 
25,000

 
1-month LIBOR
 
0.50
%
 
1.95
%
 
4/1/2020
 
4/1/2024
Senior unsecured term loan
 
25,000

 
1-month LIBOR
 
0.50
%
 
1.95
%
 
4/1/2020
 
4/1/2024
Senior unsecured term loan
 
25,000

 
1-month LIBOR
 
0.55
%
 
2.00
%
 
4/1/2020
 
4/1/2024
Total
 
$
341,294

 
 
 
 
 
 
 
 
 
 
 
As of March 31, 2020, we were party to the following LIBOR interest rate cap agreements ($ in thousands): 
Effective Date
 
Maturity Date
 
Strike Rate
 
Notional Amount
3/7/2018
 
4/1/2020
 
2.25
%
 
$
50,000

7/16/2018
 
8/1/2020
 
2.50
%
 
50,000

12/11/2018
 
1/1/2021
 
2.75
%
 
50,000

5/15/2019
 
6/1/2022
 
2.50
%
 
100,000

1/10/2020
 
2/1/2022
 
1.75
%
 
50,000

1/28/2020
 
2/1/2022
 
1.75
%
 
50,000

2/28/2020
 
3/1/2022
 
1.50
%
 
100,000

Total
 
 
 
 
 
$
450,000



43



Off-Balance Sheet Arrangements

In connection with our mezzanine lending activities, we have guaranteed payment of portions of certain senior loans of third parties associated with the development projects. The following table summarizes the guarantees we made as of March 31, 2020 (in thousands):
Development project
 
Payment guarantee amount
The Residences at Annapolis Junction
 
$
8,300

Delray Plaza
 
5,180

Nexton Square
 
12,600

Interlock Commercial (1)
 
30,654

Total
 
$
56,734

________________________________________
(1) In May 2020, the borrower for the Interlock Commercial loan modified the senior construction loan on the project. As part of this modification, the Company agreed to increase its payment guaranty for this senior loan to $34.3 million.

Cash Flows
 
 
Three Months Ended March 31,
 
 
 
 
2020
 
2019
 
Change
 
 
(in thousands)
Operating Activities
 
$
20,307

 
$
16,079

 
$
4,228

Investing Activities
 
(49,170
)
 
(79,803
)
 
30,633

Financing Activities
 
38,072

 
58,632

 
(20,560
)
Net Increase (decrease)
 
$
9,209

 
$
(5,092
)
 
$
14,301

Cash, Cash Equivalents, and Restricted Cash, Beginning of Period
 
$
43,579

 
$
24,051

 
 
Cash, Cash Equivalents, and Restricted Cash, End of Period
 
$
52,788

 
$
18,959

 
 
 
Net cash provided by operating activities during the three months ended March 31, 2020 increased $4.2 million compared to the three months ended March 31, 2019 primarily as a result of timing differences in operating assets and liabilities as well as increased net operating income from the property portfolio.
 
During the three months ended March 31, 2020, we invested $30.6 million less in cash compared to the three months ended March 31, 2019 due to decreased development activity and less cash invested in the acquisition of operating properties, which was partially offset by more funding of notes receivable.
 
Net cash provided by financing activities during the three months ended March 31, 2020 decreased $20.6 million compared to three months ended March 31, 2019 primarily as a result of the decreased net proceeds from equity issuances.
 
Non-GAAP Financial Measures
 
We calculate FFO in accordance with the standards established by Nareit. Nareit defines FFO as net income (loss) (calculated in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, real estate related depreciation and amortization (excluding amortization of deferred financing costs), impairment of real estate assets, and after adjustments for unconsolidated partnerships and joint ventures.
 
FFO is a supplemental non-GAAP financial measure. Management uses FFO as a supplemental performance measure because we believe that FFO is beneficial to investors as a starting point in measuring our operational performance. Specifically, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, which do not relate to or are not indicative of operating performance, FFO provides a performance measure that, when compared year-over-year, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare our operating performance with that of other REITs.
 

44



However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effects and could materially impact our results from operations, the utility of FFO as a measure of our performance is limited. In addition, other equity REITs may not calculate FFO in accordance with the Nareit definition as we do, and, accordingly, our calculation of FFO may not be comparable to such other REITs’ calculation of FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of our performance. FFO should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or service indebtedness. Also, FFO should not be used as a supplement to or substitute for cash flow from operating activities computed in accordance with GAAP.

We also believe that the computation of FFO in accordance with Nareit’s definition includes certain items that are not indicative of the results provided by our operating property portfolio and affect the comparability of our year-over-year performance. Accordingly, management believes that Normalized FFO is a more useful performance measure that excludes certain items, including but not limited to, debt extinguishment losses and prepayment penalties, impairment of intangible assets and liabilities, property acquisition, development and other pursuit costs, mark-to-market adjustments for interest rate derivatives, provision for unrealized credit losses, amortization of right-of-use assets attributable to finance leases, severance related costs, and other non-comparable items.
 
The following table sets forth a reconciliation of FFO and Normalized FFO for the three months ended March 31, 2020 and 2019 to net income, the most directly comparable GAAP measure: 
 
 
Three Months Ended March 31,
 
 
2020
 
2019
 
 
(in thousands, except per share and unit amounts)
Net income attributable to common stockholders and OP Unit holders
 
$
8,160

 
$
6,514

Depreciation and amortization(1)
 
14,092

 
10,129

FFO attributable to common stockholders and OP Unit holders
 
22,252

 
16,643

Acquisition, development and other pursuit costs
 
27

 
400

Impairment of intangible assets and liabilities
 
158

 

Provision for unrealized credit losses
 
377

 

Amortization of right-of-use assets - finance leases
 
147

 

Change in fair value of interest rate derivatives
 
1,736

 
1,463

Normalized FFO available to common stockholders and OP Unit holders
 
$
24,697

 
$
18,506

Net income attributable to common stockholders and OP Unit holders per diluted share and unit
 
$
0.11

 
$
0.10

FFO per diluted share and unit attributable to common stockholders and OP Unit holders
 
$
0.29

 
$
0.25

Normalized FFO per diluted share and unit attributable to common stockholders and OP Unit holders
 
$
0.32

 
$
0.27

Weighted average common shares and units - diluted
 
77,671

 
67,919

________________________________________
(1) The adjustment for depreciation and amortization for the three months ended March 31, 2020 excludes $0.2 million of depreciation attributable to the Company's joint venture partners. The adjustment for depreciation and amortization for the three months ended March 31, 2019 includes $0.2 million of depreciation attributable to the Company's investment in One City Center from January 1, 2019 to March 14, 2019, which was an unconsolidated real estate investment during this period.


45



Critical Accounting Policies and Estimates

Our discussion and analysis of our financial condition and results of operations are based upon our consolidated financial statements that have been prepared in accordance with GAAP. The preparation of these financial statements requires us to exercise our best judgment in making estimates that affect the reported amounts of assets, liabilities, revenues, and expenses. We base our estimates on historical experience and other assumptions that we believe to be reasonable under the circumstances. We evaluate our estimates on an ongoing basis, based upon then-currently available information. Actual results could differ from these estimates. We discuss the accounting policies and estimates that are most critical to understanding our reported financial results in our Annual Report on Form 10-K for the year ended December 31, 2019.

In June 2016, the Financial Accounting Standard Board ("FASB") issued ASU 2016-13, Financial Instruments - Credit Losses - Measurement of Credit Losses on Financial Instruments (Topic 326). ASU 2016-13 significantly changes how entities will measure credit losses for most financial assets and certain other instruments that are not measured at fair value through net income. The guidance replaces the "incurred loss" approach under previous guidance with an "expected loss" model for instruments measured at amortized cost, such as the Company's notes receivable, construction receivables, and off-balance sheet credit exposures. The amendment requires entities to consider a broader range of information to estimate expected credit losses, which may result in earlier recognition of losses.

We adopted the new standard on January 1, 2020, using the modified retrospective transition method and recorded a noncash cumulative effect adjustment to retained earnings of $3.0 million, $2.8 million of which relates to our mezzanine loans and $0.2 million of which relates to our construction accounts receivable. See Note 6—Notes Receivable and Current Expected Credit Losses, for more information.

Item 3.    Quantitative and Qualitative Disclosures about Market Risk
 
The primary market risk to which we are exposed is interest rate risk. Our primary interest rate exposure is LIBOR. We primarily use fixed interest rate financing to manage our exposure to fluctuations in interest rates. On a limited basis, we also use derivative financial instruments to manage interest rate risk. We do not use these derivatives for trading or other speculative purposes.
 
At March 31, 2020 and excluding unamortized GAAP adjustments, approximately $581.4 million, or 57.2%, of our debt had fixed interest rates and approximately $434.9 million, or 42.8%, had variable interest rates. At March 31, 2020, LIBOR was approximately 99 basis points. Assuming no increase in the level of our variable rate debt, if LIBOR increased by 100 basis points, our cash flow would decrease by $3.6 million per year as a result of the interest rate caps. Assuming no increase in the level of our variable rate debt, if LIBOR decreased by 100 basis points, our cash flow would increase by $4.3 million per year.

Item 4.    Controls and Procedures
 
We maintain disclosure controls and procedures (as such term is defined in Rule 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the "Exchange Act")) that are designed to ensure that information required to be disclosed in our reports under the Exchange Act is processed, recorded, summarized and reported within the time periods specified in the rules and regulations of the SEC and that such information is accumulated and communicated to management, including our Chief Executive Officer and Chief Financial Officer, as appropriate, to allow for timely decisions regarding required disclosure. In designing and evaluating the disclosure controls and procedures, management recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and management is required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures.
 
We have carried out an evaluation, under the supervision and with the participation of management, including our Chief Executive Officer and Chief Financial Officer, regarding the effectiveness of our disclosure controls and procedures as of March 31, 2020, the end of the period covered by this report. Based on the foregoing, our Chief Executive Officer and Chief Financial Officer have concluded, as of March 31, 2020, that our disclosure controls and procedures were effective in ensuring that information required to be disclosed by us in reports filed or submitted under the Exchange Act: (i) is processed, recorded, summarized and reported within the time periods specified in the SEC’s rules and forms and (ii) is accumulated and communicated to our management, including our Chief Executive Officer and our Chief Financial Officer, as appropriate to allow for timely decisions regarding required disclosure.
 

46



There have been no changes to our internal control over financial reporting during the quarter ended March 31, 2020 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.


47



Part II. Other Information
 
Item  1.    Legal Proceedings
 
We are not currently a party, as plaintiff or defendant, to any legal proceedings that we believe to be material or which, individually or in the aggregate, would be expected to have a material effect on our business, financial condition, or results of operations if determined adversely to us. We may be subject to ongoing litigation relating to our portfolio and the properties comprising our portfolio, and we expect to otherwise be party from time to time to various lawsuits, claims, and other legal proceedings that arise in the ordinary course of our business.

Item 1A.    Risk Factors
 
Except as set forth below, there have been no material changes from the risk factors disclosed in Item 1A. Risk Factors in our Annual Report on Form 10-K for the year ended December 31, 2019

The ongoing COVID-19 pandemic and measures intended to prevent its spread could have a material adverse effect on our business, results of operations, cash flows and financial condition.

Since being first reported in December 2019, COVID-19 has spread globally, including to every state in the United States. On March 11, 2020, the World Health Organization declared COVID-19 a pandemic, and on March 13, 2020, the United States declared a national emergency with respect to COVID-19. The pandemic has led governments and other authorities around the world, including federal, state and local authorities in the United States, to impose measures intended to control its spread, including restrictions on freedom of movement and business operations such as travel bans, border closings, business closures, quarantines and shelter-in-place orders. All of our properties and our headquarters are located in areas that are or have been subject to shelter-in-place orders and restrictions on the types of businesses that may continue to operate.

The impact of the COVID-19 pandemic and measures to prevent its spread could materially and adversely affect our businesses in a number of ways. Our rental revenue and operating results depend significantly on the occupancy levels at our properties and the ability of our tenants to meet their rent and other obligations to us. The government-imposed measures in response to the pandemic, coupled with customers reducing their purchasing activity in light of health concerns or personal financial distress, have resulted in significant disruptions to retail businesses around the country, including in the markets in which we own retail assets, which has resulted, and could continue to result in, tenants being unwilling or unable to pay rent in full on a timely basis or at all. For example, as of April 24, 2020, we had collected 57% of April rent from our retail tenants and agreed to defer 43% of April rent from our retail tenants. If the impacts of the pandemic continue for an extended period of time, we expect that certain office tenants and multifamily residents will experience greater financial distress, which could result in late payments, requests for rental relief, business closures, decreases in occupancy, reductions in rent, or increases in rent concessions or other accommodations, as applicable. In some cases, we may have to restructure tenants’ long-term rent obligations and may not be able to do so on terms that are as favorable to us as those currently in place. Certain of our office and retail tenants also may incur significant costs or losses responding to the COVID-19 pandemic, lose business due to any interruption in the operations of our properties or incur other losses or liabilities related to shelter-in-place orders, quarantines, infection or other related factors. In addition, numerous state, local, federal and industry-initiated efforts may affect our ability to collect rent or enforce remedies for the failure to pay rent, particularly with respect to our multifamily properties. Our development and construction projects also could be adversely affected, including as a result of disruptions in supply chains and government restrictions on the types of projects that may continue during the pandemic. Additionally, borrowers under our mezzanine loan program may be unable to satisfy their obligations to us as a result of the deterioration of their businesses as a result of the pandemic. In addition, a significant number of our retail tenants have been forced to close temporarily or operate on a limited basis as a result of COVID-19 and related government actions, which could result in delays in rent payments, rent concessions, early lease terminations or tenant bankruptcies. For example, as of April 24, 2020, based on a percentage of April rent that was due, 34% of our retail tenants were open, 27% were operating on a limited basis, and 39% were closed.

Further, our management team is focused on mitigating the impacts of COVID-19, which has required and will continue to require, a large investment of time and resources across our business. Additionally, many of our employees are currently working remotely. An extended period of remote work arrangements could strain our business continuity plans, introduce operational risk, including but not limited to cybersecurity risks, and impair our ability to manage our business.

The COVID-19 pandemic has also caused, and is likely to continue to cause, severe economic, market and other disruptions worldwide. We may be impacted by stock market volatility and illiquid market conditions, global economic uncertainty, and the perceived prospect for capital appreciation in real estate. We cannot assure you that conditions in the bank lending, capital and other financial markets will not continue to deteriorate as a result of the pandemic, or that our access to

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capital and other sources of funding will not become constrained, which could adversely affect the availability and terms of future borrowings, renewals or refinancings. In addition, the deterioration of global economic conditions as a result of the pandemic may ultimately decrease occupancy levels and rents across our portfolio as tenants and residents reduce or defer their spending, which could adversely affect the value of our properties.

The extent of the COVID-19 pandemic’s effect on our operational and financial performance will depend on future developments, including the duration, spread and intensity of the pandemic and the duration of government measures to mitigate the pandemic, all of which are uncertain and difficult to predict. Due to the speed with which the situation is developing, we are not able at this time to estimate the effect of these factors on our business, but the adverse impact on our business, results of operations, financial condition and cash flows could be material.

Changes to the U.S. federal income tax laws, including the enactment of certain tax reform measures, could have an adverse impact on our business and financial results.

In recent years, numerous legislative, judicial and administrative changes have been made to the U.S. federal income tax laws applicable to investments in real estate and REITs, including the passage of the Tax Cuts and Jobs Act of 2017. Federal legislation intended to ameliorate the economic impact of the COVID-19 pandemic, the Coronavirus Aid, Relief and Economic Security Act, or the CARES Act, has been enacted that makes technical corrections to, or modifies on a temporary basis, certain of the provisions of the Tax Cut and Jobs Act of 2017, and it is possible that additional such legislation may be enacted in the future. Section 2303(b) of the CARES Act amended the Internal Revenue Code section 172(b)(1) to provide for a carryback of any net operating loss (NOL) arising in a taxable year beginning after December 31, 2017 and before January 1, 2021 (carryback years) to each of the five taxable years preceding the taxable year in which the loss arises (carryback period). We plan to avail ourselves of this provision for any NOLs incurred by our Taxable REIT Subsidiary during the carryback years to claim any tax refunds available in the carryback period.

The full impact of the Tax Cuts and Jobs Act of 2017 and the CARES Act may not become evident for some period of time. In addition, there can be no assurance that future changes to the U.S. federal income tax laws or regulatory changes will not be proposed or enacted that could impact our business and financial results. The REIT rules are constantly under review by persons involved in the legislative process and by the Internal Revenue Service and the U.S. Treasury Department, which may result in revisions to regulations and interpretations in addition to statutory changes. If enacted, certain of such changes could have an adverse impact on our business and financial results. 
 
We cannot predict whether, when, or to what extent any new U.S. federal tax laws, regulations, interpretations, or rulings will impact the real estate investment industry or REITs. Prospective investors are urged to consult their tax advisors regarding the effect of potential future changes to the federal tax laws on an investment in our shares.

Item 2.    Unregistered Sales of Equity Securities and Use of Proceeds
 
Unregistered Sales of Equity Securities

None.

Issuer Purchases of Equity Securities

During the three months ended March 31, 2020, certain of our employees surrendered shares of common stock owned by them to satisfy their minimum statutory federal and state tax obligations associated with the vesting of restricted shares of common stock issued under our Amended and Restated 2013 Equity Incentive Plan (the "Amended Plan"). The following table summarizes all of these repurchases during the three months ended March 31, 2020.  

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Period
 
Total Number of Shares Purchased(1)
 
Average Price Paid for Shares(1)
 
Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs
 
Maximum Number of Shares that May Yet be Purchased Under the Plans or Programs
January 1, 2020 through January 31, 2020
 

 
$

 
N/A
 
N/A
February 1, 2020 through February 29, 2020
 

 

 
N/A
 
N/A
March 1, 2020 through March 31, 2020
 
27,060

 
17.30

 
N/A
 
N/A
Total
 
27,060

 
$
17.30

 
 
 
 
(1)
The number of shares purchased represents shares of common stock surrendered by certain of our employees to satisfy their statutory minimum federal and state tax obligations associated with the vesting of restricted shares of common stock issued under the Amended Plan. With respect to these shares, the price paid per share is based on the fair value at the time of surrender.
 
Item 3.    Defaults on Senior Securities
 
None.
 
Item 4.    Mine Safety Disclosures
 
Not applicable.

Item 5.    Other Information
 
None.

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Item 6.    Exhibits
 
The exhibits listed in the accompanying Exhibit Index are filed, furnished or incorporated by reference (as applicable) as part of this Quarterly Report on Form 10-Q.
Exhibit No.
 
Description
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
101*
 
The following materials from the Company’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2020, were formatted in Inline XBRL (Extensible Business Reporting Language): (i) Condensed Consolidated Balance Sheet, (ii) Condensed Consolidated Statements of Comprehensive Income, (iii) Condensed Consolidated Statements of Equity, (iv) Condensed Consolidated Statements of Cash Flows, and (v) Notes to Condensed Consolidated Financial Statements. The instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document.
 
 
 
104*
 
Cover page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL.
 
 
 
*
 
Filed herewith
 
 
 
**
 
Furnished herewith

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Signatures
 
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.
 
 
 
 
ARMADA HOFFLER PROPERTIES, INC.
 
 
Date: May 5, 2020
/s/ Louis S. Haddad
 
Louis S. Haddad
 
President and Chief Executive Officer
 
(Principal Executive Officer)
 
 
Date: May 5, 2020
/s/ Michael P. O’Hara
 
Michael P. O’Hara
 
Chief Financial Officer, Treasurer and Secretary
 
(Principal Accounting and Financial Officer)

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