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Broadstone Net Lease, Inc. - Quarter Report: 2018 June (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 June 30, 2018, or 

Transition report pursuant to section 13 or 15(d) of the Securities Exchange Act of 1934

Commission File Number 000-55774

 

BROADSTONE NET LEASE, INC.

(Exact name of registrant as specified in its charter)

 

 

Maryland

26-1516177

(State or other jurisdiction of
incorporation or organization)

(I.R.S. Employer
Identification No.)

 

800 Clinton Square

Rochester, New York

14604

(Address of principal executive offices)

(Zip Code)

(585) 287-6500

(Registrant’s telephone number, including area code)

  

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 and posted 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 the 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 

There were 20,524,162.468 shares of the Registrant’s common stock, $0.001 par value per share, outstanding as of August 10, 2018.

 

 

 

 


BROADSTONE NET LEASE, INC.

TABLE OF CONTENTS

 

 

Page

Part I - FINANCIAL INFORMATION

1

Item 1.

Financial Statements

1

 

Condensed Consolidated Balance Sheets (Unaudited)

1

 

Condensed Consolidated Statements of Income and Comprehensive Income (Unaudited)

2

 

Condensed Consolidated Statements of Stockholders’ Equity (Unaudited)

3

 

Condensed Consolidated Statements of Cash Flows (Unaudited)

4

 

Notes to the Condensed Consolidated Financial Statements (Unaudited)

5

Item 2.

Management’s Discussion and Analysis of Financial Condition and Results of Operations

26

 

Cautionary Note Regarding Forward-Looking Statements

26

 

Overview

26

 

Liquidity and Capital Resources

36

 

Impact of Inflation

40

 

Off-Balance Sheet Arrangements

40

 

Contractual Obligations

40

 

Results of Operations

41

 

Net Income and Non-GAAP Measures (FFO and AFFO)

45

 

Critical Accounting Policies

48

 

Impact of Recent Accounting Pronouncements

48

Item 3.

Quantitative and Qualitative Disclosures About Market Risk

49

Item 4.

Controls and Procedures

50

Part II - OTHER INFORMATION

51

Item 1.

Legal Proceedings

51

Item 1A.

Risk Factors

51

Item 2.

Unregistered Sales of Equity Securities and Use of Proceeds

51

Item 3.

Defaults upon Senior Securities

52

Item 4.

Mine Safety Disclosures

52

Item 5.

Other Information

52

Item 6.

Exhibits

53

 

 


 

Part I. FINANCIAL INFORMATION

Item 1. Financial Statements

Broadstone Net Lease, Inc. and Subsidiaries

Condensed Consolidated Balance Sheets

(Unaudited)

(in thousands, except per share amounts)

 

 

 

June 30,

2018

 

 

December 31,

2017

 

Assets

 

 

 

 

 

 

 

 

Accounted for using the operating method, net of accumulated depreciation

 

$

2,373,376

 

 

$

2,186,141

 

Accounted for using the direct financing method

 

 

42,023

 

 

 

41,617

 

Investment in rental property, net

 

 

2,415,399

 

 

 

2,227,758

 

Cash and cash equivalents

 

 

13,765

 

 

 

9,355

 

Restricted cash

 

 

7,057

 

 

 

744

 

Accrued rental income

 

 

60,857

 

 

 

52,018

 

Tenant and other receivables, net

 

 

95

 

 

 

897

 

Tenant and capital reserves

 

 

1,041

 

 

 

943

 

Prepaid expenses and other assets

 

 

1,837

 

 

 

267

 

Notes receivable

 

 

 

 

 

6,527

 

Investment in related party

 

 

10,000

 

 

 

10,000

 

Interest rate swap, assets

 

 

30,169

 

 

 

11,008

 

Intangible lease assets, net

 

 

258,294

 

 

 

242,659

 

Debt issuance costs – unsecured revolver, net

 

 

2,644

 

 

 

3,026

 

Leasing fees, net

 

 

14,100

 

 

 

13,554

 

Total assets

 

$

2,815,258

 

 

$

2,578,756

 

 

 

 

 

 

 

 

 

 

Liabilities and equity

 

 

 

 

 

 

 

 

Unsecured revolver

 

$

272,500

 

 

$

273,000

 

Mortgages and notes payable, net

 

 

86,242

 

 

 

67,832

 

Unsecured term notes, net

 

 

927,364

 

 

 

836,912

 

Interest rate swap, liabilities

 

 

184

 

 

 

5,020

 

Accounts payable and other liabilities

 

 

22,492

 

 

 

20,345

 

Due to related parties

 

 

915

 

 

 

722

 

Tenant improvement allowances

 

 

4,292

 

 

 

5,669

 

Accrued interest payable

 

 

3,008

 

 

 

3,311

 

Intangible lease liabilities, net

 

 

85,442

 

 

 

81,744

 

Total liabilities

 

 

1,402,439

 

 

 

1,294,555

 

 

 

 

 

 

 

 

 

 

Commitments and contingencies (See Note 16)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Equity

 

 

 

 

 

 

 

 

Broadstone Net Lease, Inc. stockholders' equity:

 

 

 

 

 

 

 

 

Preferred stock, $0.001 par value; 20,000 shares authorized, no shares issued

   or outstanding

 

 

 

 

 

 

Common stock, $0.001 par value; 80,000 shares authorized, 20,239 and 18,909 shares

   issued and outstanding at June 30, 2018 and December 31, 2017, respectively

 

 

20

 

 

 

19

 

Additional paid-in capital

 

 

1,409,541

 

 

 

1,301,979

 

Subscriptions receivable

 

 

(500

)

 

 

(15

)

Cumulative distributions in excess of retained earnings

 

 

(135,829

)

 

 

(120,280

)

Accumulated other comprehensive income

 

 

27,310

 

 

 

5,122

 

Total Broadstone Net Lease, Inc. stockholders’ equity

 

 

1,300,542

 

 

 

1,186,825

 

Non-controlling interests

 

 

112,277

 

 

 

97,376

 

Total equity

 

 

1,412,819

 

 

 

1,284,201

 

Total liabilities and equity

 

$

2,815,258

 

 

$

2,578,756

 

 

The accompanying notes are an integral part of these condensed consolidated financial statements.

 

 

1


 

Broadstone Net Lease, Inc. and Subsidiaries

Condensed Consolidated Statements of Income and Comprehensive Income

(Unaudited)

(in thousands, except per share amounts)

 

 

 

For the three months ended

June 30,

 

 

For the six months ended

June 30,

 

 

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Revenues

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income from operating leases

 

$

53,590

 

 

$

41,256

 

 

$

105,422

 

 

$

80,657

 

Earned income from direct financing leases

 

 

953

 

 

 

1,074

 

 

 

1,919

 

 

 

2,207

 

Operating expenses reimbursed from tenants

 

 

2,486

 

 

 

1,296

 

 

 

5,235

 

 

 

2,913

 

Other income from real estate transactions

 

 

3

 

 

 

45

 

 

 

45

 

 

 

78

 

Total revenues

 

 

57,032

 

 

 

43,671

 

 

 

112,621

 

 

 

85,855

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

 

20,232

 

 

 

14,733

 

 

 

39,434

 

 

 

29,326

 

Asset management fees

 

 

4,313

 

 

 

3,629

 

 

 

8,456

 

 

 

6,822

 

Property management fees

 

 

1,595

 

 

 

1,218

 

 

 

3,112

 

 

 

2,386

 

Property and operating expense

 

 

2,530

 

 

 

1,124

 

 

 

5,149

 

 

 

2,701

 

General and administrative

 

 

1,456

 

 

 

1,162

 

 

 

2,787

 

 

 

2,125

 

State and franchise tax

 

 

510

 

 

 

160

 

 

 

753

 

 

 

210

 

Total operating expenses

 

 

30,636

 

 

 

22,026

 

 

 

59,691

 

 

 

43,570

 

Operating income

 

 

26,396

 

 

 

21,645

 

 

 

52,930

 

 

 

42,285

 

Other income (expenses)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Preferred distribution income

 

 

187

 

 

 

182

 

 

 

375

 

 

 

363

 

Interest income

 

 

52

 

 

 

115

 

 

 

162

 

 

 

227

 

Interest expense

 

 

(12,454

)

 

 

(7,860

)

 

 

(23,631

)

 

 

(15,802

)

Cost of debt extinguishment

 

 

(51

)

 

 

(3,567

)

 

 

(51

)

 

 

(3,615

)

Gain on sale of real estate

 

 

4,256

 

 

 

5,477

 

 

 

7,595

 

 

 

6,280

 

Net income

 

 

18,386

 

 

 

15,992

 

 

 

37,380

 

 

 

29,738

 

Net income attributable to non-controlling interests

 

 

(1,412

)

 

 

(1,265

)

 

 

(2,834

)

 

 

(2,418

)

Net income attributable to Broadstone Net Lease, Inc.

 

$

16,974

 

 

$

14,727

 

 

$

34,546

 

 

$

27,320

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average number of common shares outstanding

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic

 

 

19,829

 

 

 

16,623

 

 

 

19,498

 

 

 

16,102

 

Diluted

 

 

21,478

 

 

 

18,051

 

 

 

21,098

 

 

 

17,530

 

Net earnings per common share

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic and diluted

 

$

0.86

 

 

$

0.89

 

 

$

1.77

 

 

$

1.70

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Comprehensive income

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income

 

$

18,386

 

 

$

15,992

 

 

$

37,380

 

 

$

29,738

 

Other comprehensive income

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Change in fair value of interest rate swaps

 

 

7,042

 

 

 

(4,291

)

 

 

23,997

 

 

 

(1,731

)

Realized loss on interest rate swaps

 

 

 

 

 

(873

)

 

 

 

 

 

(873

)

Comprehensive income

 

 

25,428

 

 

 

10,828

 

 

 

61,377

 

 

 

27,134

 

Comprehensive income attributable to non-controlling interests

 

 

(1,951

)

 

 

(857

)

 

 

(4,643

)

 

 

(2,224

)

Comprehensive income attributable to Broadstone Net Lease, Inc.

 

$

23,477

 

 

$

9,971

 

 

$

56,734

 

 

$

24,910

 

 

The accompanying notes are an integral part of these condensed consolidated financial statements.

 

 

2


 

Broadstone Net Lease, Inc. and Subsidiaries

Condensed Consolidated Statements of Stockholders’ Equity

(Unaudited)

(in thousands, except per share amounts)

 

 

 

Common

Stock

 

 

Additional

Paid-in Capital

 

 

Subscriptions

Receivable

 

 

Cumulative

Distributions in Excess of Retained Earnings

 

 

Accumulated Other

Comprehensive

Income

 

 

Non-controlling

Interests

 

 

Total

 

Balance, January 1, 2017

 

$

15

 

 

$

1,009,431

 

 

$

(9,790

)

 

$

(89,960

)

 

$

2,092

 

 

$

86,749

 

 

$

998,537

 

Net income

 

 

 

 

 

 

 

 

 

 

 

27,320

 

 

 

 

 

 

2,418

 

 

 

29,738

 

Issuance of 2,169 shares of common stock, net

 

 

2

 

 

 

170,679

 

 

 

9,790

 

 

 

 

 

 

 

 

 

 

 

 

180,471

 

Other offering costs

 

 

 

 

 

(802

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(802

)

Issuance of 103 membership units

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

8,278

 

 

 

8,278

 

Distributions declared ($0.410 per share January

   2017, $0.415 per share February through June 2017)

 

 

 

 

 

 

 

 

 

 

 

(40,071

)

 

 

 

 

 

(3,733

)

 

 

(43,804

)

Change in fair value of interest rate swap agreements

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(1,606

)

 

 

(125

)

 

 

(1,731

)

Realized loss on interest rate swap agreements

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(804

)

 

 

(69

)

 

 

(873

)

Conversion of one membership unit to one share of common stock

 

 

 

 

 

27

 

 

 

 

 

 

 

 

 

 

 

 

(27

)

 

 

 

Redemption of 39 shares of common stock

 

 

 

 

 

(3,016

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(3,016

)

Balance, June 30, 2017

 

$

17

 

 

$

1,176,319

 

 

$

 

 

$

(102,711

)

 

$

(318

)

 

$

93,491

 

 

$

1,166,798

 

 

 

 

Common

Stock

 

 

Additional

Paid-in Capital

 

 

Subscriptions

Receivable

 

 

Cumulative

Distributions in Excess of Retained Earnings

 

 

Accumulated Other

Comprehensive

Income

 

 

Non-controlling

Interests

 

 

Total

 

Balance, January 1, 2018

 

$

19

 

 

$

1,301,979

 

 

$

(15

)

 

$

(120,280

)

 

$

5,122

 

 

$

97,376

 

 

$

1,284,201

 

Net income

 

 

 

 

 

 

 

 

 

 

 

34,546

 

 

 

 

 

 

2,834

 

 

 

37,380

 

Issuance of 1,405 shares of common stock, net

 

 

1

 

 

 

114,040

 

 

 

(485

)

 

 

 

 

 

 

 

 

 

 

 

113,556

 

Other offering costs

 

 

 

 

 

(525

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(525

)

Issuance of 194 membership units

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

15,797

 

 

 

15,797

 

Distributions declared ($0.415 per share January 2018, $0.43 per

   share February through June 2018)

 

 

 

 

 

 

 

 

 

 

 

(50,095

)

 

 

 

 

 

(4,855

)

 

 

(54,950

)

Change in fair value of interest rate swap agreements

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

22,188

 

 

 

1,809

 

 

 

23,997

 

Conversion of eight membership units to eight shares of common stock

 

 

 

 

 

684

 

 

 

 

 

 

 

 

 

 

 

 

(684

)

 

 

 

Redemption of 74 shares of common stock

 

 

 

 

 

(5,889

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(5,889

)

Cancellation of nine shares of common stock

 

 

 

 

 

(748

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(748

)

Balance, June 30, 2018

 

$

20

 

 

$

1,409,541

 

 

$

(500

)

 

$

(135,829

)

 

$

27,310

 

 

$

112,277

 

 

$

1,412,819

 

 

The accompanying notes are an integral part of these condensed consolidated financial statements.

 

 

3


 

Broadstone Net Lease, Inc. and Subsidiaries

Condensed Consolidated Statements of Cash Flows

(Unaudited)

(in thousands)

 

 

 

For the six months

ended June 30,

 

 

 

2018

 

 

2017

 

Operating activities

 

 

 

 

 

 

 

 

Net income

 

$

37,380

 

 

$

29,738

 

Adjustments to reconcile net income including non-controlling interest to net cash provided by

   operating activities:

 

 

 

 

 

 

 

 

Depreciation and amortization including intangibles associated with investment in rental property

 

 

39,901

 

 

 

29,714

 

Amortization of debt issuance costs charged to interest expense

 

 

862

 

 

 

787

 

Straight-line rent and financing lease adjustments

 

 

(10,303

)

 

 

(8,068

)

Cost of debt extinguishment

 

 

51

 

 

 

3,615

 

Gain on sale of real estate

 

 

(7,595

)

 

 

(6,280

)

Settlement of interest rate swap, liability

 

 

 

 

 

(1,965

)

Leasing fees paid

 

 

(1,177

)

 

 

(1,796

)

Non-cash interest

 

 

 

 

 

(1,349

)

Other non-cash items

 

 

329

 

 

 

237

 

Changes in assets and liabilities:

 

 

 

 

 

 

 

 

Tenant and other receivables

 

 

54

 

 

 

(18

)

Prepaid expenses and other assets

 

 

(1,570

)

 

 

(941

)

Accounts payable and other liabilities

 

 

1,046

 

 

 

797

 

Accrued interest payable

 

 

(303

)

 

 

837

 

Net cash provided by operating activities

 

 

58,675

 

 

 

45,308

 

 

 

 

 

 

 

 

 

 

Investing activities

 

 

 

 

 

 

 

 

Acquisition of rental property accounted for using the operating method, net of mortgage assumed

   of $20,845 and $0 in 2018 and 2017, respectively

 

 

(216,036

)

 

 

(185,179

)

Acquisition of rental property accounted for using the direct financing method

 

 

(430

)

 

 

(3,546

)

Capital expenditures and improvements

 

 

(1,445

)

 

 

(3,871

)

Proceeds from disposition of rental property, net

 

 

30,289

 

 

 

28,929

 

Increase in tenant and capital reserves

 

 

(98

)

 

 

(81

)

Net cash used in investing activities

 

 

(187,720

)

 

 

(163,748

)

 

 

 

 

 

 

 

 

 

Financing activities

 

 

 

 

 

 

 

 

Proceeds from issuance of common stock, net

 

 

88,701

 

 

 

161,435

 

Redemptions of common stock

 

 

(5,889

)

 

 

(3,016

)

Borrowings on mortgages, notes payable and unsecured term notes, net of mortgages assumed of

   $20,845 and $0 in 2018 and 2017, respectively

 

 

90,000

 

 

 

400,000

 

Principal payments on mortgages and notes payable

 

 

(2,442

)

 

 

(374,023

)

Borrowings on unsecured revolver

 

 

115,000

 

 

 

175,000

 

Repayments on unsecured revolver

 

 

(115,500

)

 

 

(187,000

)

Cash distributions paid to stockholders

 

 

(25,245

)

 

 

(21,091

)

Cash distributions paid to non-controlling interests

 

 

(4,785

)

 

 

(3,727

)

Debt issuance costs paid

 

 

(72

)

 

 

(8,470

)

Net cash provided by financing activities

 

 

139,768

 

 

 

139,108

 

Net increase in cash and cash equivalents and restricted cash

 

 

10,723

 

 

 

20,668

 

Cash and cash equivalents and restricted cash at beginning of period

 

 

10,099

 

 

 

23,103

 

Cash and cash equivalents and restricted cash at end of period

 

$

20,822

 

 

$

43,771

 

 

 

 

 

 

 

 

 

 

Reconciliation of cash and cash equivalents and restricted cash

 

 

 

 

 

 

 

 

Cash and cash equivalents at beginning of period

 

$

9,355

 

 

$

21,635

 

Restricted cash at beginning of period

 

 

744

 

 

 

1,468

 

Cash and cash equivalents and restricted cash at beginning of period

 

$

10,099

 

 

$

23,103

 

 

 

 

 

 

 

 

 

 

Cash and cash equivalents at end of period

 

$

13,765

 

 

$

35,752

 

Restricted cash at end of period

 

 

7,057

 

 

 

8,019

 

Cash and cash equivalents and restricted cash at end of period

 

$

20,822

 

 

$

43,771

 

 

The accompanying notes are an integral part of these condensed consolidated financial statements.

 

 

4


 

Broadstone Net Lease, Inc. and Subsidiaries

Notes to the Condensed Consolidated Financial Statements (Unaudited)

(in thousands)

1. Business Description

Broadstone Net Lease, Inc. (the “Corporation”) is a Maryland corporation formed on October 18, 2007, that elected to be taxed as a real estate investment trust (“REIT”) commencing with the taxable year ended December 31, 2008. The Corporation focuses on investing in income-producing, net leased commercial properties. The Corporation leases properties to retail, healthcare, industrial, office, and other commercial businesses under long-term lease agreements. Properties are generally leased on a triple-net basis such that tenants pay all operating expenses relating to the property, including, but not limited to, property taxes, insurance, maintenance, repairs, and capital costs, during the lease term. As of June 30, 2018, the Corporation owned a diversified portfolio of 558 individual net leased commercial properties located in 42 states throughout the continental United States.

Broadstone Net Lease, LLC (the “Operating Company”), is the entity through which the Corporation conducts its business and owns (either directly or through subsidiaries) all of the Corporation’s properties. The Corporation is the sole managing member and primary owner of the economic interest of the Operating Company. The remaining interests in the Operating Company, which are referred to as non-controlling interests, are held by members who acquired their interest by contributing property to the Operating Company in exchange for membership units of the Operating Company. As the Corporation conducts substantially all of its operations through the Operating Company, it is structured as what is referred to as an Umbrella Partnership Real Estate Investment Trust (“UPREIT”). The following table summarizes the economic ownership interest in the Operating Company as of June 30, 2018 and December 31, 2017:

 

Percentage of shares owned by

 

June 30,

2018

 

 

December 31,

2017

 

Corporation

 

 

92.1

%

 

 

92.4

%

Non-controlling interests

 

 

7.9

%

 

 

7.6

%

 

 

 

100.0

%

 

 

100.0

%

The Corporation operates under the direction of its board of directors (the “Board of Directors”), which is responsible for the management and control of the Company’s (as defined below) affairs. The Corporation is externally managed and its board of directors has retained the Corporation’s sponsor, Broadstone Real Estate, LLC (the “Manager”) and Broadstone Asset Management, LLC (the “Asset Manager”) to manage the Corporation’s day-to-day affairs, to implement the Corporation’s investment strategy, and to provide certain property management services for the Corporation’s properties, subject to the Board of Directors’ direction, oversight, and approval. The Asset Manager is a wholly-owned subsidiary of the Manager and all of the Corporation’s officers are employees of the Manager. Accordingly, both the Manager and the Asset Manager are related parties of the Company. Refer to Note 3 for further discussion over related parties and related party transactions.

2. Summary of Significant Accounting Policies

Interim Information

The accompanying unaudited Condensed Consolidated Financial Statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information (Accounting Standards Codification (“ASC”) 270, Interim Reporting) and Article 10 of the Securities and Exchange Commission’s (“SEC”) Regulation S-X. Accordingly, the Corporation has omitted certain footnote disclosures which would substantially duplicate those contained within the audited consolidated financial statements for the year ended December 31, 2017, included in the Company’s 2017 Annual Report on Form 10-K, filed with the SEC on March 15, 2018. Therefore, the readers of this quarterly report should refer to those audited consolidated financial statements, specifically Note 2, Summary of Significant Accounting Policies, for further discussion of significant accounting policies and estimates. The Corporation believes all adjustments necessary for a fair presentation have been included in these interim Condensed Consolidated Financial Statements (which include only normal recurring adjustments).

Principles of Consolidation

The Condensed Consolidated Financial Statements include the accounts and operations of the Corporation, the Operating Company and its consolidated subsidiaries, all of which are wholly owned by the Operating Company (collectively, the “Company”). All intercompany balances and transactions have been eliminated in consolidation.

5


 

To the extent the Corporation has a variable interest in entities that are not evaluated under the variable interest entity (“VIE”) model, the Corporation evaluates its interests using the voting interest entity model. The Corporation holds a 92.1% interest in the Operating Company at June 30, 2018, and is the sole managing member of the Operating Company, which gives the Corporation exclusive and complete responsibility for the day-to-day management, authority to make decisions, and control of the Operating Company. Based on consolidation guidance, the Corporation concluded that the Operating Company is a VIE as the members in the Operating Company do not possess kick-out rights or substantive participating rights. Accordingly, the Corporation consolidates its interest in the Operating Company. However, as the Corporation holds the majority voting interest in the Operating Company, it qualifies for the exemption from providing certain disclosure requirements associated with investments in VIEs.

The portion of the Operating Company not owned by the Corporation is presented as non-controlling interests as of and during the periods presented.

Basis of Accounting

The Condensed Consolidated Financial Statements have been prepared in accordance with GAAP.

Use of Estimates

The preparation of Condensed Consolidated Financial Statements in conformity with GAAP requires management to make certain estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the Condensed Consolidated Financial Statements and the reported amounts of revenues and expenses during the reporting periods. Significant estimates include, but are not limited to, the allocation of purchase price between investment in rental property and intangible assets acquired and liabilities assumed, the value of long-lived assets, the provision for impairment, the depreciable lives of rental property, the amortizable lives of intangible assets and liabilities, the allowance for doubtful accounts, the fair value of assumed debt and notes payable, the fair value of the Company’s interest rate swap agreements, and the determination of any uncertain tax positions. Accordingly, actual results may differ from those estimates.

Restricted Cash

Restricted cash includes escrow funds the Company maintains pursuant to the terms of certain mortgage and notes payable and lease agreements, and undistributed proceeds from the sale of properties under Section 1031 of the Internal Revenue Code.

Revenue Recognition

At the inception of a new lease arrangement, including new leases that arise from amendments, the Company assesses the terms and conditions to determine the proper lease classification. A lease arrangement is classified as an operating lease if none of the following criteria are met: (i) ownership transfers to the lessee prior to or shortly after the end of the lease term, (ii) lessee has a bargain purchase option during or at the end of the lease term, (iii) the lease term is greater than or equal to 75% of the underlying property’s estimated useful life, or (iv) the present value of the future minimum lease payments (excluding executory costs) is greater than or equal to 90% of the fair value of the leased property. If one or more of these criteria are met, and the minimum lease payments are determined to be reasonably predictable and collectible, the lease arrangement is generally accounted for as a direct financing lease. Consistent with Financial Accounting Standards Board (“FASB”) ASC 840, Leases, if the fair value of the land component is 25% or more of the total fair value of the leased property, the land is considered separately from the building for purposes of applying the lease term and minimum lease payments criterion in (iii) and (iv) above.

Revenue recognition methods for operating leases and direct financing leases are described below:

Rental property accounted for under operating leases – Revenue is recognized as rents are earned on a straight-line basis over the non-cancelable terms of the related leases. In most cases, revenue recognition under operating leases begins when the lessee takes possession of, or controls, the physical use of the leased asset. Generally, this occurs on the lease commencement date. For leases that have fixed and measurable rent escalations, the difference between such rental income earned and the cash rent due under the provisions of the lease is recorded as Accrued rental income on the Condensed Consolidated Balance Sheets.

Rental property accounted for under direct financing leases – The Company utilizes the direct finance method of accounting to record direct financing lease income. For a lease accounted for as a direct financing lease, the net investment in the direct financing lease represents receivables for the sum of future minimum lease payments and the estimated residual value of the leased property, less the unamortized unearned income. Unearned income is deferred and amortized into income over the lease terms so as to produce a constant periodic rate of return on the Company’s net investment in the leases.

6


 

Adoption of ASU 2014-09, described further in Recently Adopted Accounting Standards elsewhere in Note 2, did not have an impact on the nature, amount or timing of revenue recognized for operating leases and direct financing leases as revenue from these sources is derived from lease contracts and therefore falls outside the scope of this guidance.  

Sales of Real Estate

As described further in Recently Adopted Accounting Standards elsewhere in Note 2, the Company adopted ASU 2017-05, effective January 1, 2018. Under ASU 2017-05, the Company’s sales of real estate are generally considered to be sales to non-customers, requiring the Company to identify each distinct non-financial asset promised to the buyer. The Company determines whether the buyer obtains control of the non-financial assets, achieved through the transfer of the risks and rewards of ownership of the non-financial assets. If control is transferred to the buyer, the Company derecognizes the asset.

If the Company determines that it did not transfer control of the non-financial assets to the buyer, the Company will analyze the contract for separate performance obligations and allocate a portion of the sales price to each performance obligation. As performance obligations are satisfied, the Company will recognize the respective income in the Condensed Consolidated Statements of Income and Comprehensive Income.

The Company accounts for discontinued operations if disposals of properties represent a strategic shift in operations. Those strategic shifts would need to have a major effect on the Company’s operations and financial results in order to meet the definition.

Rent Received in Advance

Rent received in advance represents tenant payments received prior to the contractual due date and are included in Accounts payable and other liabilities on the Condensed Consolidated Balance Sheets. Rents received in advance at June 30, 2018 and December 31, 2017 are as follows:

 

(in thousands)

 

June 30,

2018

 

 

December 31,

2017

 

Rents received in advance

 

$

8,253

 

 

$

8,585

 

Allowance for Doubtful Accounts

Management periodically reviews the sufficiency of the allowance for doubtful accounts, taking into consideration its historical losses and existing economic conditions, and adjusts the allowance as it considers necessary.  Uncollected tenant receivables are written off against the allowance when all possible means of collection have been exhausted.  

The following table summarizes the changes in the allowance for doubtful accounts for the six months ended June 30, 2018 and the year ended December 31, 2017:

 

(in thousands)

 

June 30,

2018

 

 

December 31,

2017

 

Beginning balance

 

$

742

 

 

$

323

 

Provision for doubtful accounts

 

 

586

 

 

 

419

 

Write-offs

 

 

(177

)

 

 

 

Ending balance

 

$

1,151

 

 

$

742

 

Derivative Instruments

The Company uses interest rate swap agreements to manage risks related to interest rate movements. The interest rate swap agreements, designated and qualifying as cash flow hedges, are reported at fair value. The gain or loss on the qualifying hedges is initially included as a component of other comprehensive income or loss and is subsequently reclassified into earnings when interest payments on the related debt are incurred and as the swap net settlements occur. The Company documents its risk management strategy and hedge effectiveness at the inception of and during the term of each hedge. The Company’s interest rate risk management strategy is intended to stabilize cash flow requirements by maintaining interest rate swap agreements to convert certain variable-rate debt to a fixed rate.

7


 

Non-controlling Interests

Non-controlling interests represents the membership interests held in the Operating Company of 7.9% and 7.6% at June 30, 2018 and December 31, 2017, respectively, by third parties which are accounted for as a separate component of equity.

The Company periodically adjusts the carrying value of non-controlling interests to reflect their share of the book value of the Operating Company. Such adjustments are recorded to Additional paid-in capital as a reallocation of Non-controlling interests in the Condensed Consolidated Statements of Stockholders’ Equity.

Fair Value Measurements

ASC 820, Fair Value Measurements and Disclosures, defines fair value as the price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. ASC 820 also establishes a three-tier fair value hierarchy, which prioritizes the inputs used in measuring fair value.  

The balances of financial instruments measured at fair value on a recurring basis at June 30, 2018 and December 31, 2017 are as follows (see Note 10):

 

 

 

June 30, 2018

 

(in thousands)

 

Total

 

 

Level 1

 

 

Level 2

 

 

Level 3

 

Interest rate swap, assets

 

$

30,169

 

 

$

 

 

$

30,169

 

 

$

 

Interest rate swap, liabilities

 

 

(184

)

 

 

 

 

 

(184

)

 

 

 

 

 

$

29,985

 

 

$

 

 

$

29,985

 

 

$

 

 

 

 

December 31, 2017

 

 

 

Total

 

 

Level 1

 

 

Level 2

 

 

Level 3

 

Interest rate swap, assets

 

$

11,008

 

 

$

 

 

$

11,008

 

 

$

 

Interest rate swap, liabilities

 

 

(5,020

)

 

 

 

 

 

(5,020

)

 

 

 

 

 

$

5,988

 

 

$

 

 

$

5,988

 

 

$

 

The Company has estimated that the carrying amount reported on the Condensed Consolidated Balance Sheets for Cash and cash equivalents, Restricted cash, Tenant and other receivables, net, Notes receivable, and Accounts payable and other liabilities approximates their fair values due to their short-term nature.

The following table summarizes the carrying amount reported on the Condensed Consolidated Balance Sheets and the Company’s estimate of the fair value of the Mortgage and notes payable, net, Unsecured term notes, net, and Unsecured revolver at June 30, 2018 and December 31, 2017:

 

(in thousands)

 

June 30,

2018

 

 

December 31,

2017

 

Carrying amount

 

$

1,289,302

 

 

$

1,181,470

 

Fair value

 

 

1,254,423

 

 

 

1,177,197

 

The fair value of the Company’s debt was estimated using Level 2 and Level 3 inputs based on recent financing transactions, estimates of the fair value of the property that serves as collateral for such debt, historical risk premiums for loans of comparable quality, current LIBOR, US treasury obligation interest rates, and on the discounted estimated future cash payments to be made on such debt. The discount rates estimated reflect the Company’s judgment as to the approximate current lending rates for loans or groups of loans with similar maturities and assumes that the debt is outstanding through maturity. Market information, as available, or present value techniques were utilized to estimate the amounts required to be disclosed. Since such amounts are estimates that are based on limited available market information for similar transactions and do not acknowledge transfer or other repayment restrictions that may exist on specific loans, it is unlikely that the estimated fair value of any such debt could be realized by immediate settlement of the obligation.

The Company did not have any assets measured at fair value on a nonrecurring basis at June 30, 2018.

8


 

Taxes Collected From Tenants and Remitted to Governmental Authorities

The Company’s properties are generally leased on a triple-net basis, which provides that the tenants are responsible for the payment of all property operating expenses, including, but not limited to, property taxes, maintenance, insurance, repairs, and capital costs, during the lease term. The Company records such expenses on a net basis.

The following table summarizes the approximate property tax payments made directly to the taxing authorities by the Company’s tenants, pursuant to their lease obligations, for the three and six months ended June 30, 2018 and 2017:

 

 

 

For the three months ended

June 30,

 

 

For the six months ended

June 30,

 

(in thousands)

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Property taxes paid by tenants directly to taxing authority

 

$

2,786

 

 

$

3,498

 

 

$

11,968

 

 

$

10,957

 

In some situations, the Company may collect property taxes from its tenants and remit those taxes to governmental authorities. Taxes collected from tenants and remitted to governmental authorities are presented on a gross basis, where revenue is included in Operating expenses reimbursed from tenants and expense is included in Property and operating expense in the accompanying Condensed Consolidated Statements of Income and Comprehensive Income.

The following table summarizes taxes collected from tenants and remitted to governmental authorities for the three and six months ended June 30, 2018 and 2017:

 

 

 

For the three months ended

June 30,

 

 

For the six months ended

June 30,

 

(in thousands)

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Property taxes collected from tenants

 

$

1,215

 

 

$

544

 

 

$

2,410

 

 

$

1,179

 

Property taxes remitted on behalf of  tenants

 

 

1,316

 

 

 

560

 

 

 

2,473

 

 

 

1,199

 

Recently Adopted Accounting Standards

In August 2017, the FASB issued Accounting Standards Update (“ASU”) 2017-12, Derivatives and Hedging (Topic 815): Targeted Improvements to Accounting for Hedging Activities. ASU 2017-12 amends the designation and measurement guidance for qualifying hedging transactions and the presentation of hedge results in an entity’s financial statements. The new guidance removes the concept of separately measuring and reporting hedge ineffectiveness and requires a company to present the earnings effect of the hedging instrument in the same income statement line item in which the earnings effect of the hedged item is reported. Disclosure requirements have been modified to include a tabular disclosure related to the effect of hedging instruments on the income statement and eliminate the requirement to disclose the ineffective portion of the change in fair value of such instruments. The new guidance is effective January 1, 2019, with early adoption permitted, and provides companies with a modified retrospective transition method for each cash flow and net investment hedge relationship existing on the date of adoption. This adoption method requires a company to recognize the cumulative effect of initially applying the ASU as an adjustment to accumulated other comprehensive income with a corresponding adjustment to the opening balance of retained earnings as of the beginning of the fiscal year that an entity adopts the update. The Company adopted the guidance effective January 1, 2018. The Company did not recognize a cumulative effect adjustment upon adoption as the Company had not recognized ineffectiveness on any of the hedging instruments existing as of the date of adoption.

In November 2016, the FASB issued ASU 2016-18, Statement of Cash Flows—Restricted Cash. ASU 2016-18 requires that the statement of cash flows explain the change during the period in the total of cash, cash equivalents, and amounts generally described as restricted cash or cash equivalents. Therefore, amounts generally described as restricted cash and equivalents should be included with cash and cash equivalents when reconciling the beginning and end of period total amounts on the statement of cash flows. Previously, there had been no specific guidance to address how to classify or present these changes. ASU 2016-18 became effective, on a retrospective basis, for interim and annual periods beginning after December 15, 2017, with early adoption permitted. The Company adopted ASU 2016-18 as of January 1, 2018. In line with the retrospective adoption of this standard, the Company removed the change in restricted cash from cash flows used in investing activities of $(6,551) for the six months ended June 30, 2017. See Reclassifications elsewhere in Note 2.

9


 

In August 2016, the FASB issued ASU 2016-15, Classification of Certain Cash Receipts and Cash Payments. ASU 2016-15 provides classification guidance for eight specific topics, including but not limited to, debt extinguishment costs, contingent consideration payments made after a business combination, and distributions received from equity method investees. ASU 2016-15 became effective, on a retrospective basis, for interim and annual periods beginning after December 15, 2017, with early adoption permitted. The Company adopted ASU 2016-15 as of January 1, 2018. The classification of debt extinguishment costs in the Condensed Consolidated Statements of Cash Flows addressed by ASU 2016-15 is applicable to the Company. However, adoption of this guidance did not have an impact on the Company’s Condensed Consolidated Statements of Cash Flows, as the Company historically classified these cash flows as required by the guidance.  

In May 2014, the FASB issued ASU 2014-09, Revenue from Contracts with Customers (Topic 606). ASU 2014-09, including all updates, is a comprehensive new revenue recognition model requiring a company to recognize revenue to depict the transfer of goods or services to a customer at an amount reflecting the consideration it expects to receive in exchange for those goods or services. In adopting ASU 2014-09, companies may use either a full retrospective or a modified retrospective approach. Additionally, this guidance requires improved disclosures regarding the nature, amount, timing, and uncertainty of revenue and cash flows arising from contracts with customers. The Company adopted ASU 2014-09 as of January 1, 2018 on a modified retrospective basis. The adoption had no effect on the Company’s Condensed Consolidated Financial Statements as the Company’s revenues are lease related, which are not subject to the provisions of ASU 2014-09.

In February 2017, the FASB issued ASU 2017-05, Other Income Gains and Losses from the Derecognition of Nonfinancial Assets. This new guidance was required to be adopted concurrently with the amendments in ASU 2014-09. The new pronouncement adds guidance for partial sales of nonfinancial assets, including real estate. In adopting ASU 2017-05, companies may use either a full retrospective or a modified retrospective approach. The Company previously recognized revenue on sales of real estate at the time the asset was transferred (i.e., at the time of closing). Upon adoption of ASU 2014-09, as discussed above, and therefore ASU 2017-05, the Company now evaluates any separate contract or performance obligation to determine proper timing of revenue recognition, as well as sales price allocation when a performance obligation is identified. Adoption of this pronouncement had no effect on the Company’s Condensed Consolidated Financial Statements during the three or six months ended June 30, 2018 or in any periods.

Other Recently Issued Accounting Standards

In February 2016, the FASB issued ASU 2016-02, Leases (Topic 842), which supersedes the existing guidance for lease accounting, Leases (Topic 840). ASU 2016-02 requires lessees to recognize a right-of-use asset and a corresponding lease liability, initially measured at the present value of lease payments, for both operating and financing leases. For leases with a term of 12 months or less, lessees will be permitted to make an accounting policy election by class of underlying asset to not recognize lease liabilities and lease assets. Under the new pronouncement, lessor accounting will be largely unchanged from existing GAAP, however disclosures will be expanded.  The standard also eliminates current real estate-specific provisions and changes the guidance on sale-leaseback transactions, initial direct costs and lease executory costs for all entities. The provisions of ASU 2016-02 that are relevant to the Company’s accounting as lessor include those relating to 1) non-lease components of leases, 2) lease classification tests and 3) requirements to expense, on an as-incurred basis, certain initial direct costs that are not incremental in negotiating a lease. Under existing standards, certain of these costs are capitalizable and, therefore, adoption of this new standard may result in these costs being expensed as incurred. The Company is primarily a lessor and does not have any material leases where it is the lessee. Adoption of ASU 2016-02 is therefore not expected to have a material impact on the Company’s Condensed Financial Statements as it relates to leases where the Company is the lessee. Upon adoption, the Company will be required to record certain expenses paid directly by tenants that protect the Company’s interest as lessor in those properties, such as real estate taxes, on a gross basis, where revenue and the corresponding expense will be recorded and presented in the Consolidated Statements of Income and Comprehensive Income.  The Company currently records and presents certain of these items on a net basis (see Taxes Collected From Tenants and Remitted to Governmental Authorities elsewhere in Note 2). Although there is not expected to be any impact to net income or cash flows as a result of a gross presentation of these payments, such presentation would have the impact of increasing both reported revenues and property expenses. The Company will evaluate additional guidance in this area as it becomes available. The new standard provides a number of practical expedients that companies may elect as part of transitional reporting. These include 1) an election not to reassess upon transition whether any expired or existing contracts are leases or contain leases, the lease classification for any expired or existing leases, and initial direct costs for existing leases, and 2) an election to use hindsight when evaluating the lease term of existing contracts, and impairment of right of use assets. The Company currently anticipates it will only elect the first of these practical expedients. In adopting the new guidance, companies are required to recognize and measure leases at the beginning of the earliest period presented using a modified retrospective approach. The amendments are effective January 1, 2019, with early adoption permitted. The Company has completed its initial inventory of leases and is in the process of identifying changes needed to its processes and systems impacted by the new standard. The Company is continuing to evaluate the impact that adoption of this guidance will have on its Condensed Consolidated Financial Statements and footnote disclosures, including quantifying the impact of the requirement to report certain items on a gross basis, until the guidance becomes effective.

10


 

Reclassifications

As described below, certain prior period amounts have been reclassified to conform with the current period’s presentation.

In connection with the adoption of ASU 2016-18, discussed in Recently Adopted Accounting Standards elsewhere in Note 2, certain reclassifications have been made to prior period balances to conform to current presentation in the Condensed Consolidated Statements of Cash Flows. Under ASU 2016-18, changes in restricted cash which were previously shown in cash flows used in investing activities in the Condensed Consolidated Statements of Cash Flows are now reflected as part of the total change in cash, cash equivalents and restricted cash in the Condensed Consolidated Statements of Cash Flows.

3. Related-Party Transactions

Property Management Agreement

The Corporation and the Operating Company are a party to a property management agreement (as amended, the “Property Management Agreement”) with the Manager, a related party in which certain directors of the Corporation have either a direct or indirect ownership interest. Under the terms of the Property Management Agreement, the Manager manages and coordinates certain aspects of the leasing of the Corporation’s rental property.

In exchange for services provided under the Property Management Agreement, the Manager receives certain fees and other compensation as follows:

 

(a)

3% of gross rentals collected each month from the rental property for property management services (other than one property, which has a separate agreement for 5% of gross rentals); and

 

(b)

Re-leasing fees for existing rental property equal to one month’s rent for a new lease with an existing tenant and two months’ rent for a new lease with a new tenant.

Effective January 1, 2018, the Property Management Agreement was amended to, among other things, extend the recurring term of the agreement from one year to three years, clarify termination provisions, include a Termination Event concept and a Key Person Event concept, each as defined in the Property Management Agreement, and remove fee provisions relating to short-term financing or guarantees provided by the Manager to the Operating Company.

The Property Management Agreement will automatically renew on January 1, 2019 for three years ending December 31, 2021, subject to earlier termination pursuant to the terms of the Property Management Agreement. The Property Management Agreement provides for termination (i) immediately by the Corporation’s Independent Directors Committee (“IDC”) for Cause, as defined in the Property Management Agreement, (ii) by the IDC, upon 30 days’ written notice to the Manager, in connection with a change of control of the Manager, as defined in the Property Management Agreement, (iii) by the IDC, by providing the Manager with written notice of termination not less than one year prior to the last calendar day of any renewal term, (iv) by the Manager upon written notice to the Company not less than one year prior to the last calendar day of any renewal period, (v) automatically in the event of a Termination Event, and (vi) by the IDC upon a Key Person Event.

If the Corporation terminates the agreement prior to any renewal term or in any manner described above, other than termination by the Corporation for Cause, the Corporation will be subject to a termination fee equal to three times the Management Fees, as defined in the Property Management Agreement, to which the Manager was entitled during the 12-month period immediately preceding the date of such termination. Although not terminable as of June 30, 2018, if the Property Management Agreement had been terminated at June 30, 2018, subject to the conditions noted above, the termination fee would have been $17,145.

Asset Management Agreement

The Corporation and the Operating Company are party to an asset management agreement (as amended, the “Asset Management Agreement”) with the Asset Manager, a single member limited liability company with the Manager as the single member, and therefore a related party in which certain directors of the Corporation have an indirect ownership interest. Under the terms of the Asset Management Agreement, the Asset Manager is responsible for, among other things, the Corporation’s acquisition, initial leasing, and disposition strategies, financing activities, and providing support to the Corporation’s IDC for its valuation functions and other duties. The Asset Manager also designates two individuals to serve on the Board of Directors of the Corporation.

11


 

Effective January 1, 2018, the Asset Management Agreement was amended to, among other things, extend the recurring term of the agreement from one year to three years, provide for additional disposition fee provisions, and include a Disposition Event concept and Key Person Event concept, each as defined in the amended Asset Management Agreement. The Asset Management Agreement defines a Disposition Event in the same manner as a Termination Event is defined in the Property Management Agreement discussed above.

Under the terms of the Asset Management Agreement, the Asset Manager is compensated as follows:

 

(a)

a quarterly asset management fee equal to 0.25% of the aggregate value of common stock, based on the per share value as determined by the IDC each quarter, on a fully diluted basis as if all interests in the Operating Company had been converted into shares of the Corporation’s common stock;  

 

(b)

0.5% of the proceeds from future equity closings as reimbursement for offering, marketing, and brokerage expenses;

 

(c)

1% of the gross purchase price paid for each rental property acquired (other than acquisitions described in (d) below), including any property contributed in exchange for membership interests in the Operating Company;

 

(d)

2% of the gross purchase price paid for each rental property acquired in the event that the acquisition of a rental property requires a new lease (as opposed to the assumption of an existing lease), such as a sale-leaseback transaction;

 

(e)

1% of the gross sale price received for each rental property disposition; and

 

(f)

1% of the Aggregate Consideration, as defined in the Asset Management Agreement, received in connection with a Disposition Event.  

The Asset Management Agreement will automatically renew on January 1, 2019 for three years ending December 31, 2021, subject to earlier termination pursuant to the terms of the Asset Management Agreement. The Asset Management Agreement provides for termination (i) immediately by the IDC for Cause, as defined in the Asset Management Agreement, (ii) by the IDC, upon 30 days’ written notice to the Asset Manager, in connection with a change in control of the Asset Manager, as defined in the Asset Management Agreement, (iii) by the IDC, by providing the Asset Manager with written notice of termination not less than one year prior to the last calendar of any renewal term, (iv) by the Asset Manager upon written notice to the Company not less than one year prior to the last calendar day of any renewal period, (v) automatically in the event of a Disposition Event, and (vi) by the IDC upon a Key Person Event.

If the Corporation terminates the agreement prior to any renewal term or in any manner described above, other than termination by the Corporation for Cause, the Corporation will be required to pay to the Asset Manager a termination fee equal to three times the Asset Management Fee to which the Asset Manager was entitled during the 12-month period immediately preceding the date of such termination. Although not terminable as of June 30, 2018, if the Asset Management Agreement had been terminated at June 30, 2018, subject to the conditions noted above, the termination fee would have been $49,167.

Total fees incurred under the Property Management Agreement and Asset Management Agreement for the three and six months ended June 30, 2018 and 2017, are as follows:

 

(in thousands)

 

 

 

For the three months ended

June 30,

 

 

For the six months ended

June 30,

 

Type of Fee

 

Financial Statement Presentation

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Asset management fee

 

Asset management fees

 

$

4,313

 

 

$

3,629

 

 

$

8,456

 

 

$

6,822

 

Property management fee

 

Property management fees

 

 

1,595

 

 

 

1,218

 

 

 

3,112

 

 

 

2,386

 

Total management fee expense

 

 

 

 

5,908

 

 

 

4,847

 

 

 

11,568

 

 

 

9,208

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marketing fee (offering costs)

 

Additional paid-in capital

 

 

301

 

 

 

391

 

 

 

525

 

 

 

802

 

Acquisition fee

 

Capitalized as a component of assets acquired

 

 

1,380

 

 

 

1,032

 

 

 

2,386

 

 

 

1,929

 

Leasing fee

 

Leasing fees, net

 

 

392

 

 

 

899

 

 

 

1,177

 

 

 

1,796

 

Disposition fee

 

Gain on sale of real estate

 

 

155

 

 

 

240

 

 

 

323

 

 

 

303

 

Total management fees

 

 

 

$

8,136

 

 

$

7,409

 

 

$

15,979

 

 

$

14,038

 

 

Included in management fees are $915 and $722 of unpaid fees recorded in Due to related parties on the Condensed Consolidated Balance Sheets at June 30, 2018 and December 31, 2017, respectively. All fees related to the Property Management Agreement and the Asset Management Agreement are paid for in cash within the Company’s normal payment cycle for vendors.

12


 

4. Acquisitions

The Company closed on the following acquisitions during the six months ended June 30, 2018:

 

(in thousands, except number of properties)

 

 

 

 

 

 

 

 

 

Date

 

Property Type

 

Number of

Properties

 

 

Real Estate

Acquisition

Price

 

 

March 27, 2018

 

Industrial

 

 

1

 

 

$

22,000

 

 

March 30, 2018

 

Retail/Industrial

 

 

26

 

 

 

78,530

 

 

April 30, 2018

 

Other

 

 

1

 

 

 

16,170

 

 

June 6, 2018

 

Industrial

 

 

1

 

 

 

8,500

 

 

June 14, 2018

 

Industrial

 

 

1

 

 

 

39,700

 

 

June 14, 2018

 

Retail

 

 

6

 

 

 

14,479

 

 

June 21, 2018

 

Retail

 

 

1

 

 

 

20,231

 

 

June 21, 2018

 

Industrial

 

 

1

 

 

 

38,340

 

(a)

June 29, 2018

 

Industrial

 

 

1

 

 

 

10,400

 

 

June 29, 2018

 

Retail

 

 

2

 

 

 

6,433

 

 

 

 

 

 

 

41

 

 

$

254,783

 

(b)

(a)

In conjunction with this acquisition, the Company assumed a mortgage with a principal balance of $20,845 with an interest rate of 4.36% and a maturity date of August 2025 (see Note 9).

(b)

Acquisition price does not include capitalized acquisition costs of $5,172.

The Company closed on the following acquisitions during the six months ended June 30, 2017:

 

(in thousands, except number of properties)

 

 

 

 

 

 

 

 

 

Date

 

Property Type

 

Number of

Properties

 

 

Real Estate

Acquisition

Price

 

 

January 18, 2017

 

Retail

 

 

1

 

 

$

2,520

 

 

March 1, 2017

 

Retail

 

 

9

 

 

 

87,196

 

 

April 28, 2017

 

Retail

 

 

25

 

 

 

48,898

 

 

June 2, 2017

 

Healthcare

 

 

2

 

 

 

13,300

 

 

June 15, 2017

 

Retail

 

 

2

 

 

 

2,700

 

 

June 30, 2017

 

Industrial

 

 

2

 

 

 

12,250

 

 

June 30, 2017

 

Healthcare

 

 

7

 

 

 

25,989

 

 

 

 

 

 

 

48

 

 

$

192,853

 

(c)

(c)

Acquisition price does not include capitalized acquisition costs of $4,150.

 

13


 

The Company allocated the purchase price of these properties to the fair value of the assets acquired and liabilities assumed. The following table summarizes the purchase price allocation for acquisitions completed during the six months ended June 30, 2018 and 2017, discussed above:

 

 

 

For the six months ended

June 30,

 

(in thousands)

 

2018

 

 

2017

 

Land

 

$

34,765

 

 

$

11,483

 

Land improvements

 

 

13,051

 

 

 

15,388

 

Buildings and other improvements

 

 

191,713

 

 

 

147,306

 

Acquired in-place leases(d)

 

 

24,995

 

 

 

20,838

 

Acquired above-market leases(e)

 

 

2,527

 

 

 

9,568

 

Acquired below-market leases(f)

 

 

(7,526

)

 

 

(11,126

)

Direct financing investments

 

 

430

 

 

 

3,546

 

Mortgage payable

 

 

(20,845

)

 

 

 

 

 

$

239,110

 

 

$

197,003

 

(d)

The weighted average amortization period for acquired in-place leases is 16 years and 18 years for acquisitions completed during the six months ended June 30, 2018 and 2017, respectively.

(e)

The weighted average amortization period for acquired above-market leases is 18 years and 19 years for acquisitions completed during the six months ended June 30, 2018 and 2017, respectively.

(f)

The weighted average amortization period for acquired below-market leases is 14 years and 18 years for acquisitions completed during the six months ended June 30, 2018 and 2017, respectively.

The above acquisitions were funded using a combination of available cash on hand and proceeds from the Company’s unsecured revolving line of credit. All of the acquisitions closed during the six months ended June 30, 2018 and 2017, qualified as asset acquisitions and, as such, acquisition costs were capitalized in accordance with ASU 2017-01, Business Combinations (Topic 805): Clarifying the Definition of a Business.

Subsequent to June 30, 2018, the Company closed on the following acquisitions (see Note 17):

 

(in thousands, except number of properties)

 

 

 

 

 

 

 

 

Date

 

Property Type

 

Number of

Properties

 

Acquisition Price

 

July 12, 2018

 

Industrial

 

1

 

$

11,212

 

July 17, 2018

 

Office

 

1

 

 

34,670

 

July 17, 2018

 

Retail

 

5

 

 

14,845

 

August 6, 2018

 

Industrial

 

2

 

 

4,802

 

 

 

 

 

9

 

$

65,529

 

 

The Company has not completed the allocation of the acquisition date fair values for the properties acquired subsequent to June 30, 2018; however, it expects the acquisitions to qualify as asset acquisitions and that the purchase price of these properties will primarily be allocated to land, land improvements, building and acquired lease intangibles.

14


 

5. Sale of Real Estate

The Company closed on the following sales of real estate, none of which qualified as discontinued operations, during the three and six months ended June 30, 2018 and 2017:

 

 

 

For the three months ended

June 30,

 

 

For the six months ended

June 30,

 

(in thousands, except number of properties)

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Number of properties disposed

 

 

6

 

 

 

5

 

 

 

11

 

 

 

6

 

Aggregate sale price

 

$

15,529

 

 

$

24,125

 

 

$

32,342

 

 

$

30,445

 

Aggregate carrying value

 

 

(10,295

)

 

 

(17,521

)

 

 

(22,694

)

 

 

(22,649

)

Additional sales expenses

 

 

(978

)

 

 

(1,127

)

 

 

(2,053

)

 

 

(1,516

)

Gain on sale of real estate

 

$

4,256

 

 

$

5,477

 

 

$

7,595

 

 

$

6,280

 

 

6. Investment in Rental Property and Lease Arrangements

The Company generally leases its investment rental property to established tenants. At June 30, 2018, the Company had 542 real estate properties which were leased under leases that have been classified as operating leases and 16 that have been classified as direct financing leases. Of the 16 leases classified as direct financing leases, four include land portions which are accounted for as operating leases (see Revenue Recognition within Note 2). Substantially all leases have initial terms of 10 to 20 years and provide for minimum rentals as defined in ASC 840, Leases. In addition, the leases generally provide for limited increases in rent as a result of fixed increases, increases in the Consumer Price Index, or increases in the tenant’s sales volume. Generally, the tenant is also required to pay all property taxes and assessments, substantially maintain the interior and exterior of the building, and maintain property and liability insurance coverage. The leases also typically provide one or more multiple year renewal options subject to generally the same terms and conditions as the initial lease.

Investment in Rental Property – Accounted for Using the Operating Method

Rental property subject to non-cancelable operating leases with tenants are as follows at June 30, 2018 and December 31, 2017:

 

(in thousands)

 

June 30,

2018

 

 

December 31,

2017

 

Land

 

$

377,906

 

 

$

348,940

 

Land improvements

 

 

222,704

 

 

 

211,674

 

Buildings

 

 

1,937,063

 

 

 

1,754,796

 

Tenant improvements

 

 

2,777

 

 

 

11,425

 

Equipment

 

 

8,597

 

 

 

7,689

 

 

 

 

2,549,047

 

 

 

2,334,524

 

Less accumulated depreciation

 

 

(175,671

)

 

 

(148,383

)

 

 

$

2,373,376

 

 

$

2,186,141

 

 

Depreciation expense on investment in rental property was as follows for the three months and six months ended June 30, 2018 and 2017:

 

 

 

For the three months ended

June 30,

 

 

For the six months ended

June 30,

 

(in thousands)

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Depreciation

 

$

15,985

 

 

$

11,924

 

 

$

31,149

 

 

$

23,855

 

15


 

Estimated minimum future rental receipts required under non-cancelable operating leases with tenants at June 30, 2018 are as follows:

 

(in thousands)

 

 

 

 

Remainder of 2018

 

$

101,964

 

2019

 

 

207,246

 

2020

 

 

210,613

 

2021

 

 

213,778

 

2022

 

 

216,274

 

Thereafter

 

 

2,054,707

 

 

 

$

3,004,582

 

 

Since lease renewal periods are exercisable at the option of the tenant, the above amounts only include future minimum lease payments due during the initial lease terms. In addition, such amounts exclude any potential variable rent increases that are based on the Consumer Price Index, or future contingent rents which may be received under the leases based on a percentage of the tenant’s gross sales.

Investment in Rental Property – Accounted for Using the Direct Financing Method

The Company’s net investment in direct financing leases is as follows at June 30, 2018 and December 31, 2017:

 

(in thousands)

 

June 30,

2018

 

 

December 31,

2017

 

Minimum lease payments to be received

 

$

78,836

 

 

$

77,889

 

Estimated unguaranteed residual values

 

 

20,358

 

 

 

19,758

 

Less unearned revenue

 

 

(57,171

)

 

 

(56,030

)

Net investment in direct financing leases

 

$

42,023

 

 

$

41,617

 

 

Minimum future rental receipts required under non-cancelable direct financing leases with tenants at June 30, 2018 are as follows:

 

(in thousands)

 

 

 

 

Remainder of 2018

 

$

2,006

 

2019

 

 

4,076

 

2020

 

 

4,194

 

2021

 

 

4,283

 

2022

 

 

4,369

 

Thereafter

 

 

59,908

 

 

 

$

78,836

 

The above rental receipts do not include future minimum lease payments for renewal periods, potential variable Consumer Price Index rent increases, or contingent rental payments that may become due in future periods.

16


 

7. Intangible Assets and Liabilities

The following is a summary of intangible assets and liabilities and related accumulated amortization at June 30, 2018 and December 31, 2017:

 

(in thousands)

 

June 30,

2018

 

 

December 31,

2017

 

Lease intangibles:

 

 

 

 

 

 

 

 

Acquired above-market leases

 

$

61,601

 

 

$

59,502

 

Less accumulated amortization

 

 

(12,351

)

 

 

(9,183

)

Acquired above-market leases, net

 

 

49,250

 

 

 

50,319

 

Acquired in-place leases

 

 

241,148

 

 

 

216,858

 

Less accumulated amortization

 

 

(32,104

)

 

 

(24,518

)

Acquired in-place leases, net

 

 

209,044

 

 

 

192,340

 

Total intangible lease assets, net

 

$

258,294

 

 

$

242,659

 

Acquired below-market leases

 

$

97,882

 

 

$

91,667

 

Less accumulated amortization

 

 

(12,440

)

 

 

(9,923

)

Intangible lease liabilities, net

 

$

85,442

 

 

$

81,744

 

Leasing fees

 

$

17,208

 

 

$

16,286

 

Less accumulated amortization

 

 

(3,108

)

 

 

(2,732

)

Leasing fees, net

 

$

14,100

 

 

$

13,554

 

 

Amortization expense for intangible lease assets and liabilities for the three and six months ended June 30, 2018 and 2017 is as follows:

 

(in thousands)

 

 

 

For the three months ended

June 30,

 

 

For the six months ended

June 30,

 

Intangible

 

Financial Statement Presentation

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Acquired in-place leases and

   leasing fees

 

Depreciation and amortization

 

$

4,247

 

 

$

2,809

 

 

$

8,285

 

 

$

5,471

 

Above-market and below-market

   leases

 

Rental income from

   operating leases

 

 

(289

)

 

 

(188

)

 

 

(467

)

 

 

(388

)

 

Estimated future amortization of intangible assets and liabilities at June 30, 2018 is as follows:

 

(in thousands)

 

 

 

 

Remainder of 2018

 

$

8,202

 

2019

 

 

14,842

 

2020

 

 

14,710

 

2021

 

 

14,670

 

2022

 

 

14,523

 

Thereafter

 

 

120,005

 

 

 

$

186,952

 

 

 

17


 

8. Unsecured Credit Agreements

The following table summarizes the Company’s unsecured credit agreements at June 30, 2018 and December 31, 2017:

 

 

Outstanding Balance

 

 

 

 

 

 

 

(in thousands)

 

June 30,

2018

 

 

December 31,

2017

 

 

Interest

Rate(c)

 

 

Maturity

Date

2015 Unsecured Term Loan Agreement(a)

 

$

325,000

 

 

$

325,000

 

 

one-month LIBOR + 1.40%

 

 

Feb. 2019 (e)

2017 Unsecured Revolving Credit and Term

   Loan Agreement(a)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revolver

 

 

272,500

 

 

 

273,000

 

 

one- and three- month LIBOR + 1.20% (d)

 

 

Jan. 2022

5.5-Year term loan

 

 

265,000

 

 

 

265,000

 

 

one- month LIBOR + 1.35%

 

 

Jan. 2023

7-Year term loan (f)

 

 

190,000

 

 

 

100,000

 

 

one- month LIBOR + 1.90%

 

 

Jun. 2024

 

 

 

727,500

 

 

 

638,000

 

 

 

 

 

 

 

2017 Senior Notes(a)

 

 

150,000

 

 

 

150,000

 

 

4.84%

 

 

Apr. 2027

Total

 

 

1,202,500

 

 

 

1,113,000

 

 

 

 

 

 

 

Debt issuance costs, net(b)

 

 

(2,636

)

 

 

(3,088

)

 

 

 

 

 

 

 

 

$

1,199,864

 

 

$

1,109,912

 

 

 

 

 

 

 

 

(a)

The Company believes it was in compliance with all financial covenants for all periods presented.

(b)

Amounts presented include debt issuance costs, net, related to the unsecured term notes and senior notes only.

(c)

At June 30, 2018 and December 31, 2017, one-month LIBOR was 2.00% and 1.37%, respectively.  At June 30, 2018 and December 31, 2017, the three-month LIBOR was 2.32% and 1.49%, respectively.

(d)

$222,500 of the balance is at one-month LIBOR plus 1.20%, while the remaining $50,000 balance is at three-month LIBOR plus 1.20%.

(e)

The agreement provides for two one-year extension options, at the election of the Company, subject to compliance with all covenants and the payment of a 0.10% fee.

(f)

In June 2018, the Company drew the remaining $90,000 available under the 7-Year term loan.

At June 30, 2018 and December 31, 2017, the weighted average interest rate on all outstanding borrowings was 3.62% and 3.03%, respectively.  The Revolver is subject to a facility fee of 0.25% per annum.  In addition, the 5.5-Year Term Loan and 7-Year Term Loan are subject to a fee of 0.25% per annum on the amount of the commitments, reduced by the amount of term loans outstanding under the applicable loan.  

Debt issuance costs are amortized as a component of interest expense in the accompanying Condensed Consolidated Statements of Income and Comprehensive Income. The following table summarizes debt issuance cost amortization for the three and six months ended June 30, 2018 and 2017:

 

 

 

For the three months ended

June 30,

 

 

For the six months ended

June 30,

 

(in thousands)

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Debt issuance costs amortization

 

$

472

 

 

$

433

 

 

$

934

 

 

$

857

 

 

For the three and six months ended June 30, 2017, the Company paid $8,344 in debt issuance costs associated with the Senior Notes, the Credit Agreement, and the Restated Term Loan Agreement. For each separate debt instrument, on a lender by lender basis, in accordance with ASC 470-50, Debt Modifications and Extinguishment, the Company performed an assessment of whether the transaction was deemed to be new debt, a modification of existing debt, or an extinguishment of existing debt. Debt issuance costs are either deferred and amortized over the term of the associated debt or expensed as incurred.  Based on this assessment, $5,443 of the debt issuance costs related to the issuance of new debt and therefore have been deferred and are being amortized over the term of the associated debt. The remaining $ 2,901 of debt issuance costs were associated with lenders whose commitments under the new agreements have been determined to be an extinguishment and such debt issuance costs were expensed as a component of the Cost of debt extinguishment in the accompanying Condensed Consolidated Statements of Income and Comprehensive Income for the three and six months ended June 30, 2017. Additionally, $654 of unamortized debt issuance costs were expensed and included in Cost of debt extinguishment in the accompanying Condensed Consolidated Statements of Income and Comprehensive Income for the three and six months ended June 30, 2017.

18


 

9. Mortgages and Notes Payable

The Company’s mortgages and notes payable consist of the following at June 30, 2018 and December 31, 2017:

 

(in thousands, except interest rates)

Lender

 

Original Date (Month/Year)

 

Maturity Date

(Month/Year)

 

Interest Rate

 

 

June 30,

2018

 

 

December 31,

2017

 

 

 

(1)

Wilmington Trust National Association

 

Jun-18

 

Aug-25

 

4.36%

 

 

$

20,845

 

 

$

 

 

(a) (b) (c) (m)

(2)

PNC Bank

 

Oct-16

 

Nov-26

 

3.62%

 

 

 

18,442

 

 

 

18,622

 

 

(b) (c)

(3)

Sun Life

 

Mar-12

 

Oct-21

 

5.13%

 

 

 

11,482

 

 

 

11,670

 

 

(b) (g)

(4)

Aegon

 

Apr-12

 

Oct-23

 

6.38%

 

 

 

8,836

 

 

 

9,168

 

 

(b) (h)

(5)

Symetra Financial

 

Nov-17

 

Oct-26

 

3.65%

 

 

 

6,577

 

 

 

6,685

 

 

(a) (b) (k) (l)

(6)

Siemens Financial Services, Inc.

 

Sep-10

 

Sep-20

 

5.47%

 

 

 

5,721

 

 

 

5,820

 

 

(a) (b)

(7)

Legg Mason Mortgage Capital Corporation

 

Aug-10

 

Aug-22

 

7.06%

 

 

 

5,197

 

 

 

5,670

 

 

(b) (e)

(8)

M&T Bank

 

Oct-17

 

Aug-21

 

1- month

LIBOR+3%

 

 

 

5,118

 

 

 

5,183

 

 

(b) (d) (i) (j)

(9)

Standard Insurance Co.

 

Apr-09

 

May-34

 

6.88%

 

 

 

1,782

 

 

 

1,813

 

 

(b) (c) (f)

(10)

Columbian Mutual Life Insurance Company

 

Aug-10

 

Sep-25

 

7.00%

 

 

 

1,480

 

 

 

1,500

 

 

(b) (c) (d)

(11)

Note holders

 

Dec-08

 

Dec-23

 

6.25%

 

 

 

750

 

 

 

750

 

 

(d)

(12)

Standard Insurance Co.

 

Jul-10

 

Aug-30

 

6.75%

 

 

 

572

 

 

 

581

 

 

(b) (c) (d) (f)

(13)

Symetra Financial

 

Mar-11

 

Apr-31

 

6.34%

 

 

 

 

 

 

1,008

 

 

(a) (b)

 

 

 

 

 

 

 

 

 

 

 

 

86,802

 

 

 

68,470

 

 

 

 

Debt issuance costs, net

 

 

 

 

 

 

 

 

 

 

(560

)

 

 

(638

)

 

 

 

 

 

 

 

 

 

 

 

 

 

$

86,242

 

 

$

67,832

 

 

 

 

(a)

Non-recourse debt includes the indemnification/guaranty of the Corporation and/or Operating Company pertaining to fraud, environmental claims, insolvency and other matters.

(b)

Debt secured by related rental property and lease rents.

(c)

Debt secured by guaranty of the Operating Company.

(d)

Debt secured by guaranty of the Corporation.

(e)

Debt is guaranteed by a third party.

(f)

The interest rate represents the initial interest rate on the respective notes. The interest rate will be adjusted at Standard Insurance’s discretion at certain times throughout the term of the note, ranging from 59 to 239 months, and the monthly installments will be adjusted accordingly. At the time Standard Insurance may adjust the interest rate for notes payable, the Company has the right to prepay the note without penalty.

(g)

Mortgage was assumed in March 2012 as part of an UPREIT transaction. The debt was recorded at fair value at the time of the assumption.

(h)

Mortgage was assumed in April 2012 as part of the acquisition of the related property. The debt was recorded at fair value at the time of the assumption.  

(i)

The Company entered into an interest rate swap agreement in connection with the mortgage note, as further described in Note 10.

(j)

Mortgage was assumed in October 2017 as part of an UPREIT transaction. The debt was recorded at fair value at the time of the assumption.

(k)

Mortgage was assumed in November 2017 as part of the acquisition of the related property. The debt was recorded at fair value at the time of the assumption.

(l)

The interest rate will be adjusted to the holder’s quoted five-year commercial mortgage rate for similar size and quality.  

(m)

Mortgage was assumed in June 2018 as part of the acquisition of the related property. The debt was recorded at fair value at the time of the assumption.

 

At June 30, 2018, investment in rental property of $148,107 is pledged as collateral against the Company’s mortgages and notes payable.

The following table summarize the mortgages extinguished by the Company during the six months ended June 30, 2018 and the year ended December 31, 2017:

 

(in thousands)

 

For the six months ended

June 30, 2018

 

 

For the year ended

December 31, 2017

 

Number

 

1

 

 

7

 

Outstanding balance of Mortgages

 

$

995

 

 

$

48,108

 

 

19


 

The following table summarizes the cost of mortgage extinguishment for the three and six months ended June 30, 2018 and 2017:

 

 

For the three months

ended June 30,

 

 

For the six months

ended June 30,

 

(in thousands, except number of mortgages extinguished)

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Cost of mortgage extinguishment

 

$

51

 

 

$

12

 

 

$

51

 

 

$

60

 

Estimated future principal payments to be made under the above mortgage and note payable agreements and the Company’s unsecured credit agreements (see Note 8) at June 30, 2018 are as follows:

 

(in thousands)

 

 

 

 

Remainder of 2018

 

$

1,731

 

2019

 

 

328,644

 

2020

 

 

9,081

 

2021

 

 

18,584

 

2022

 

 

275,566

 

Thereafter

 

 

655,696

 

 

 

$

1,289,302

 

 

Certain of the Company’s mortgage and note payable agreements provide for prepayment fees and can be terminated under certain events of default as defined under the related agreements which are not reflected as part of the table above.

10. Interest Rate Swaps

Interest rate swaps were entered into with certain financial institutions in order to mitigate the impact of interest rate variability over the term of the related debt agreements. The interest rate swaps are considered cash flow hedges. In order to reduce counterparty concentration risk, the Company has a diversification policy for institutions that serve as swap counterparties. Under these agreements, the Company receives monthly payments from the counterparties on these interest rate swaps equal to the related variable interest rates multiplied by the outstanding notional amounts. Certain interest rate swaps amortize on a monthly basis. In turn, the Company pays the counterparties each month an amount equal to a fixed rate multiplied by the related outstanding notional amounts. The intended net impact of these transactions is that the Company pays a fixed interest rate on its variable-rate borrowings.

20


 

The following is a summary of the Company’s outstanding interest rate swap agreements at June 30, 2018 and December 31, 2017:

 

(in thousands, except interest rates)

 

 

 

 

 

 

 

 

 

 

 

Fair Value

 

 

Counterparty

 

Maturity Date

 

Fixed Rate

 

 

Variable Rate Index

 

Notional Amount

 

 

June 30,

2018

 

 

December 31,

2017

 

 

Bank of America, N.A.

 

November 2023

 

 

2.80

%

 

one-month LIBOR

 

$

25,000

 

 

$

(64

)

 

$

(863

)

 

Bank of Montreal

 

July 2024

 

 

1.16

%

 

one-month LIBOR

 

 

40,000

 

 

 

3,566

 

 

 

2,503

 

 

Bank of Montreal

 

January 2025

 

 

1.91

%

 

one-month LIBOR

 

 

25,000

 

 

 

1,260

 

 

 

464

 

 

Bank of Montreal

 

July 2025

 

 

2.32

%

 

one-month LIBOR

 

 

25,000

 

 

 

692

 

 

 

(194

)

 

Bank of Montreal

 

January 2026

 

 

1.92

%

 

one-month LIBOR

 

 

25,000

 

 

 

1,435

 

 

 

561

 

 

Bank of Montreal

 

January 2026

 

 

2.05

%

 

one-month LIBOR

 

 

40,000

 

 

 

1,944

 

 

 

520

 

 

Bank of Montreal

 

December 2026

 

 

2.33

%

 

one-month LIBOR

 

 

10,000

 

 

 

334

 

 

 

(63

)

 

Bank of Montreal

 

December 2027

 

 

2.37

%

 

one-month LIBOR

 

 

25,000

 

 

 

878

 

 

 

(192

)

 

Capital One, N.A.

 

December 2021

 

 

1.05

%

 

one-month LIBOR

 

 

15,000

 

 

 

844

 

 

 

607

 

 

Capital One, N.A.

 

December 2024

 

 

1.58

%

 

one-month LIBOR

 

 

15,000

 

 

 

1,061

 

 

 

603

 

 

Capital One, N.A.

 

January 2026

 

 

2.08

%

 

one-month LIBOR

 

 

35,000

 

 

 

1,680

 

 

 

399

 

 

Capital One, N.A.

 

July 2026

 

 

1.32

%

 

one-month LIBOR

 

 

35,000

 

 

 

3,743

 

 

 

2,565

 

 

Capital One, N.A.

 

December 2027

 

 

2.37

%

 

one-month LIBOR

 

 

25,000

 

 

 

913

 

 

 

(189

)

 

Capital One, N.A.

 

April 2026

 

 

2.68

%

 

one-month LIBOR

 

 

25,000

 

 

 

171

 

 

 

 

 

M&T Bank

 

August 2021

 

 

1.02

%

 

one-month LIBOR

 

 

5,118

 

 

 

245

 

 

 

182

 

(a), (b)

M&T Bank

 

September 2022

 

 

2.83

%

 

one-month LIBOR

 

 

25,000

 

 

 

(120

)

 

 

(810

)

 

M&T Bank

 

November 2023

 

 

2.65

%

 

one-month LIBOR

 

 

25,000

 

 

 

102

 

 

 

(686

)

 

Regions Bank

 

March 2018

 

 

1.77

%

 

one-month LIBOR

 

 

 

 

 

 

 

 

(9

)

(c)

Regions Bank

 

March 2019

 

 

1.91

%

 

three-month LIBOR

 

 

25,000

 

 

 

108

 

 

 

2

 

 

Regions Bank

 

May 2020

 

 

2.12

%

 

one-month LIBOR

 

 

50,000

 

 

 

411

 

 

 

(153

)

 

Regions Bank

 

March 2022

 

 

2.43

%

 

three-month LIBOR

 

 

25,000

 

 

 

354

 

 

 

(254

)

 

Regions Bank

 

December 2023

 

 

1.18

%

 

one-month LIBOR

 

 

25,000

 

 

 

2,021

 

 

 

1,402

 

 

SunTrust Bank

 

April 2024

 

 

1.99

%

 

one-month LIBOR

 

 

25,000

 

 

 

1,015

 

 

 

261

 

 

SunTrust Bank

 

April 2025

 

 

2.20

%

 

one-month LIBOR

 

 

25,000

 

 

 

869

 

 

 

 

 

SunTrust Bank

 

July 2025

 

 

1.99

%

 

one-month LIBOR

 

 

25,000

 

 

 

1,245

 

 

 

386

 

 

SunTrust Bank

 

December 2025

 

 

2.30

%

 

one-month LIBOR

 

 

25,000

 

 

 

802

 

 

 

(138

)

 

SunTrust Bank

 

January 2026

 

 

1.93

%

 

one-month LIBOR

 

 

25,000

 

 

 

1,443

 

 

 

553

 

 

Wells Fargo Bank, N.A.

 

February 2021

 

 

2.39

%

 

one-month LIBOR

 

 

35,000

 

 

 

231

 

 

 

(369

)

 

Wells Fargo Bank, N.A.

 

October 2024

 

 

2.72

%

 

one-month LIBOR

 

 

15,000

 

 

 

24

 

 

 

(510

)

 

Wells Fargo Bank, N.A.

 

January 2028

 

 

2.37

%

 

one-month LIBOR

 

 

75,000

 

 

 

2,670

 

 

 

(590

)

 

Wells Fargo Bank, N.A.

 

April 2027

 

 

2.72

%

 

one-month LIBOR

 

 

25,000

 

 

 

108

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

29,985

 

 

$

5,988

 

 

 

(a)

Notional amount at December 31, 2017 was $5,183.

(b)

Interest rate swap was assumed in October 2017 as part of an UPREIT transaction.

(c)

Notional amount at December 31, 2017 was $25,000.

21


 

The total amounts recognized and the location in the accompanying Condensed Consolidated Statements of Income and Comprehensive Income, from converting from variable rates to fixed rates under these agreements is as follows for the three and six months ended June 30, 2018 and 2017:

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Interest Expense

 

(in thousands)

 

 

 

 

 

 

 

 

 

 

 

Presented in the

 

 

 

Amount of Gain (Loss) Recognized

 

 

Reclassification from Accumulated Other

 

 

Consolidated Statements of

 

 

 

in Accumulated Other

 

 

Comprehensive Income

 

 

Income and Comprehensive

 

Three Months Ended June 30,

 

Comprehensive Income

 

 

Location

 

Amount of Loss

 

 

Income

 

2018

 

$

7,042

 

 

Interest expense

 

$

354

 

 

$

12,454

 

2017

 

 

(4,291

)

 

Interest expense

 

 

802

 

 

 

7,860

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Interest Expense

 

 

 

 

 

 

 

 

 

 

 

 

 

Presented in the

 

 

 

Amount of Gain (Loss) Recognized

 

 

Reclassification from Accumulated Other

 

 

Consolidated Statements of

 

 

 

in Accumulated Other

 

 

Comprehensive Income

 

 

Income and Comprehensive

 

Six Months Ended June 30,

 

Comprehensive Income

 

 

Location

 

Amount of Loss

 

 

Income

 

2018

 

$

23,997

 

 

Interest expense

 

$

1,267

 

 

$

23,631

 

2017

 

 

(1,731

)

 

Interest expense

 

 

2,704

 

 

 

15,802

 

Amounts related to the interest rate swaps expected to be reclassified out of Accumulated other comprehensive income to Interest expense during the next twelve months are estimated to be a gain of $2,225. The Company is exposed to credit risk in the event of non-performance by the counterparties of the swaps. The Company minimizes this risk exposure by limiting counterparties to major banks who meet established credit and capital guidelines.

 

11. Non-Controlling Interests

Under the Company’s UPREIT structure, entities and individuals can contribute their properties in exchange for membership interests in the Operating Company. Properties contributed as part of UPREIT transactions during the three and six months ended June 30, 2018 and 2017 were valued at $15,797 and $8,278, respectively, which represents the estimated fair value of the properties contributed, less any assumed debt.

The Company recognized rental income related to UPREIT transactions for the three and six months ended June 30, 2018 and 2017 as follows:

 

 

 

For the three months

ended June 30,

 

 

For the six months

ended June 30,

 

(in thousands)

 

2018

 

 

2017

 

 

2018

 

 

2017

 

UPREIT rental income

 

$

3,721

 

 

$

2,960

 

 

$

7,431

 

 

$

5,964

 

 

12. Credit Risk Concentrations

The Company maintained bank balances that, at times, exceeded the federally insured limit during the six months ended June 30, 2018. The Company has not experienced losses relating to these deposits and management does not believe that the Company is exposed to any significant credit risk with respect to these amounts.

The Company’s rental property is managed by the Manager and the Asset Manager as described in Note 3. Management fees paid to the Manager and Asset Manager represent 19% and 22% of the Company’s total operating expenses for the three months ended June 30, 2018 and 2017, respectively, and 19% and 26% of the Company’s total operating expenses for the six months ended June 30, 2018 and 2017, respectively. The Company has mortgages and notes payable with four institutions that comprise 24%, 21%, 13% and 10% of total mortgages and notes payable at June 30, 2018. The Company has mortgages and notes payable with four institutions that comprise 27%, 17%, 13% and 11% of total mortgages and notes payable at December 31, 2017. For the three and six months ended June 30, 2018 and 2017, the Company had no individual tenants or common franchises that accounted for more than 10% of total revenues.

22


 

13. Equity

Share Redemption Program

The following table summarizes redemptions under the Share Redemption Program for the three and six months ended June 30, 2018 and 2017:

 

 

 

For the three months

ended June 30,

 

 

For the six months

ended June 30,

 

(in thousands, except number of stockholders)

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Number of stockholders

 

14

 

 

6

 

 

22

 

 

24

 

Number of shares

 

28

 

 

21

 

 

74

 

 

39

 

Aggregate redemption price

 

$

2,312

 

 

$

1,637

 

 

$

5,889

 

 

$

3,016

 

Distribution Reinvestment Plan

The Corporation has adopted the Distribution Reinvestment Plan (“DRIP”), pursuant to which the Corporation’s stockholders and holders of membership units in the Operating Company (other than the Corporation), may elect to have cash distributions reinvested in additional shares of the Corporation’s common stock. Cash distributions will be reinvested in additional shares of common stock pursuant to the DRIP at a per share price equal to 98% of the Determined Share Value as of the applicable distribution date. The Corporation may amend, suspend, or terminate the DRIP at any time upon 30 days’ prior written notice to each stockholder. At June 30, 2018 and December 31, 2017, a total of 1,900 and 1,592 shares of common stock, respectively, have been issued under the DRIP.

14. Earnings per Share

The following table summarizes the components used in the calculation of basic and diluted earnings per share (“EPS”):

 

 

For the three months ended

June 30,

 

 

For the six months ended

June 30,

 

(in thousands, except per share)

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Basic earnings:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net earnings attributable to Broadstone Net Lease, Inc.

 

$

16,974

 

 

$

14,727

 

 

$

34,546

 

 

$

27,320

 

Diluted earnings:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net earnings attributable to Broadstone Net Lease, Inc.

 

$

16,974

 

 

$

14,727

 

 

$

34,546

 

 

$

27,320

 

Net earnings attributable to non-controlling interests

 

 

1,412

 

 

 

1,265

 

 

 

2,834

 

 

 

2,418

 

 

 

$

18,386

 

 

$

15,992

 

 

$

37,380

 

 

$

29,738

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic and diluted weighted average shares outstanding:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average number of common shares outstanding

   used in basic earnings per share

 

 

19,829

 

 

 

16,623

 

 

 

19,498

 

 

 

16,102

 

Effects of convertible membership units

 

 

1,649

 

 

 

1,428

 

 

 

1,600

 

 

 

1,428

 

Weighted average number of common shares outstanding

   used in diluted earnings per share

 

 

21,478

 

 

 

18,051

 

 

 

21,098

 

 

 

17,530

 

Basic and diluted net earnings per common share

 

$

0.86

 

 

$

0.89

 

 

$

1.77

 

 

$

1.70

 

 

In the table above, outstanding membership units are included in the diluted earnings per share calculation. However, because such membership units would also require that the share of the Operating Company income attributable to such membership units also be added back to net income, there is no effect on EPS.

23


 

15. Supplemental Cash Flow Disclosures

Cash paid for interest was $23,071 and $15,457 for the six months ended June 30, 2018 and 2017, respectively.  Cash paid for state income an franchise tax was $745 and $649 for the six months ended June 30, 2018 and 2017, respectively.

The following are non-cash transactions and have been excluded from the accompanying Condensed Consolidated Statements of Cash Flows:

 

During the six months ended June 30, 2018 and 2017, the Corporation issued 298 and 241 shares, respectively, of common stock with a value of approximately $24,004 and $18,592, respectively, under the terms of the DRIP (see Note 13).

 

During the six months ended June 30, 2018 and 2017, the Company issued 194 and 103 membership units of the Operating Company in exchange for property contributed in UPREIT transactions valued at $15,797 and $8,278, respectively (see Note 11).

 

During the six months ended June 30, 2018, the Corporation cancelled nine thousand shares of common stock with a value of $748 that were pledged as collateral by a tenant. The cancellation of the shares was used to settle $748 in outstanding receivables associated with the tenant.

 

At June 30, 2018 and 2017, dividend amounts declared and accrued but not yet paid amounted to $9,366 and $7,630, respectively.

 

At June 30, 2018, acquisition costs related to the acquisition of rental property capitalized but not yet paid amounted to $272.

 

In connection with real estate transactions conducted during the six months ended June 30, 2018, the Company settled notes receivable in the amount of $6,527 in exchange for a reduction to the cash paid for the associated real estate assets.

 

In connection with fire damage incurred at three properties during the six months ended June 30, 2017, the Company recognized $2,857 in insurance recovery receivables which were a reduction to depreciation expense for the associated real estate assets.

        

16. Commitments and Contingencies

From time to time, the Company is a party to various litigation matters incidental to the conduct of the Company’s business. While the resolution of such matters cannot be predicted with certainty, based on currently available information, the Company does not believe that the final outcome of any of these matters will have a material effect on its consolidated financial position, results of operations or liquidity.

In connection with ownership and operation of real estate, the Company may potentially be liable for cost and damages related to environmental matters. The Company is not aware of any non-compliance, liability, claim, or other environmental condition that would have a material effect on its consolidated financial position, results of operations, or liquidity.

Tenant improvement allowances at June 30, 2018 and December 31, 2017 were as follows:

 

(in thousands)

 

June 30,

2018

 

 

December 31,

2017

 

Tenant improvement allowances

 

$

4,292

 

 

$

5,669

 

Payments made for work completed under the tenant improvement allowances were as follows:

 

(in thousands)

 

For the six months ended

June 30, 2018

 

 

For the year ended

December 31, 2017

 

Payments for tenant improvement allowances

 

$

1,802

 

 

$

6,598

 

 

24


 

17. Subsequent Events

Through August 10, 2018, the Company has raised $23,573 through the sale of 285 shares of the Corporation’s common stock from monthly equity closings, including dividend reinvestments. Through August 10, 2018, the Company has paid $9,366 in distributions, including dividend reinvestments.

Subsequent to June 30, 2018, the Company continued to expand its operations through the acquisition of additional rental property and associated intangible assets and liabilities. The Company acquired approximately $65,529 of rental property and associated intangible assets and liabilities (see Note 4).

On August 9, 2018, the Board of Directors declared a distribution of $0.43 per share on the Corporation’s common stock and approved a distribution of $0.43 per membership unit of the Operating Company for monthly distributions through October 2018. The distributions are payable on or prior to the 15th of the following month to stockholders and unit holders of record on the last day of the month. In addition, the IDC determined the share value for the Corporation’s common stock and the Operating Company’s membership units to be $85.00 per share or unit for subscription agreements received from August 1, 2018 through October 31, 2018.

Subsequent to June 30, 2018, the Operating Company paid off borrowings on the Revolver in the aggregate amount of $170,000 and drew additional borrowings on the Revolver in the aggregate amount of $74,500.

The Company commenced a private offering of unsecured, fixed-rate, interest-only, guaranteed senior promissory notes. On July 2, 2018, the Company entered into a Note and Guaranty Agreement (the “NGA Agreement”) with each of the purchasers of the senior promissory notes. Under the NGA Agreement, the Operating Company will issue and sell senior promissory notes in two series (B series and C series), for an aggregate principal amount of $325,000. Series B Guaranteed Senior Notes provide for an aggregate principal amount of $225,000 with a fixed-rate of 5.09% through the maturity date of July 2, 2028 (the “Series B Notes”). Series C Guaranteed Senior Notes provide for an aggregate principal amount of $100,000 with a fixed-rate of 5.19% through the maturity date of July 2, 2030 (the “Series C Notes”). On July 2, 2018, the Operating Company issued $100,000 of the Series B Notes and $50,000 of the Series C Notes. The proceeds were used to pay off borrowings on the Revolver and is included in the Revolver activity disclosure above. The remaining $125,000 principal of the Series B Notes and $50,000 principal of the Series C Notes are expected to be funded on September 13, 2018.

On July 31, 2018, the Company sold the Investment in related party, which was comprised of 100 non-voting convertible preferred units of the Manager, to a related party. The buyer was a related party through their ownership in the Manager. The preferred units were sold for an aggregate sales price of $18,500 and had a carrying value of $10,000 at the time of sale. The transaction was approved by the Board of Directors and the IDC.

 

 

 

25


 

Item 2.

Management’s Discussion and Analysis of Financial Condition and Results of Operations

Except where the context suggests otherwise, the terms “we,” “us,” “our,” and “our company” refer to Broadstone Net Lease, Inc., a Maryland corporation, and, as required by context, Broadstone Net Lease, LLC, a New York limited liability company, which we refer to as the or our “Operating Company,” and to their respective subsidiaries.

The following Management’s Discussion and Analysis of Financial Condition and Results of Operations (“MD&A”) is intended to help the reader understand our results of operations and financial condition. This MD&A is provided as a supplement to, and should be read in conjunction with, our Condensed Consolidated Financial Statements and the accompanying Notes to the Condensed Consolidated Financial Statements appearing elsewhere in this Form 10-Q.

Cautionary Note Regarding Forward-Looking Statements

This Quarterly Report on Form 10-Q may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), regarding, among other things, our plans, strategies, and prospects, both business and financial. Forward-looking statements include, but are not limited to, statements that represent our beliefs concerning future operations, strategies, financial results or other developments. Forward-looking statements can be identified by the use of forward-looking terminology such as, but not limited to, “may,” “will,” “should,” “expect,” “intend,” “anticipate,” “estimate,” “would be,” “believe,” or “continue” or the negative or other variations of comparable terminology. Because these forward-looking statements are based on estimates and assumptions that are subject to significant business, economic, and competitive uncertainties, many of which are beyond our control or are subject to change, actual results could be materially different. Although we believe that our plans, intentions, and expectations reflected in or suggested by these forward-looking statements are reasonable, we cannot assure you that we will achieve or realize these plans, intentions or expectations. Forward-looking statements are inherently subject to known and unknown risks, uncertainties, and assumptions, including risks related to general economic conditions, local real estate conditions, tenant financial health, property acquisitions and the timing of these acquisitions, and the availability of capital to finance planned growth, among others. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date this Form 10-Q is filed with the Securities and Exchange Commission (the “SEC”). Except as required by law, we do not undertake any obligation to update or revise any forward-looking statements contained in this Form 10-Q. Important factors that could cause actual results to differ materially from the forward-looking statements are disclosed in Item 1A. “Risk Factors” in our Form 10-K for the year ended December 31, 2017, filed with the SEC on March 15, 2018 (the “Form 10-K”).

Overview

We are an externally managed real estate investment trust (“REIT”), formed as a Maryland corporation in 2007 to acquire and hold single-tenant, commercial real estate properties throughout the United States that are leased to the properties’ operators under long-term net leases. Under a “net lease,” the tenant occupying the leased property (usually as a single tenant) does so in much the same manner as if the tenant were the owner of the property. There are various forms of net leases, most typically classified as triple-net or double-net. Triple-net leases typically require that the tenant pay all expenses associated with the property (e.g., real estate taxes, insurance, maintenance, repairs and capital costs). Double-net leases typically require that the tenant pay all operating expenses associated with the property (e.g., real estate taxes, insurance and maintenance), but exclude some or all major repairs (e.g., roof, structure and parking lot). Accordingly, the owner receives the rent “net” of these expenses, rendering the cash flow associated with the lease predictable for the term of the lease. Under a net lease, the tenant generally agrees to lease the property for a significant term and agrees that it will either have no ability or only limited ability to terminate the lease or abate rent prior to the expiration of the term of the lease as a result of real estate driven events such as casualty, condemnation or failure by the landlord to fulfill its obligations under the lease.

We focus on real estate that is operated by a single tenant where the real estate is an integral part of the tenant’s business. Our diversified portfolio of real estate includes retail properties, such as quick service and casual dining restaurants, healthcare facilities, industrial manufacturing facilities, warehouse and distribution centers, and corporate offices, among others. We target properties with credit-worthy tenants that look to engage in a long-term lease relationship. Through long-term leases, our tenants are able to retain operational control of their critical locations, while conserving their debt and equity capital to fund their fundamental business operations.

As of June 30, 2018, we owned a diversified portfolio of 558 individual net leased commercial properties located in 42 states, comprising approximately 17.4 million rentable square feet of operational space. As of June 30, 2018, our properties were 100% subject to a lease, and 99.4% occupied by 141 different commercial tenants, with no single tenant accounting for more than 4% of our annual rental stream.

26


 

We elected to qualify as a REIT under the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”), beginning with our taxable year ended December 31, 2008. As a REIT, we are not subject to federal income tax to the extent that we meet certain requirements, including that we distribute at least 90% of our annual taxable income to our stockholders and satisfy other requirements based on the composition of our asset portfolio and sources of income.

We operate under the direction of our board of directors, which is responsible for the management and control of our affairs. Our board of directors has retained our sponsor, Broadstone Real Estate, LLC (the “Manager”), to provide certain property management services for our properties, and Broadstone Asset Management, LLC, a wholly owned subsidiary of the Manager (the “Asset Manager”), to manage our day-to-day affairs and implement our investment strategy, subject to our board of director’s direction, oversight, and approval.

We conduct substantially all of our activities through, and all of our properties are held directly or indirectly by, the Operating Company. We are the sole managing member of the Operating Company and as of June 30, 2018, we owned approximately 92.1% of its issued and outstanding membership units, with the remaining 7.9% held by persons who were issued membership units in exchange for their interests in properties acquired by the Operating Company.

As we conduct substantially all our operations through the Operating Company, we are structured as what is referred to as an Umbrella Partnership Real Estate Investment Trust (“UPREIT”). The UPREIT structure allows a property owner to contribute their property to the Operating Company in exchange for membership units and generally defer taxation of a resulting gain until the contributor later disposes of the membership units or the property is sold in a taxable transaction. The membership units of the Operating Company held by members of the Operating Company other than us are referred to herein and in our consolidated financial statements as “non-controlling interests,” “non-controlling membership units,” or “membership units,” and are convertible into shares of our common stock on a one-for-one basis, subject to certain restrictions. We allocate consolidated earnings to holders of our common stock and holders of non-controlling membership units based on the weighted average number of shares of our common stock and non-controlling membership units outstanding during the year. For the six months ended June 30, 2018, the weighted average number of non-controlling membership units outstanding was 1.6 million.

We commenced our ongoing private offering of shares of our common stock (our “private offering”) in 2007. The first closing of our private offering occurred on December 31, 2007, and we have conducted additional closings at least once every calendar quarter since then. Currently, we close sales of additional shares of our common stock monthly. In November 2017, we instituted a monthly equity cap and queue program for new and additional investments in our common stock. The cap does not apply to investments made pursuant to our Distribution Reinvestment Plan (“DRIP”) or equity capital received in connection with UPREIT transactions. For the months of February 2018 through June 2018, new and additional investments were capped at $15.0 million per month. Based on anticipated acquisition activity, the cap was increased to $20.0 million for the months of July, August, September, and October 2018.

Shares of our common stock are currently being offered in our private offering at the Determined Share Value (as defined below) of $85.00 per share. For the six months ended June 30, 2018, we sold 1.4 million shares of our common stock in our private offering, including 0.3 million shares of common stock issued pursuant to our DRIP, for gross offering proceeds of approximately $113.7 million. In addition, we issued 194,035 membership units valued at $15.8 million during the three and six months ended June 30, 2018. We intend to use substantially all of the net proceeds from our private offering, supplemented with additional borrowings, to continue to invest in additional net leased properties and for general corporate purposes. We conduct our private offering in reliance upon the exemption from registration under the Securities Act, provided by Rule 506(c) of Regulation D promulgated under the Securities Act. See Part II, Item 2. “Unregistered Sales of Equity Securities and Use of Proceeds” of this Form 10-Q for further information.

As of June 30, 2018, there were 20.2 million shares of our common stock issued and outstanding, and 1.7 million membership units issued and outstanding.

Our principal executive offices are located at 800 Clinton Square, Rochester, New York, 14604, and our telephone number is (585) 287-6500.


27


 

Q2 2018 Highlights

For the three months ended June 30, 2018, we:

 

Increased revenues to $57.0 million, representing growth of 30.6% compared to the three months ended June 30, 2017.

 

Generated earnings per diluted share on a GAAP basis (as defined below), including amounts attributable to non-controlling interests, of $0.86.

 

Generated funds from operations (“FFO”), a non-GAAP financial measure, of $1.60 per diluted share.

 

Generated adjusted funds from operations (“AFFO”), a non-GAAP financial measure, of $1.39 per diluted share.

 

Subsequent to quarter end, the committee of our board of directors comprised of independent directors (the “Independent Directors Committee”) approved increasing the Determined Share Value (as defined below) to $85.00 per share, from $83.00 per share, which will remain in effect through October 31, 2018.

 

Closed eight real estate acquisitions totaling $154.3 million, excluding capitalized acquisition expenses, adding 14 new properties at a weighted average initial cash capitalization rate of 6.9%. At the time of acquisition, the properties had a weighted average lease term of 14.3 years and weighted average annual rent increases of 1.8%.

 

Disposed of six properties, representing 0.5% of our portfolio value as of December 31, 2017. Net proceeds from the dispositions were $14.6 million, representing a gain of $4.3 million over carrying value.

 

Received $72.5 million in investments from new and existing stockholders, including property contributed through UPREIT transactions. As of the end of the quarter, we had 2,833 common stockholders and 67 holders of non-controlling membership units.

 

Collected more than 99% of rents due and maintained a 100% leased portfolio.

Year-to-Date 2018 Highlights

For the six months ended June 30, 2018, we:

 

Increased revenues to $112.6 million, representing growth of 31.2% compared to the six months ended June 30, 2017.

 

Generated earnings per diluted share on a GAAP basis, including amounts attributable to non-controlling interests, of $1.77.

 

Generated FFO of $3.28 per diluted share.

 

Generated AFFO of $2.85 per diluted share.

 

Closed ten real estate acquisitions totaling $254.8 million, excluding capitalized acquisition expenses, adding 41 new properties at a weighted average initial cash capitalization rate of 6.7%. At the time of acquisition, the properties had a weighted average lease term of 15.6 years and weighted average annual rent increases of 1.9%.

 

Disposed of 11 properties, representing 1.1% of our portfolio value as of December 31, 2017. Net proceeds from the dispositions were $30.3 million, representing a gain of $7.6 million over carrying value.

 

Received $129.5 million in investments from new and existing stockholders, including property contributed through UPREIT transactions.

 

Collected more than 99% of rents due and maintained a 100% leased portfolio.

FFO and AFFO are performance measures that are not calculated in accordance with accounting principles generally accepted in the United States of America (“GAAP”). We present these non-GAAP measures as we believe certain investors and other users of our financial information use them as part of evaluating our historical operating performance. Please see our discussion below under the heading Net Income and Non-GAAP Measures (FFO and AFFO), which includes discussion of the definition, purpose, and use of these non-GAAP measures as well as a reconciliation of each to the most comparable GAAP measure.


28


 

Our Properties and Investment Objectives

We target acquisitions of fee simple interests in individual properties priced between $5 million and $75 million. Property portfolios that we acquire may be significantly larger, depending on balance sheet capacity and whether the portfolio is diversified or concentrated by tenant, geography, or brand. Our investment policy (“Investment Policy”) has three primary objectives:

 

preserve, protect, and return capital to investors,

 

realize increased cash available for distributions and long-term capital appreciation from growth in the rental income and value of our properties, and

 

maximize the level of sustainable cash distributions to our investors.

We primarily acquire freestanding, single-tenant commercial properties located in the United States either directly from our credit-worthy tenants in sale-leaseback transactions, where they sell us their properties and simultaneously lease them back through long-term, net leases, or through the purchase of properties already under a net lease (i.e., a lease assumption). Under either scenario, our properties are generally under lease and fully occupied at the time of acquisition. We focus on properties in growth markets with at least ten years of lease term remaining that are expected to achieve financial returns on equity of greater than 9.5%, net of fees, calculated based on the average return recognized across all acquisitions during a calendar year, provided that all acquisitions must have a minimum remaining lease term of seven years and a minimum return on equity of 8.5%, net of fees, unless otherwise approved by the Independent Directors Committee. Our criteria for selecting properties are based on the following underwriting principles:

 

fundamental value and characteristics of the underlying real estate,

 

creditworthiness of the tenant, and

 

transaction structure and pricing.

We believe we can achieve an appropriate risk-adjusted return through these underwriting principles and conservatively project a property’s potential to generate targeted returns from current and future cash flows. We believe targeted returns are achieved through a combination of in-place income at the time of acquisition, rent growth, and a property’s potential for appreciation.

To achieve an appropriate risk-adjusted return, we maintain a diversified portfolio of real estate spread across multiple tenants, industries, and geographic locations. The following charts summarize our portfolio diversification by property type and geographic location as of June 30, 2018. The percentages below are calculated based on our contractual rental revenue over the next twelve months (“NTM Rent”) as of June 30, 2018, on a per property type basis divided by total NTM Rent. Late payments, non-payments or other unscheduled payments are not considered in the calculation. NTM Rent includes the impact of contractual rent escalations.

29


 

Property Type, by % of NTM Rent

 

Property Type

 

% NTM Rent

 

Retail – casual dining

 

 

11.9

%

Retail – other

 

 

11.4

%

Retail – quick service restaurants ("QSR")

 

 

11.3

%

Total Retail

 

 

34.6

%

Industrial – warehouse/distribution

 

 

13.2

%

Industrial – manufacturing

 

 

10.0

%

Industrial – flex

 

 

6.4

%

Industrial – other

 

 

3.5

%

Total Industrial

 

 

33.1

%

Healthcare – clinical

 

 

10.7

%

Healthcare – surgical

 

 

4.7

%

Healthcare – other

 

 

3.8

%

Total Healthcare

 

 

19.2

%

Office

 

 

9.1

%

Other

 

 

4.0

%

Total

 

 

100.0

%

30


 

Geographic Diversification, by % of NTM Rent

 

Top Tenant Industries

 

Industry

 

% NTM Rent

 

Restaurants

 

 

23.5

%

Healthcare Facilities

 

 

16.6

%

Home Furnishing Retail

 

 

5.7

%

Specialized Consumer Services

 

 

4.5

%

Packaged Foods & Meats

 

 

4.2

%

Auto Parts & Equipment

 

 

4.2

%

Healthcare Services

 

 

3.1

%

Air Freight & Logistics

 

 

3.0

%

Industrial Conglomerates

 

 

2.2

%

Multi-line Insurance

 

 

1.9

%

Distributors

 

 

1.9

%

Life Sciences Tools & Services

 

 

1.9

%

Industrial Machinery

 

 

1.7

%

Aerospace & Defense

 

 

1.7

%

Metal & Glass Containers

 

 

1.5

%

Top 15 Tenant Industries

 

 

77.6

%

Other (29 industries)

 

 

22.4

%

Total

 

 

100.0

%

 

31


 

Substantially all of our leases are triple-net. At June 30, 2018, all of our properties are subject to leases. We do not currently engage in the development of real estate, which could cause a delay in timing between the funds used to invest in properties and the corresponding cash inflows from rental receipts. Our cash flows from operations are primarily generated through our real estate investment portfolio and the monthly lease payments under our long-term leases with our tenants. To increase value to our stockholders, we strive to implement periodic rent escalations within our leases.

Due to the fact that all of our properties are leased to single tenants under long-term leases, we are not currently required to perform significant ongoing leasing activities on our properties. The leases for only four of our properties, representing less than 1% of our annual rental streams (calculated based on NTM Rent), will expire before 2021. As of June 30, 2018, the weighted average remaining term of our leases (calculated based on NTM Rent) was approximately 12.9 years, excluding renewal options which are exercisable at the option of our tenants upon expiration of their base lease term. Less than 5% of the properties in our portfolio are subject to leases without at least one renewal option. Furthermore, the weighted average lease term on the $154.3 million in properties acquired during the three months ended June 30, 2018, was 14.3 years at the time of acquisition. More than 50% of our rental revenue is from leases that expire during 2030 and thereafter. As of June 30, 2018, not more than 9% of our rental revenue is derived from leases that expire in any single year in the decade between 2020 and 2030. The following chart sets forth our lease expirations based upon the terms of our leases in place as of June 30, 2018.

Lease Maturity Schedule, by % of NTM Rent

 

 

The following table presents the lease expirations by year, including the number of tenants and properties with leases expiring, the square footage covered by the leases expiring, the NTM Rent, and the percentage of NTM Rent for the leases expiring. Late payments, non-payments, or other unscheduled payments are not considered in the NTM Rent amounts. NTM Rent includes the impact of contractual rent escalations. Amounts are in thousands, except the number of tenants and properties.

 

Year

 

Number of

Tenants

 

 

Number of

Properties

 

 

Square

Footage

 

 

NTM Rent

 

 

Percentage of

NTM Rent

 

2018

 

 

 

 

 

 

 

 

 

 

$

 

 

 

%

2019

 

 

1

 

 

 

1

 

 

 

2

 

 

 

117

 

 

 

0.1

%

2020

 

 

3

 

 

 

3

 

 

 

95

 

 

 

1,112

 

 

 

0.5

%

2021

 

 

3

 

 

 

5

 

 

 

15

 

 

 

733

 

 

 

0.4

%

2022

 

 

4

 

 

 

3

 

 

 

87

 

 

 

2,477

 

 

 

1.2

%

2023

 

 

9

 

 

 

12

 

 

 

696

 

 

 

6,424

 

 

 

3.1

%

2024

 

 

12

 

 

 

15

 

 

 

1,741

 

 

 

14,194

 

 

 

6.8

%

2025

 

 

2

 

 

 

8

 

 

 

117

 

 

 

1,909

 

 

 

0.9

%

2026

 

 

17

 

 

 

27

 

 

 

797

 

 

 

11,977

 

 

 

5.7

%

2027

 

 

19

 

 

 

34

 

 

 

1,721

 

 

 

18,653

 

 

 

8.9

%

2028

 

 

16

 

 

 

29

 

 

 

1,464

 

 

 

15,039

 

 

 

7.2

%

2029

 

 

15

 

 

 

63

 

 

 

2,696

 

 

 

18,258

 

 

 

8.7

%

2030 and thereafter

 

 

80

 

 

 

358

 

 

 

7,919

 

 

 

118,318

 

 

 

56.5

%

 

32


 

Our top tenants and brands at June 30, 2018, are listed in the tables below. The percentages are calculated based on our NTM Rent on a per property type basis divided by total NTM Rent. Late payments, non-payments, or other unscheduled payments are not considered in the calculation. NTM Rent includes the impact of contractual rent escalations.

 

Top Ten Tenants, by % of NTM Rent

 

Tenant

 

Property Type

 

% NTM Rent

 

 

Properties

 

Art Van Furniture, LLC

 

Retail

 

 

3.9

%

 

 

10

 

Red Lobster Hospitality LLC & Red Lobster Restaurants LLC

 

Retail

 

 

3.5

%

 

 

25

 

Jack's Family Restaurants LP

 

Retail

 

 

2.8

%

 

 

36

 

Outback Steakhouse of Florida LLC (1)

 

Retail

 

 

2.6

%

 

 

24

 

Krispy Kreme Doughnut Corporation

 

Industrial/Retail

 

 

2.3

%

 

 

26

 

Big Tex Trailer Manufacturing, Inc.

 

Industrial/Retail/Office

 

 

2.2

%

 

 

17

 

Siemens Medical Solutions USA, Inc. & Siemens Corporation

 

Industrial

 

 

2.2

%

 

 

2

 

Nestle' Dreyer's Ice Cream Company

 

Industrial

 

 

2.0

%

 

 

1

 

Nationwide Mutual Insurance Company

 

Office

 

 

1.9

%

 

 

2

 

Arkansas Surgical Hospital, LLC

 

Healthcare

 

 

1.9

%

 

 

1

 

Total Top Ten

 

 

 

 

25.3

%

 

 

144

 

All Other

 

 

 

 

74.7

%

 

 

414

 

Total

 

 

 

 

100.0

%

 

 

558

 

(1)

Tenant’s properties include 22 Outback Steakhouse restaurants and two Carrabba’s Italian Grill restaurants.

Top Ten Brands, by % of NTM Rent

 

Brand

 

Property Type

 

% NTM Rent

 

 

Properties

 

Art Van Furniture

 

Retail

 

 

3.9

%

 

 

10

 

Bob Evans Farms(1)

 

Industrial/Retail

 

 

3.5

%

 

 

27

 

Red Lobster

 

Retail

 

 

3.5

%

 

 

25

 

Wendy's

 

Retail

 

 

2.8

%

 

 

41

 

Jack's Family Restaurants

 

Retail

 

 

2.8

%

 

 

36

 

Taco Bell

 

Retail

 

 

2.5

%

 

 

41

 

Krispy Kreme

 

Industrial/Retail

 

 

2.3

%

 

 

26

 

Outback Steakhouse

 

Retail

 

 

2.2

%

 

 

22

 

Big Tex Trailers

 

Industrial/Retail/Office

 

 

2.2

%

 

 

17

 

Siemens

 

Industrial

 

 

2.2

%

 

 

2

 

Total Top Ten

 

 

 

 

27.9

%

 

 

247

 

All Other

 

 

 

 

72.1

%

 

 

311

 

Total

 

 

 

 

100.0

%

 

 

558

 

(1)

Brand includes two BEF Foods, Inc. properties and 25 Bob Evans Restaurants, LLC restaurants.

 

Leverage Policy

Moody’s Investor Services (“Moody’s”) has assigned the Operating Company an investment grade credit rating of Baa3 with a stable outlook, which allows us to take advantage of preferential borrowing margins and provides more attractive access to the debt markets. The rating is based on a number of factors, including an assessment of our financial strength, portfolio size and diversification, credit and operating metrics, corporate governance policies, and sustainability of cash flows and earnings. We are strongly committed to maintaining modest leverage, commensurate with our investment grade rating. While Moody’s utilizes other factors outside of our leverage ratio, our leverage policy (“Leverage Policy”) is to maintain a leverage ratio in the 35% to 45% range based on the approximate market value of assets, recognizing that the actual leverage ratio will vary over time and there may be opportunistic reasons to exceed a 45% leverage ratio; provided, however, that we cannot exceed a 50% leverage ratio without the approval of the Independent Directors Committee.

The Independent Directors Committee reviews our Leverage Policy at least annually; however, depending on market conditions and other factors, they may change our Leverage Policy from time to time.

33


 

To reduce its exposure to variable-rate debt, the Operating Company enters into interest rate swap agreements to fix the rate of interest as a hedge against interest rate fluctuations. These interest rate hedges have staggered maturities to reduce the exposure to interest rate fluctuations in any one year, and generally extend up to 10 years. The interest rate swaps are applied against a pool of debt, which offers flexibility in maintaining our hedge designation concurrent with our ongoing capital markets activity. We attempt to limit our total exposure to floating-rate debt to more than 5% of the approximate market value of total assets, measured at quarter end.

We strategically use the fixed-rate, debt private placement market to help mitigate interest rate risk, lengthen our maturity profile, and diversify our sources of debt capital. At June 30, 2018, we had $150.0 million of unsecured 2017 Senior Notes (as defined below) outstanding, which bear interest at a fixed rate of 4.84% per annum, and mature in April 2027. As described further below in Liquidity and Capital Resources—Recent Activity, on July 2, 2018, we entered into a Note and Guaranty Agreement by and among us, as parent guarantor, the Operating Company, as issuer, and the purchasers party thereto, pursuant to which the Operating Company will issue $325.0 million aggregate principal amount of unsecured, fixed-rate, interest-only senior notes during the third quarter of 2018, of which $150.0 million was issued on July 2, 2018.

As of June 30, 2018, our total outstanding indebtedness was $1,289.3 million, and the ratio of our total indebtedness to the approximate market value of our assets was 41.4%.

Determined Share Value

Our shares of common stock are sold by us in our ongoing private offering at a price equal to a determined share value (the “Determined Share Value”), which is established quarterly by the Independent Directors Committee based on the net asset value (“NAV”) of our portfolio, input from management and third-party consultants, and such other factors as the Independent Directors Committee may determine. Shares of our common stock are also sold pursuant to our DRIP, and repurchased by us pursuant to our share redemption program, at a price based upon the Determined Share Value. For additional information regarding our valuation policy and procedures, please see the section titled Determined Share Value in Part II, Item 5. “Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities” of our Form 10-K. The following table presents our Determined Share Value for each period indicated below, together with the corresponding NAV per diluted share as of the preceding quarter end:

 

Period

 

NAV as of

 

Determined

Share Value

 

 

NAV

per diluted share

 

August 1, 2018 - October 31, 2018

 

June 30, 2018

 

$

85.00

 

 

$

84.63

 

May 1, 2018 - July 31, 2018

 

March 31, 2018

 

$

83.00

 

 

$

83.14

 

February 1, 2018 - April 30, 2018

 

December 31, 2017

 

$

81.00

 

 

$

81.40

 

 

The adjustments to NAV per diluted share in arriving at the Determined Share Value for the periods presented above account for the inherent imprecision in the valuation estimates. In November 2018, the Independent Directors Committee will review the NAV per diluted share calculations as of September 30, 2018, and will assess whether adjustments to the current Determined Share Value of $85.00 are appropriate.   

The following table provides a breakdown of the major components of our estimated NAV and NAV per diluted share amounts as of June 30, 2018, and March 31, 2018 (in thousands, except per share amounts):

 

NAV component:

 

June 30,

2018

 

 

March 31,

2018

 

Investment in rental property

 

$

3,100,313

 

 

$

2,937,769

 

Debt

 

 

(1,251,104

)

 

 

(1,195,023

)

Other assets and liabilities, net

 

 

10,548

 

 

 

12,634

 

NAV

 

$

1,859,757

 

 

$

1,755,380

 

Number of outstanding shares, including noncontrolling interests

 

 

21,976

 

 

 

21,115

 

NAV per diluted share

 

$

84.63

 

 

$

83.14

 

 

The following table details the implied market capitalization rates (shown on a weighted average basis) used to value the investment in rental property, by property type, as of June 30, 2018, and March 31, 2018, supporting the Determined Share Value in effect for the periods of August 1, 2018, through October 31, 2018, and May 1, 2018, through July 31, 2018, respectively:

 

Market capitalization rates, as of:

 

Retail

 

 

Industrial

 

 

Healthcare

 

 

Office

 

 

Other

 

 

Portfolio

Total

 

June 30, 2018

 

 

6.37

%

 

 

6.96

%

 

 

6.90

%

 

 

7.07

%

 

 

7.20

%

 

 

6.75

%

March 31, 2018

 

 

6.37

%

 

 

6.98

%

 

 

6.91

%

 

 

7.11

%

 

 

7.29

%

 

 

6.76

%

 

34


 

While we believe our assumptions are reasonable, a change in these assumptions would impact the calculation of the value of our real estate investments. For example, assuming all other factors remain unchanged, an increase in the weighted average implied market capitalization rate used as of June 30, 2018, of 0.25%, would result in a decrease in the fair value of our investment in rental property of 3.6%, and our NAV per diluted share would have been $79.58. Conversely, a decrease in the weighted average implied market capitalization rate used as of June 30, 2018, of 0.25% would result in an increase in the fair value of our investment in rental property of 3.9%, and our NAV per diluted share would have been $90.06.

Distributions and Distribution Reinvestment

At its August 9, 2018, meeting, our board of directors declared monthly distributions of $0.43 per share of our common stock and unit of membership interest in the Operating Company to be paid by us to our stockholders and members of the Operating Company (other than us) of record as follows:

 

Dividend Per Share/Unit

 

 

Record Date

 

Payment Date

(on or before)

$

0.43

 

 

August 30, 2018

 

September 14, 2018

$

0.43

 

 

September 27, 2018

 

October 15, 2018

$

0.43

 

 

October 30, 2018

 

November 15, 2018

 

Investors may purchase additional shares of our common stock by electing to reinvest their distributions through our DRIP. Cash distributions will be reinvested in additional shares of common stock pursuant to our DRIP at a per share price equal to 98% of the Determined Share Value as of the applicable distribution date. Please refer to the section titled Distribution and Distribution Reinvestment in Item 5. “Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities” of our Form 10-K, for additional discussion of our DRIP.

The following table summarizes distributions paid in cash and pursuant to our DRIP for the six months ended June 30, 2018 (in thousands).

 

Month

 

Year

 

Cash

Distribution -

Common

Stockholders

 

 

Cash

Distribution -

Membership

Units

 

 

Distribution

Paid

Pursuant to

DRIP on

Common Stock (1)

 

 

Distribution

Paid

Pursuant to

DRIP on

Membership

Units (1)

 

 

Total

Amount of

Distribution

 

January

 

2018

 

$

4,021

 

 

$

536

 

 

$

3,769

 

 

$

123

 

 

$

8,449

 

February

 

2018

 

 

4,029

 

 

 

521

 

 

 

3,839

 

 

 

123

 

 

 

8,512

 

March

 

2018

 

 

4,201

 

 

 

539

 

 

 

4,052

 

 

 

128

 

 

 

8,920

 

April

 

2018

 

 

4,267

 

 

 

540

 

 

 

4,084

 

 

 

127

 

 

 

9,018

 

May

 

2018

 

 

4,331

 

 

 

536

 

 

 

4,106

 

 

 

127

 

 

 

9,100

 

June

 

2018

 

 

4,386

 

 

 

602

 

 

 

4,154

 

 

 

128

 

 

 

9,270

 

TOTAL

 

 

 

$

25,235

 

 

$

3,274

 

 

$

24,004

 

 

$

756

 

 

$

53,269

 

 

(1)

Distributions are paid in shares of common stock.

The following table summarizes our distributions paid during the six months ended June 30, 2018, including the source of distributions and a comparison against FFO (in thousands).

 

 

 

For the six months ended

 

 

 

June 30,

 

 

 

2018

 

 

2017

 

Distributions:

 

 

 

 

 

 

 

 

Paid in cash

 

$

29,265

 

 

$

24,628

 

Reinvested in shares

 

 

24,004

 

 

 

18,000

 

Total Distributions

 

$

53,269

 

 

$

42,628

 

Source of Distributions:

 

 

 

 

 

 

 

 

Cash flow from operating activities

 

$

53,269

 

 

$

42,628

 

FFO

 

$

69,219

 

 

$

52,784

 

 

35


 

For the six months ended June 30, 2018 and 2017, we paid distributions from our cash flow from operating activities. Refer to Net Income and Non-GAAP Measures (FFO and AFFO) below for further discussion of our FFO.

We intend to fund future distributions from cash generated by operations; however, we may fund distributions from the sale of assets, borrowings, or proceeds from the sale of our securities.

Liquidity and Capital Resources

General

We acquire real estate with a combination of debt and equity capital and with cash from operations that is not otherwise distributed to our stockholders. Our focus is on maximizing the risk-adjusted return to our stockholders through an appropriate balance of debt and equity in our capital structure. Therefore, we attempt to maintain a conservative debt level on our balance sheet with appropriate interest and fixed charge coverage ratios. We target a leverage ratio with total debt equal to 35% to 45% of the approximate market value of our assets. We believe our current leverage model has allowed us to take advantage of the lower cost of debt while simultaneously strengthening our balance sheet, as evidenced by the Operating Company’s investment grade credit rating. Our actual leverage ratio will vary over time but may not exceed 50% without the approval of the Independent Directors Committee. As of June 30, 2018, the leverage ratio was 41.4% of the approximate market value of our assets. From a management perspective and in communications with the credit rating agencies, we also consider our leverage position as a multiple of Earnings Before Interest Taxes Depreciation and Amortization (“EBITDA”), a non-GAAP financial measure. EBITDA is a tool we use to measure leverage in the context of our cash flow expectations and projections. However, given the significance of our recent growth, adding $254.8 million in investments during the six months ended June 30, 2018, $683.6 million in investments during 2017, and $518.8 million in investments during 2016, coupled with our continued strategic growth initiatives, historical EBITDA may not provide investors with an adequate picture of the contractual cash in-flows associated with these investments. Our investments are typically made throughout the year (with a significant portion typically occurring in the second half of the year), and therefore the full year, or “normalized,” cash flows will not be realized until subsequent years. Accordingly, we look at contractual, “normalized,” cash flows and EBITDA as an appropriate tool to manage our leverage profile. We utilize this analysis inclusive of our focus on debt-to-market value metrics.

Liquidity

Our primary cash expenditures are the monthly interest payments we make on the debt we use to finance our real estate investment portfolio, asset management and property management fees for servicing the portfolio, acquisition expenses related to the growth of our portfolio, and the general and administrative expenses of operating our business. Since substantially all of our leases are triple-net, our tenants are generally responsible for the maintenance, insurance, property taxes and capital costs associated with the properties they lease from us. In certain circumstances, the terms of the lease require us to pay these expenses, however, in most cases we are reimbursed by the tenants. Accordingly, we do not currently anticipate making significant capital expenditures or incurring other significant property costs during the term of a property lease, unless we incur substantial vacancies. To the extent that we have vacant properties, we will incur certain costs to operate and maintain the properties, however, we do not currently expect these costs to be material.

As shown in the table below, net cash provided by operating activities increased by $13.4 million, to $58.7 million for the six months ended June 30, 2018, from $45.3 million for the six months ended June 30, 2017. The increase in cash provided by operating activities is primarily due to the increase in the size of our real estate investment portfolio. Our real estate investing activities have grown in volume as we continue to identify favorable investment opportunities. We funded real estate investment activity with a combination of cash from operations, proceeds from the issuance of unsecured debt obligations, and proceeds from the issuance of common stock. We paid cash dividends to our stockholders and holders of non-controlling membership units, net of reinvestments through our DRIP, totaling $30.0 million and $24.8 million for the six months ended June 30, 2018 and 2017, respectively. Cash used to fund the increase in dividends between periods related primarily to the increase in cash provided by our operations. Cash and cash equivalents and restricted cash totaled $20.8 million and $43.8 million at June 30, 2018, and June 30, 2017, respectively.

 

 

 

For the six months ended

 

 

 

June 30,

 

(In thousands)

 

2018

 

 

2017

 

Net cash provided by operating activities

 

$

58,675

 

 

$

45,308

 

Net cash used in investing activities

 

 

(187,720

)

 

 

(163,748

)

Net cash provided by financing activities

 

 

139,768

 

 

 

139,108

 

Increase in cash and cash equivalents and restricted cash

 

$

10,723

 

 

$

20,668

 

As of June 30, 2018, the historical cost basis of our real estate investment portfolio totaled $2.4 billion, consisting of investments in 558 properties with rent and interest due from our tenants aggregating $17.9 million per month on a straight-line basis and $15.9 million per month in monthly cash inflows for the first six months of the year. During the six months ended June 30, 2018, we closed 10 real estate acquisitions totaling $254.8 million, excluding capitalized acquisition expenses, adding 41 new properties to our portfolio. The new properties will provide approximately $1.6 million in monthly rent on a straight-line basis and $1.4 million in monthly cash rents. Substantially all of our cash from operations is generated by our real estate portfolio.

36


 

Capital Resources

We intend to continue to grow through additional real estate investments. To accomplish this objective, we must continue to identify acquisitions that are consistent with our underwriting guidelines and raise additional debt and equity capital. We have financed our acquisition of properties using a combination of equity investments, unsecured term loans, revolving debt, senior unsecured notes, and mortgage loans. We seek to maintain an appropriate balance of debt and equity capital in our overall leverage policy, while maintaining a focus on increasing core value for existing stockholders (achieved via earnings growth and share price appreciation).

The mix of financing sources may change over time based on market conditions and our liquidity needs. The availability of debt to finance commercial real estate can be impacted by economic and other factors that are beyond our control. We seek to reduce the risk that long-term debt capital may be unavailable to us by strengthening our balance sheet through our investments in real estate with credit-worthy tenants and lease guarantors and maintaining an appropriate mix of debt and equity capitalization. Specifically, we recognized a 99+% collection rate on rentals during 2017 and for the six months ended June 30, 2018. Moody’s assignment and reaffirmations of an investment grade credit rating of Baa3 to the Operating Company is further evidence of our active management of a conservative capital structure. As we grow our real estate portfolio, we also intend to manage our debt maturities to reduce the risk that a significant amount of our debt will mature in any single year in the future. Refer to Contractual Obligations below for further details regarding our long-term debt maturities.

The Operating Company achieved its investment grade credit rating based on our conservative leverage profile, diversified portfolio, and earnings stability based on the credit-worthiness of our tenants, which we intend to maintain concurrent with our growth objectives. Factors that could negatively impact our credit rating include, but are not limited to: a significant increase in our leverage on a sustained basis, a significant increase in secured debt levels, a significant decline in our unencumbered asset base, weakening of our corporate governance structure, and a significant decline in our portfolio diversification. We have aligned our strategic growth priorities with these factors, as we believe the favorable debt pricing and access to additional sources of debt capital resulting from the investment grade credit rating, provide us with an advantageous cost of capital and risk-adjusted return on investment for our stockholders.

Equity Capital Resources

Our equity capital for our real estate acquisition activity is provided from the proceeds of our ongoing private offering, including distributions reinvested through our DRIP. During the three and six months ended June 30, 2018, we raised $72.5 million and $129.5 million in equity capital, respectively, to be used in our acquisition activities, including distributions reinvested through our DRIP and properties exchanged through UPREIT transactions.

Debt Capital Resources

Our debt capital is provided through unsecured term notes, revolving debt facilities, and senior unsecured notes. We also, from time to time, obtain non-recourse mortgage financing from banks and insurance companies secured by mortgages on the corresponding specific property. Mortgages, however, are not a strategic focus of the active management of our leverage profile. Rather, we enter into mortgages and notes payable as ancillary business transactions on an as-needed basis, most often as the result of lease assumption transactions.

 

Recent Activity

On July 2, 2018, subsequent to quarter end, we entered into a Note and Guaranty Agreement (the “NGA”) by and among us, as parent guarantor, the Operating Company, as issuer, and the purchasers party thereto (the “Purchasers”). Pursuant to the terms of the NGA, the Operating Company will issue and sell to the Purchasers $325.0 million aggregate principal amount of unsecured, fixed-rate, interest-only senior notes in two series: (i) $225.0 million aggregate principal amount of 5.09% Series B Guaranteed Senior Notes (the “Series B Notes”), and (ii) $100.0 million aggregate principal amount of 5.19% Series C Guaranteed Senior Notes (the “Series C Notes,” and together with the Series B Notes, the “2018 Senior Notes”).

Pursuant to the NGA, $100.0 million aggregate principal amount of the Series B Notes were issued on July 2, 2018, with the remaining $125.0 million aggregate principal amount to be issued on September 13, 2018. The Series B Notes have a 10-year term and mature on July 2, 2028, unless earlier redeemed or prepaid pursuant to the terms of the NGA. The Series B Notes were issued at par and the unpaid balance of the Series B Notes bear interest at a rate of 5.09% per annum (priced at 210 basis points above the 10-year U.S. Treasury yield at the time of pricing). Also pursuant to the NGA, $50.0 million aggregate principal amount of the Series C Notes were issued on July 2, 2018, with the remaining $50.0 million aggregate principal amount to be issued on September 13, 2018. The Series C Notes have a 12-year term and mature on July 2, 2030, unless earlier redeemed or prepaid pursuant to the terms of the NGA. The Series C Notes were issued at par and the unpaid balance of the Series C Notes bear interest at a rate of 5.19% per annum (priced at 220 basis points above the 10-year U.S. Treasury yield at the time of pricing).

37


 

We intend to use the net proceeds from the offering of the 2018 Senior Notes for general corporate purposes, which may include refinancing existing indebtedness and funding potential acquisitions.

In June 2018, we drew the remaining $90.0 million available under our 7-Year Term Loan facility (as defined below), and used a portion of the proceeds to partially repay outstanding Revolver borrowings.

 

Existing Credit Facilities

Credit Facility

In 2017, together with the Operating Company, we closed on an $880.0 million unsecured credit facility (the “Credit Facility”), comprised of (i) a $425.0 million senior unsecured revolving credit facility (the “Revolver”), (ii) a five-and-a-half-year, $265.0 million senior unsecured delayed draw term loan (the “5.5-Year Term Loan”), and (iii) a seven-year, $190.0 million senior unsecured delayed draw term loan (the “7-Year Term Loan”). The Credit facility contains an accordion feature that can increase the facility size up to a total of $1.0 billion of available capacity. Borrowings under the Credit Facility are payable interest only during the term of the appropriate loan tranche, with the principal amount due in full at maturity. The following table summarizes the amounts drawn and available to be drawn on the Credit Facility as of June 30, 2018 (in thousands, excluding Loan Tranche and Maturity Date).

 

Loan Tranche

 

Amount Drawn

 

 

Amount Available

 

 

Total Capacity

 

 

Maturity Date

Revolver

 

$

272,500

 

 

 

152,500

 

 

$

425,000

 

 

January 21, 2022(1)

5.5-Year Term Loan

 

 

265,000

 

 

 

 

 

 

265,000

 

 

January 23, 2023

7-Year Term Loan

 

 

190,000

 

 

 

 

 

 

190,000

 

 

June 21, 2024

 

(1)

The Revolver contains one extension option that would extend the maturity date by five months, to June 21, 2022, subject to certain conditions set forth in the Credit Facility, including payment of an extension fee equal to 0.0625% of the revolving commitments.

2015 Unsecured Term Loan Agreement

In addition to the Credit Facility, at June 30, 2018 we also had outstanding a $325.0 million unsecured term note (“2015 Unsecured Term Loan Agreement”). The 2015 Unsecured Term Loan Agreement matures on February 6, 2019, and provides for two one-year extension options, at our option, subject to compliance with all covenants and the payment of a 0.10% fee. The 2015 Unsecured Term Loan Agreement contains an accordion feature that can increase the note size up to a total of $600 million.

2017 Senior Notes

To mitigate interest rate risk, we have strategically added long-term, fixed-rate debt to our capital structure. At June 30, 2018, we had $150.0 million of unsecured, fixed-rate, interest-only senior promissory notes issued in April 2017 (the “2017 Senior Notes”) outstanding. The Senior Notes bear interest at a fixed rate of 4.84% per annum, and mature in April 2027.

 

38


 

Debt Covenants

We are subject to various covenants and financial reporting requirements pursuant to the loan agreements we have entered into. The table below summarizes the applicable financial covenants, which are substantially the same across each of our loan agreements, including the 2018 Senior Notes. As of June 30, 2018, we were in compliance with all of our covenants. In the event of default, either through default on payments or breach of covenants, we may be prohibited from paying dividends on our common stock above the annual 90% REIT taxable income distribution requirement. For each of the previous three years, we paid dividends out of our cash flows from operations in excess of the required distribution amounts.

 

Covenants

 

Required

 

Actual

(as of

June 30, 2018)

 

Leverage Ratio(1)

 

0.60 to 1.00

 

 

0.43

 

Secured Indebtedness Ratio(2)

 

0.40 to 1.00

 

 

0.03

 

Unencumbered Coverage Ratio(3)

 

1.75 to 1.00

 

 

3.56

 

Fixed Charge Coverage Ratio(4)

 

≥ 1.50 to 1.00

 

 

3.21

 

Total Unsecured Indebtedness to Total

   Unencumbered Eligible Property Value(5)

 

≤ 0.60 to 1.00

 

 

0.47

 

Dividends and Other Restricted Payments

 

Only applicable in case of default

 

Not Applicable

 

 

(1)

The leverage ratio is calculated as the ratio of total indebtedness to total market value. Total market value is computed as the net operating income for the most recently completed fiscal quarter on properties owned for four consecutive quarters at a capitalization rate of 7.50%, multiplied by four, plus the acquisition price of properties in the last four quarters, plus tangible assets comprised of current assets on a GAAP basis and notes receivable.

(2)

The secured indebtedness ratio is the ratio of secured indebtedness to total market value. The secured indebtedness represents outstanding mortgage borrowings.

(3)

The unencumbered coverage ratio is the ratio of adjusted EBITDA (as defined within the respective loan agreement) to interest expense for the most recent fiscal quarter. Adjusted EBITDA is calculated as net income adjusted for depreciation and amortization, interest, taxes, gain/loss on sale of properties, dividend income, gain/loss on debt extinguishment, straight-line rent adjustments, transaction costs expensed, amortization of intangibles, and interest rate swap ineffectiveness, if applicable.

(4)

The fixed charge coverage ratio is the ratio of adjusted EBITDA to fixed charges for the most recent fiscal quarter. Fixed charges are calculated as interest expense plus any principal payments on debt, excluding balloon payments, if applicable.  

(5)

The total unsecured indebtedness to total unencumbered eligible property value ratio is calculated as the ratio of total unsecured indebtedness to unencumbered property value. Unsecured indebtedness represents the outstanding balances on the revolver, term notes and Senior Notes. Unencumbered eligible property value includes all real estate properties that are not secured by mortgages.

Capital Strategy

We believe our leverage policy and capital structure provides us with several advantages, including the ability to:

 

create a growing and diversified real estate portfolio with a flexible capital structure that allows for independent investing and financing decisions;

 

capitalize on competitive debt pricing;

 

add value to our investors through earnings growth on a growing pool of assets; and

 

issue unsecured debt having relatively limited negative financial covenants and maintain the distributions necessary to retain our tax-sheltered REIT status in the event of contractual default, which we believe increases our corporate flexibility.

We intend to exercise the extension provisions of the Revolver and the 2015 Unsecured Term Loan Agreement, refinance, or replace the existing borrowings as they become due, including via additional private debt placements. The extensions would extend the Revolver’s maturity until June 2022, and the 2015 Unsecured Term Loan Agreement’s maturity until February 2021. As a result, we do not intend to make principal payments on these obligations in the foreseeable future. Additionally, we may be required to increase our borrowing capacity to partially fund future acquisitions. We assess market conditions and the availability and pricing of debt on an ongoing basis, which are critical inputs in our strategic planning and decision-making process. While we believe the current market conditions provide our stockholders with an advantageous capitalization structure and risk-adjusted return, we believe our conservative capital structure is appropriate to absorb temporary market fluctuations. Significant adverse market conditions could impact the availability of debt to fund future acquisitions, our ability to recognize growth in earnings and return on investment for stockholders, and our ability to recast the debt facilities at cost-advantageous pricing points. In the event of such conditions, we would plan to revise our capitalization structure and strategic initiatives to maximize return on investment for our investors. To the extent that we are unable to recast our debt facilities, our cash flows from operations will not be adequate to pay the principal amount of debt, and we may be forced to liquidate properties to satisfy our obligations.

39


 

We believe that the cash generated by our operations and our ongoing private offering, our cash and cash equivalents at June 30, 2018, our current borrowing capacity under our unsecured credit facility, and our access to long-term debt capital, including through the debt private placement market, will be sufficient to fund our operations for the foreseeable future and allow us to acquire the real estate necessary to achieve our strategic objectives.

Impact of Inflation

Our leases with tenants of our properties are long-term in nature, with a current weighted average remaining lease term of 12.9 years as of June 30, 2018. To mitigate the impact of inflation on our fixed revenue streams, we have implemented limited escalation clauses in our leases. As of June 30, 2018, nearly all of our leases had contractual lease escalations, with a weighted average of 2.1%. A substantial majority of our leases have fixed annual rent increases, and the remainder have annual lease escalations based on increases in the consumer price index (“CPI”), or periodic escalations over the term of the lease (e.g., a 10% increase every five years). These lease escalations mitigate the risk of earnings erosion on our revenue streams in the case of an inflationary economic environment, and provide increased return in otherwise stable market conditions. As a majority of our portfolio has fixed lease escalations, there is a risk that inflation could be greater than the contractual rent increases.

Our focus on single-tenant, triple-net leases also shelters us from fluctuations in the cost of services and maintenance as a result of inflation. For an insignificant portion of our portfolio, we have leases that are not fully triple-net, and, therefore, we bear certain responsibilities for the maintenance and structural component replacements (e.g., roof, structure, or parking lot) that may be required in the future, although the tenants are still required to pay all operating expenses associated with the property (e.g., real estate taxes, insurance, and maintenance). Inflation and increased costs may have an adverse impact to our tenants and their credit-worthiness if the increase in costs are greater than their increase in revenue. In the limited circumstances where we cannot implement a triple-net lease, we attempt to limit our exposure to inflation through the use of warranties and other remedies that reduce the likelihood of a significant capital outlay.

Off-Balance Sheet Arrangements

We had no off-balance sheet arrangements as of June 30, 2018, or December 31, 2017.

Contractual Obligations

The following table provides information with respect to our contractual commitments and obligations as of June 30, 2018 (in thousands).

 

Year of

Maturity

 

2015 Unsecured Term Loan Agreement(1)

 

 

5.5-Year Term Loan

 

 

7-Year Term Loan

 

 

Revolver(2)

 

 

2017 Senior Notes

 

 

Mortgages and Notes Payable

 

 

Interest

Expense(3)

 

 

Tenant

Improvement

Allowances

 

 

Total

 

2018

 

$

 

 

$

 

 

$

 

 

$

 

 

$

 

 

$

1,731

 

 

$

24,904

 

 

$

4,292

 

 

$

30,927

 

2019

 

 

325,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3,644

 

 

 

39,431

 

 

 

 

 

 

368,075

 

2020

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

9,081

 

 

 

38,025

 

 

 

 

 

 

47,106

 

2021

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

18,584

 

 

 

37,343

 

 

 

 

 

 

55,927

 

2022

 

 

 

 

 

 

 

 

 

 

 

272,500

 

 

 

 

 

 

3,066

 

 

 

27,281

 

 

 

 

 

 

302,847

 

Thereafter

 

 

 

 

 

265,000

 

 

 

190,000

 

 

 

 

 

 

150,000

 

 

 

50,696

 

 

 

52,322

 

 

 

 

 

 

708,018

 

Total

 

$

325,000

 

 

$

265,000

 

 

$

190,000

 

 

$

272,500

 

 

$

150,000

 

 

$

86,802

 

 

$

219,306

 

 

$

4,292

 

 

$

1,512,900

 

 

(1)

We may extend the 2015 Unsecured Term Loan Agreement twice, for a one-year period each time, subject to compliance with all covenants and the payment of 0.10% fee.

(2)

We may extend the Revolver once, for a five-month period, subject to compliance with all covenants and the payment of an extension fee equal to 0.0625% of the revolving commitments.

(3)

Interest expense is projected based on the outstanding borrowings and interest rates in effect as of June 30, 2018. This amount includes the impact of interest rate swap agreements.

As part of acquiring rental properties, we may enter into tenant improvement allowances. As of June 30, 2018, tenant improvement allowances totaled $4.3 million. We expect to pay the tenant improvement allowances out of cash flows from operations or from additional borrowings.

At June 30, 2018, investment in rental property of $148.1 million is pledged as collateral against our mortgages and notes payable.

40


 

Additionally, as of June 30, 2018, we are a party to three separate Tax Protection Agreements (the “Agreements”) with the contributing members (the “Protected Members”) of three distinct UPREIT transactions conducted in November 2015, February 2016, and October 2017. The Agreements require us to pay monetary damages in the event of a sale, exchange, transfer, or other disposal of the contributed property in a taxable transaction that would cause a Protected Member to recognize a Protected Gain, as defined in the Agreements, subject to certain exceptions. As of June 30, 2018, the maximum aggregate amount we may be liable for under the Agreements is approximately $12.3 million. Based on information available, we do not believe that the events resulting in damages as detailed above have occurred or are likely to occur in the foreseeable future. Accordingly, we have excluded these commitments from the contractual commitments table above. See a more detailed discussion of the Tax Protection Agreements in Item 7. “Management’s Discussion and Analysis of Financial Condition and Results of Operations — Contractual Obligations”, in our Form 10-K.

As discussed above, on July 2, 2018, we entered into an NGA to issue $325.0 million of 2018 Senior Notes in two series, which mature in 2028 and 2030. The Senior Notes were not obligations of the Company as of June 30, 2018, and are therefore not included in the contractual obligations table above.

Results of Operations

Overview

As of June 30, 2018, our real estate investment portfolio had a net book value of $2.4 billion, consisting of investments in 558 property locations in 42 states and various industries. All of our real estate investment portfolio represents commercial real estate properties subject to long-term leases, all of our owned properties were subject to a lease as of June 30, 2018, and all of our leasing activity related to our real estate acquisitions. During the three and six months ended June 30, 2018, a tenant renewed one lease that had been set to expire in 2018. The lease renewal was immaterial to our portfolio of real estate and results of operations.

For the three months ended June 30, 2018 and 2017

Revenues

 

 

 

For the three months ended

 

 

 

 

 

 

 

 

 

 

June 30,

 

 

Increase/(Decrease)

 

(in thousands)

 

2018

 

 

2017

 

 

$

 

%

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income from operating leases

 

$

53,590

 

 

$

41,256

 

 

$

12,334

 

 

29.9

%

Earned income from direct financing leases

 

 

953

 

 

 

1,074

 

 

 

(121

)

 

(11.3

)%

Operating expenses reimbursed from tenants

 

 

2,486

 

 

 

1,296

 

 

 

1,190

 

 

91.8

%

Other income from real estate transactions

 

 

3

 

 

 

45

 

 

 

(42

)

 

(93.3

)%

Total revenues

 

$

57,032

 

 

$

43,671

 

 

$

13,361

 

 

30.6

%

 

Total revenues increased by approximately $13.3 million, or 30.6%, to $57.0 million for the three months ended June 30, 2018, compared to $43.7 million for the three months ended June 30, 2017. The increase in revenue period-over-period is primarily attributable to the growth in our real estate portfolio. We acquired $683.6 million in real estate throughout 2017, excluding capitalized acquisition expenses. The acquired properties represented annual straight-line rental income of $56.1 million, or $14.0 million per quarter. In addition, during the first quarter of 2018, we acquired $100.5 million of real estate, excluding capitalized acquisition expenses, which provided $1.8 million of straight-line rental income in the second quarter. The acquisitions occurring during the three months ended June 30, 2018 did not materially impact reported rental income, due to the timing of acquisitions. These incremental revenues were somewhat offset by the elimination of revenues in the current period associated with properties that we have recently sold. The rental rates we receive on sale-leaseback transactions and lease assumptions on the various types of properties we target across the United States vary from transaction to transaction based on many factors, such as the terms of the lease, each property’s real estate fundamentals, and the market rents in the area. The initial cash capitalization rate on acquisitions made during the three months ended June 30, 2018, was 6.9%.

 

41


 

Operating Expenses

 

 

 

For the three months ended

 

 

 

 

 

 

 

 

 

 

June 30,

 

 

Increase/(Decrease)

 

(in thousands)

 

2018

 

 

2017

 

 

$

 

%

 

Operating expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

$

20,232

 

 

$

14,733

 

 

$

5,499

 

 

37.3

%

Asset management fees

 

 

4,313

 

 

 

3,629

 

 

 

684

 

 

18.8

%

Property management fees

 

 

1,595

 

 

 

1,218

 

 

 

377

 

 

31.0

%

Property and operating expense

 

 

2,530

 

 

 

1,124

 

 

 

1,406

 

>100.0

%

General and administrative

 

 

1,456

 

 

 

1,162

 

 

 

294

 

 

25.3

%

State and franchise tax

 

 

510

 

 

 

160

 

 

 

350

 

>100.0

%

Total operating expenses

 

$

30,636

 

 

$

22,026

 

 

$

8,610

 

 

39.1

%

Depreciation and amortization

Depreciation and amortization increased by $5.5 million, or 37.3%, to $20.2 million for the three months ended June 30, 2018, compared to $14.7 million for the three months ended June 30, 2017. The increase is primarily due to the growth in our real estate portfolio, as discussed above.

Asset management fees

Asset management fees increased $0.7 million, or 18.8%, to $4.3 million for the three months ended June 30, 2018, compared to $3.6 million for the three months ended June 30, 2017. We pay the Asset Manager a quarterly fee equal to 0.25% of the aggregate value of our equity on a fully diluted basis, based on the Determined Share Value. The increase in asset management fees during the three months ended June 30, 2018, compared to the comparable period in 2017, is the result of an increase in our outstanding equity on a fully diluted basis, combined with an increase in the Determined Share Value.

The $83.00 Determined Share Value in effect as of June 30, 2018, reflected an increase of 3.8% from the $80.00 Determined Share Value in effect as of June 30, 2017. Additionally, the weighted average number of shares of our common stock and non-controlling membership units outstanding increased as the result of continued equity capital investments. For the three months ended June 30, 2018, the weighted average number of shares of our common stock and non-controlling membership units outstanding increased 19.0%, to 21.5 million, compared to 18.1 million for the three months ended June 30, 2017. The increase in equity capital was used to partially fund the continued growth in our real estate portfolio.

Property and operating expense

Property and operating expense more than doubled, to $2.5 million for the three months ended June 30, 2018, compared to $1.1 million for the three months ended June 30, 2017. The increase is attributable to the number of properties we own for which we are responsible for engaging a third-party property manager to manage ongoing property maintenance, along with insurance and real estate taxes associated with those properties. These expenses are paid by us and reimbursed by the tenant under the terms of the respective leases. There was a corresponding increase in the operating expenses reimbursed by tenants balance included in total revenues.

Other income (expenses)

 

 

 

For the three months ended

 

 

 

 

 

 

 

 

 

 

June 30,

 

 

Increase/(Decrease)

 

(in thousands)

 

2018

 

 

2017

 

 

$

 

%

 

Other income (expenses)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Preferred distribution income

 

$

187

 

 

$

182

 

 

$

5

 

 

2.7

%

Interest income

 

 

52

 

 

 

115

 

 

 

(63

)

 

(54.8

)%

Interest expense

 

 

(12,454

)

 

 

(7,860

)

 

 

4,594

 

 

58.4

%

Cost of debt extinguishment

 

 

(51

)

 

 

(3,567

)

 

 

(3,516

)

 

(98.6

)%

Gain on sale of real estate

 

 

4,256

 

 

 

5,477

 

 

 

(1,221

)

 

(22.3

)%

42


 

Interest expense

Interest expense increased $4.6 million, or 58.4%, to $12.5 million for the three months ended June 30, 2018, compared to $7.9 million for the three months ended June 30, 2017, due primarily to an increase in long-term borrowings. Total outstanding debt on our unsecured credit facilities, excluding capitalized debt issuance costs, increased from $815.0 million at June 30, 2017, to $1,202.5 million at June 30, 2018. This primarily reflected the issuance of the 2017 Senior Notes in April 2017, along with increased borrowings under our $880 million Credit Facility, which was renegotiated on June 23, 2017. In addition, interest expense reported for the three months ended June 30, 2017 was reduced by a $1.2 million gain related to the termination of an interest rate swap that occurred concurrent with the paydown of a mortgage.

Cost of debt extinguishment

The cost of debt extinguishment represents the difference between the price paid to extinguish the debt compared to the carrying value of the debt, plus any unamortized debt acquisition costs at the time of extinguishment. To the extent that the price paid to extinguish the debt is greater than the carrying value of debt, we would recognize a loss (cost) on extinguishment. The loss would be increased by the amount of previously capitalized debt acquisition costs that remain unamortized at the time of extinguishment. These amounts fluctuate period-over-period based on the variability in the interest rate environment, changes in financial institutions’ credit standards, and our activity in capital markets to manage our leverage position. Cost of debt extinguishment decreased by $3.5 million, to $0.1 million for the three months ended June 30, 2018, from $3.6 million for the three months ended June 30, 2017. The fluctuation is a direct result of our closing the $880 million Credit Facility on June 23, 2017, concurrent with the extinguishment of prior existing debt. There was no similar transaction during the three months ended June 30, 2018.

Gain on sale of real estate

During the three months ended June 30, 2018, we recognized gains of $4.3 million on the sale of real estate, compared to gains of $5.5 million during the three months ended June 30, 2017. During the three months ended June 30, 2018, we sold six properties, compared to five properties during the comparable period in 2017. Our recognition of a gain or loss on the sale of real estate varies from transaction to transaction based on fluctuations in asset prices and demand in the real estate market.

 

For the six months ended June 30, 2018 and 2017  

Revenues

 

 

 

For the six months ended

 

 

 

 

 

 

 

 

 

 

June 30,

 

 

Increase/(Decrease)

 

(in thousands)

 

2018

 

 

2017

 

 

Amount

 

%

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income from operating leases

 

$

105,422

 

 

$

80,657

 

 

$

24,765

 

 

30.7

%

Earned income from direct financing leases

 

 

1,919

 

 

 

2,207

 

 

 

(288

)

 

(13.0

)%

Operating expenses reimbursed from tenants

 

 

5,235

 

 

 

2,913

 

 

 

2,322

 

 

79.7

%

Other income from real estate transactions

 

 

45

 

 

 

78

 

 

 

(33

)

 

(42.3

)%

Total revenues

 

$

112,621

 

 

$

85,855

 

 

$

26,766

 

 

31.2

%

 

Total revenues increased by approximately $26.7 million, or 31.2%, to $112.6 million for the six months ended June 30, 2018, compared to $85.9 million for the six months ended June 30, 2017. The increase in revenue period-over-period is primarily attributable to the growth in our real estate portfolio during 2017 as discussed in the discussion related to the three months ended June 30, 2018 above. The initial cash capitalization rate on acquisitions made during the six months ended June 30, 2018, was 6.7%.

43


 

Operating Expenses

 

 

 

For the six months ended

 

 

 

 

 

 

 

 

 

 

June 30,

 

 

Increase/(Decrease)

 

(in thousands)

 

2018

 

 

2017

 

 

$

 

%

 

Operating expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

$

39,434

 

 

$

29,326

 

 

$

10,108

 

 

34.5

%

Asset management fees

 

 

8,456

 

 

 

6,822

 

 

 

1,634

 

 

24.0

%

Property management fees

 

 

3,112

 

 

 

2,386

 

 

 

726

 

 

30.4

%

Property and operating expense

 

 

5,149

 

 

 

2,701

 

 

 

2,448

 

 

90.6

%

General and administrative

 

 

2,787

 

 

 

2,125

 

 

 

662

 

 

31.2

%

State and franchise tax

 

 

753

 

 

 

210

 

 

 

543

 

>100.0

%

Total operating expenses

 

$

59,691

 

 

$

43,570

 

 

$

16,121

 

 

37.0

%

 

Depreciation and amortization

Depreciation and amortization increased by $10.1 million, or 34.5%, to $39.4 million for the six months ended June 30, 2018, compared to $29.3 million for the six months ended June 30, 2017. The increase is primarily due to the growth in our real estate portfolio, as discussed in Results of OperationsFor the three months ended June 30, 2018 and 2017 — Revenues above.

Asset management fees

Asset management fees increased by $1.6 million, or 24.0%, to approximately $8.4 million for the six months ended June 30, 2018, compared to $6.8 million in the six months ended June 30, 2017. The Asset Manager receives a quarterly asset management fee equal to 0.25% of the aggregate value of our equity on a fully diluted basis, based on the Determined Share Value. The increase in asset management fees during the six months ended June 30, 2018, compared to the comparable period in 2017, is a result of an increase in our outstanding equity on a fully diluted basis, combined with the increase in the Determined Share Value.

The $83.00 per share Determined Share Value in effect as of June 30, 2018, reflected an increase of 3.8% from the $80.00 per share Determined Share Value in effect as of June 30, 2017. Additionally, the weighted average number of shares of our common stock and non-controlling membership units outstanding increased as the result of continued equity capital investments. For the six months ended June 30, 2018, the weighted average number of shares of our common stock and non-controlling membership units outstanding increased 20.4%, to 21.1 million, compared to 17.5 million for the three months ended June 30, 2017. The increase in equity capital was used to partially fund the continued growth in our real estate portfolio.

Property and operating expense

Property and operating expense increased by $2.4 million, or 90.6%, to $5.1 million for the six months ended June 30, 2018, compared to $2.7 million for the six months ended June 30, 2017. The increase is attributable to the number of properties we own for which we are responsible for engaging a third-party property manager to manage ongoing property maintenance, along with insurance and real estate taxes associated with those properties. These expenses are paid by us and reimbursed by the tenant under the terms of the respective leases. There was a corresponding increase in the operating expenses reimbursed by tenants balance included in total revenues.

Other income (expenses)

 

 

 

For the six months ended

 

 

 

 

 

 

 

 

 

 

June 30,

 

 

Increase/(Decrease)

 

(in thousands)

 

2018

 

 

2017

 

 

$

 

%

 

Other income (expenses)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Preferred distribution income

 

$

375

 

 

$

363

 

 

$

12

 

 

3.3

%

Interest income

 

 

162

 

 

 

227

 

 

 

(65

)

 

(28.6

)%

Interest expense

 

 

(23,631

)

 

 

(15,802

)

 

 

7,829

 

 

49.5

%

Cost of debt extinguishment

 

 

(51

)

 

 

(3,615

)

 

 

(3,564

)

 

(98.6

)%

Gain on sale of real estate

 

 

7,595

 

 

 

6,280

 

 

 

1,315

 

 

20.9

%

44


 

Interest expense

Interest expense increased $7.8 million, or 49.5%, to $23.6 million for the six months ended June 30, 2018, compared to $15.8 million for the six months ended June 30, 2017, due primarily to an increase in long-term borrowings used to partially fund the acquisition of properties for our growing real estate investment portfolio. This primarily reflected the issuance of the 2017 Senior Notes in April 2017, along with increased borrowings under our $880 million Credit Facility, which was renegotiated on June 23, 2017. In addition, interest expense reported for the six months ended June 30, 2017 was reduced by a $1.2 million gain related to the termination of an interest rate swap that occurred concurrent with the paydown of a mortgage.

Cost of debt extinguishment

Cost of debt extinguishment decreased by approximately $3.5 million, to $0.1 million for the six months ended June 30, 2018, from $3.6 million for the six months ended June 30, 2017. The fluctuation is a direct result of our closing the $880 million Credit Facility on June 23, 2017, concurrent with the extinguishment of prior existing debt. There was no similar transaction during the six months ended June 30, 2018.

Gain on sale of real estate

During the six months ended June 30, 2018, we recognized gains of $7.6 million on the sale of real estate, compared to gains of $6.3 million during the six months ended June 30, 2017. During the six months ended June 30, 2018, we sold 11 properties, compared to six properties during the comparable period in 2017. Our recognition of a gain or loss on the sale of real estate varies from transaction to transaction based on fluctuations in asset prices and demand in the real estate market.

Net Income and Non-GAAP Measures (FFO and AFFO)

Our reported results and net earnings per diluted share are presented in accordance with GAAP. We also disclose FFO and AFFO, each of which are non-GAAP measures. We believe the presentation of FFO and AFFO are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs. FFO and AFFO should not be considered alternatives to net income as a performance measure or to cash flows from operations, as reported on our statement of cash flows, or as a liquidity measure, and should be considered in addition to, and not in lieu of, GAAP financial measures.

We compute FFO in accordance with the standards established by the 2002 White Paper on FFO approved by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gains (losses) from sales of depreciated real estate assets, depreciation and amortization expense from real estate assets, and impairment charges related to previously depreciated real estate assets. To derive AFFO, we modify the NAREIT computation of FFO to include other adjustments to GAAP net income related to certain non-cash revenues and expenses, including straight-line rents, cost of debt extinguishments, acquisition expenses, amortization of lease intangibles, amortization of debt issuance costs, amortization of net mortgage premiums, (gain) loss on interest rate swaps and other non-cash interest expense, extraordinary items and other specified non-cash items. We believe that such items are not a result of normal operations and thus we believe excluding such items assists management and investors in distinguishing whether changes in our operations are due to growth or decline of operations at our properties or from other factors.

Our leases include cash rents that increase over the term of the lease to compensate us for anticipated increases in market rentals over time. Our leases do not include significant front-loading or back-loading of payments, or significant rent-free periods. Therefore, we find it useful to evaluate rent on a contractual basis as it allows for comparison of existing rental rates to market rental rates. We further exclude costs or gains recorded on the extinguishment of debt, non-cash interest expense and gains, and the amortization of debt issuance costs, net mortgage premiums, and lease intangibles, as these items are not indicative of ongoing operational results. We use AFFO as a measure of our performance when we formulate corporate goals.

FFO is used by management, investors, and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers, primarily because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. We believe that AFFO is a useful supplemental measure for investors to consider because it will help them to better assess our operating performance without the distortions created by non-cash revenues or expenses. FFO and AFFO may not be comparable to similarly titled measures employed by other REITs, and comparisons of our FFO and AFFO with the same or similar measures disclosed by other REITs may not be meaningful.

45


 

Neither the SEC nor any other regulatory body has passed judgment on the acceptability of the adjustments that we use to calculate FFO and AFFO. In the future, the SEC, NAREIT or another regulatory body may decide to standardize the allowable adjustments across the REIT industry and in response to such standardization we may have to adjust our calculation and characterization of FFO and AFFO accordingly.

Net Income, FFO, and AFFO for the three months ended June 30, 2018 and 2017

The following table presents our net income and our non-GAAP FFO and AFFO for the three months ended June 30, 2018 and 2017. Our measures of FFO and AFFO are computed on the basis of amounts attributable to both us and non-controlling interests. As the non-controlling interests share in our net income on a one-for-one basis, the basic and diluted per share amounts are the same.

 

 

 

For the three months ended

 

 

 

 

 

 

 

 

 

 

June 30,

 

 

Increase/

 

(in thousands, except per share data)

 

2018

 

 

2017

 

 

$

 

%

 

Net income

 

$

18,386

 

 

$

15,992

 

 

$

2,394

 

 

15.0

%

Net earnings per diluted share

 

 

0.86

 

 

 

0.89

 

 

 

(0.03

)

 

(3.4

)%

FFO

 

 

34,362

 

 

 

25,248

 

 

 

9,114

 

 

36.1

%

FFO per diluted share

 

 

1.60

 

 

 

1.40

 

 

 

0.20

 

 

14.3

%

AFFO

 

 

29,928

 

 

 

24,048

 

 

 

5,880

 

 

24.5

%

AFFO per diluted share

 

 

1.39

 

 

 

1.33

 

 

 

0.06

 

 

4.5

%

Diluted WASO(1)

 

 

21,478

 

 

 

18,051

 

 

 

3,427

 

 

19.0

%

(1)

Weighted average number of shares of our common stock and membership units outstanding (“WASO”), computed in accordance with GAAP.

Net income

Net income increased by $2.4 million, or 15.0%, to $18.4 million for the three months ended June 30, 2018, compared to $16.0 million for the three months ended June 30, 2017. Net earnings per diluted share decreased $0.03 during the same period, to $0.86 per share. The increase in net income is mainly attributable to increased operating income, reflecting the net growth in the number of investments in real estate properties in our portfolio, as discussed in Results of OperationsFor the three months ended June 30, 2018 and 2017 — Revenues above. This portfolio growth generated increased revenues which were partially offset by increased depreciation and amortization, asset management and property management expenses. An additional contributing factor to net income growth was decreased costs associated with debt extinguishment during the three months ended June 30, 2018 as compared to the prior year period, which was partially offset by increased interest expense and decreased gains on sale of real estate. See further discussion in Results of OperationsFor the three months ended June 30, 2018 and 2017— Other income (expenses), above.

The per-share impact of the 15.0% increase in net income used in the numerator of the earnings per share calculation was more than offset by the effect of a 19.0% increase in the diluted weighted average number of shares outstanding used in the denominator of the ratio, as compared to the three months ended June 30, 2017, yielding a $0.03 decrease in net income per share between the two periods. The increase in the diluted weighted average number of shares reflected shares issued as part of our ongoing equity raises. We use proceeds from the sale of stock to partially fund acquisitions of real estate, which contributed to the increased revenues discussed above.

FFO

FFO increased $9.1 million, or 36.1%, to $34.4 million for the three months ended June 30, 2018, compared to approximately $25.3 million for the three months ended June 30, 2017. FFO per diluted share increased by $0.20 during the same period, to $1.60 per share. The increase in FFO is primarily driven by the increase in net income, resulting from growth in our real estate investment portfolio, as discussed in Results of OperationsFor the three months ended June 30, 2018 and 2017 — Revenues above. The portfolio growth also drove an increase in depreciation and amortization expense, resulting in greater FFO growth than net income growth, as these expenses are added back to net income to compute FFO. In addition, there was a smaller deduction from net income in the three months ended June 30, 2018, related to gains on the sale of real estate. The impact of the increase in FFO in the numerator of the FFO per share computation was partially mitigated by the increase in the weighted average number of shares outstanding used in the denominator of the per-share ratio.

46


 

AFFO

AFFO increased $5.9 million, or 24.5%, to $29.9 million for the three months ended June 30, 2018, compared to $24.0 million for the three months ended June 30, 2017. AFFO per diluted share increased $0.06 during the same period, to $1.39 per diluted share. As compared to the increase in FFO, the lower year-over-year growth in AFFO was mainly due to a $3.5 million decrease in the addback adjustment for cost of debt extinguishment, which reflected our closing the $880 million Credit Facility on June 23, 2017. Growth in AFFO relative to FFO was also tempered by a $1.1 million increase in the deduction for straight-line rent adjustments (reflecting the growth in our real estate investment portfolio). These factors were somewhat offset by a $1.3 million decrease in the deduction related to gains on interest rate swaps, mainly reflecting the termination of an interest rate swap that occurred concurrent with the paydown of a mortgage in the prior year.

 

Net Income, FFO, and AFFO for the six months ended June 30, 2018 and 2017

The following table presents our net income and our non-GAAP FFO and AFFO for the six months ended June 30, 2018 and 2017. Our measures of FFO and AFFO are computed on the basis of amounts attributable to both us and non-controlling interests. As the non-controlling interests share in our net income on a one-for-one basis, the basic and diluted per share amounts are the same.

 

 

 

For the six months ended

 

 

 

 

 

 

 

 

 

 

June 30,

 

 

Increase/

 

(in thousands, except per share data)

 

2018

 

 

2017

 

 

$

 

%

 

Net income

 

$

37,380

 

 

$

29,738

 

 

$

7,642

 

 

25.7

%

Net earnings per diluted share

 

 

1.77

 

 

 

1.70

 

 

 

0.07

 

 

4.1

%

FFO

 

 

69,219

 

 

 

52,784

 

 

 

16,435

 

 

31.1

%

FFO per diluted share

 

 

3.28

 

 

 

3.01

 

 

 

0.27

 

 

9.0

%

AFFO

 

 

60,198

 

 

 

48,130

 

 

 

12,068

 

 

25.1

%

AFFO per diluted share

 

 

2.85

 

 

 

2.75

 

 

 

0.10

 

 

3.6

%

Diluted WASO(1)

 

 

21,098

 

 

 

17,530

 

 

 

3,568

 

 

20.4

%

(1)

Weighted average number of shares of our common stock and membership units outstanding (“WASO”), computed in accordance with GAAP.

Net income

Net income increased by $7.6 million, or 25.7%, to $37.4 million for the six months ended June 30, 2018, compared to approximately $29.8 million for the six months ended June 30, 2017. Net earnings per diluted share increased $0.07 during the same period, to $1.77 per share. The increase is mainly attributable to increased operating income, which was primarily due to the net growth in the number of investments in real estate properties in our portfolio, as discussed in Results of OperationsFor the three months ended June 30, 2018 and 2017 — Revenues above. This portfolio growth generated increased revenues which were partially offset by increased depreciation and amortization, asset management, and property management expenses. In addition, we recorded increased gains on sale of real estate and decreased expense associated with the extinguishment of debt during the six months ended June 30, 2018, as compared to the prior-year period, discussed in Results of OperationsFor the six months ended June 30, 2018 and 2017— Other income (expenses), above. These factors were partially offset by increased interest expense.

The per-share impact of the 25.7% increase in net income used in the numerator of the earnings per share computation was partially offset by the impact of a 20.4% increase in the diluted weighted average number of shares of our common stock outstanding used in the denominator of the ratio, as compared to the six months ended June 30, 2017. The increase in the diluted weighted average number of shares was due to ongoing equity raises. We use proceeds from the sale of stock to partially fund acquisitions of real estate, which contributes to the increased revenues discussed above.

FFO

FFO increased $16.4 million, or 31.1%, to $69.2 million for the six months ended June 30, 2018, compared to $52.8 million for the six months ended June 30, 2017. FFO per diluted share increased by $0.27 during the same period, to $3.28 per share. The increase in FFO is primarily driven by the increased revenues year over year as a result of growth in our real estate investment portfolio, as discussed in Results of OperationsFor the three months ended June 30, 2018 and 2017 — Revenues above. The portfolio growth also drove an increase in depreciation and amortization expense, resulting in greater FFO growth than net income growth, as these expenses are added back to net income to compute FFO. These factors were partially offset by a larger deduction from net income in the six months ended June 30, 2018, related to gains on the sale of real estate. The impact of the increase in FFO in the numerator of the FFO per share computation was partially mitigated by the increase in the weighted average number of shares outstanding used in the denominator to compute the per-share ratio.

47


 

AFFO

AFFO increased $12.1 million, or 25.1%, to $60.2 million for the six months ended June 30, 2018, compared to $48.1 million for the six months ended June 30, 2017. AFFO per diluted share increased $0.10 during the same period, to $2.85 per diluted share. As compared to the increase in FFO, the lower year-over-year growth in AFFO was impacted by a $3.6 million decrease in the addback adjustment for cost of debt extinguishment, which reflected our closing the $880 million Credit Facility on June 23, 2017, and by a $2.2 million increase in the deduction for straight-line rent adjustments, which reflects the growth in our real estate investment portfolio. These factors were somewhat offset by a $1.3 million decrease in the deduction related to gains on interest rate swaps, mainly reflecting the termination of an interest rate swap that occurred concurrent with the paydown of a mortgage in the prior year.

Reconciliation of Non-GAAP Measures

The following is a reconciliation of net income to FFO and AFFO for the three and six months ended June 30, 2018 and 2017. Also presented is information regarding the weighted average number of shares of our common stock and non-controlling membership units used for the basic and diluted per share computation:

 

 

 

For the three months ended

 

 

For the six months ended

 

(in thousands, except per share data)

 

June 30,

 

 

June 30,

 

 

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Net income

 

$

18,386

 

 

$

15,992

 

 

$

37,380

 

 

$

29,738

 

Real property depreciation and amortization

 

 

20,232

 

 

 

14,733

 

 

 

39,434

 

 

 

29,326

 

Gain on sale of real estate

 

 

(4,256

)

 

 

(5,477

)

 

 

(7,595

)

 

 

(6,280

)

FFO

 

$

34,362

 

 

$

25,248

 

 

$

69,219

 

 

$

52,784

 

Capital improvements / reserves

 

 

(49

)

 

 

(49

)

 

 

(98

)

 

 

(97

)

Straight line rent adjustment

 

 

(5,162

)

 

 

(4,030

)

 

 

(10,303

)

 

 

(8,067

)

Cost of debt extinguishment

 

 

51

 

 

 

3,567

 

 

 

51

 

 

 

3,615

 

Amortization of debt issuance costs

 

 

472

 

 

 

433

 

 

 

933

 

 

 

857

 

Amortization of net mortgage premiums

 

 

(35

)

 

 

(29

)

 

 

(71

)

 

 

(70

)

Gain on interest rate swaps and other non-cash interest expense

 

 

 

 

 

(1,280

)

 

 

 

 

 

(1,280

)

Amortization of lease intangibles

 

 

289

 

 

 

188

 

 

 

467

 

 

 

388

 

AFFO

 

$

29,928

 

 

$

24,048

 

 

$

60,198

 

 

$

48,130

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Diluted WASO(1)

 

 

21,478

 

 

 

18,051

 

 

 

21,098

 

 

 

17,530

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net earnings per share, basic and diluted

 

$

0.86

 

 

$

0.89

 

 

$

1.77

 

 

$

1.70

 

FFO per diluted share

 

 

1.60

 

 

 

1.40

 

 

 

3.28

 

 

 

3.01

 

AFFO per diluted share

 

$

1.39

 

 

$

1.33

 

 

$

2.85

 

 

$

2.75

 

(1)

Weighted average number of shares of our common stock and membership units outstanding (“WASO”), computed in accordance with GAAP

 

Critical Accounting Policies

This Management’s Discussion and Analysis of Financial Condition and Results of Operations is based upon our Condensed Consolidated Financial Statements, which have been prepared in accordance with GAAP. The preparation of these Condensed Consolidated Financial Statements requires management to make estimates and judgments that affect the reported amounts of assets, liabilities, revenues and expenses. Management bases its estimates on historical experience and assumptions that are believed to be reasonable under the circumstances, the results of which form the basis for making judgments about carrying value of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions. We believe there have been no significant changes during the six months ended June 30, 2018 to the items that we disclosed as our critical accounting policies and estimates under Item 7. “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” in our Form 10-K.

Impact of Recent Accounting Pronouncements

For information on the impact of recent accounting pronouncements on our business, see Note 2 of the notes to the condensed consolidated financial statements included in this Form 10-Q.

48


 

Item 3.

Quantitative and Qualitative Disclosures About Market Risk

We are exposed to interest rate risk arising from changes in interest rates on the floating-rate indebtedness under our unsecured credit facilities and certain mortgages. Borrowings pursuant to our unsecured credit facilities and floating-rate mortgages bear interest at floating rates based on LIBOR plus an applicable margin. Accordingly, fluctuations in market interest rates may increase or decrease our interest expense, which will in turn increase or decrease our net income and cash flow.

We manage a portion of our interest rate risk by entering into interest rate swap agreements. Our interest rate risk management strategy is intended to stabilize cash flow requirements by maintaining interest rate swap agreements to convert certain variable-rate debt to fixed-rate debt. As of June 30, 2018, we had 30 interest rate swap agreements outstanding, with an aggregate notional amount of $820.1 million. Under these agreements, we receive monthly payments from the counterparties equal to the related variable interest rates multiplied by the outstanding notional amounts. In turn, we pay the counterparties each month an amount equal to a fixed interest rate multiplied by the related outstanding notional amounts. The intended net impact of these transactions is that we pay a fixed interest rate on our variable-rate borrowings. The interest rate swaps have been designated by us as cash flow hedges for accounting purposes and are reported at fair value. We assess, both at inception and on an ongoing basis, the effectiveness of our qualifying cash flow hedges. We have not entered, and do not intend to enter, into derivative or interest rate transactions for speculative purposes.

The table below summarizes the terms of the current swap agreements relating to our unsecured credit facilities. Several of the interest rate swap agreements set forth in the table below were entered into in conjunction with previous secured and unsecured borrowings that were retired, and the swaps have since been reapplied in support of the current unsecured credit facilities.

 

(in thousands, except interest rates)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Counterparty

 

Maturity Date

 

Fixed Rate

 

 

Variable Rate Index

 

Notional Amount

 

 

Fair Value

 

Bank of America, N.A.

 

November 2023

 

 

2.80

%

 

One-month LIBOR

 

$

25,000

 

 

$

(64

)

Bank of Montreal

 

July 2024

 

 

1.16

%

 

One-month LIBOR

 

 

40,000

 

 

 

3,566

 

Bank of Montreal

 

January 2025

 

 

1.91

%

 

One-month LIBOR

 

 

25,000

 

 

 

1,260

 

Bank of Montreal

 

July 2025

 

 

2.32

%

 

One-month LIBOR

 

 

25,000

 

 

 

692

 

Bank of Montreal

 

January 2026

 

 

1.92

%

 

One-month LIBOR

 

 

25,000

 

 

 

1,435

 

Bank of Montreal

 

January 2026

 

 

2.05

%

 

One-month LIBOR

 

 

40,000

 

 

 

1,944

 

Bank of Montreal

 

December 2026

 

 

2.33

%

 

One-month LIBOR

 

 

10,000

 

 

 

334

 

Bank of Montreal

 

December 2027

 

 

2.37

%

 

One-month LIBOR

 

 

25,000

 

 

 

878

 

Capital One, N.A.

 

December 2021

 

 

1.05

%

 

One-month LIBOR

 

 

15,000

 

 

 

844

 

Capital One, N.A.

 

December 2024

 

 

1.58

%

 

One-month LIBOR

 

 

15,000

 

 

 

1,061

 

Capital One, N.A.

 

January 2026

 

 

2.08

%

 

One-month LIBOR

 

 

35,000

 

 

 

1,680

 

Capital One, N.A.

 

July 2026

 

 

1.32

%

 

One-month LIBOR

 

 

35,000

 

 

 

3,743

 

Capital One, N.A.

 

December 2027

 

 

2.37

%

 

One-month LIBOR

 

 

25,000

 

 

 

913

 

Capital One, N.A.

 

April 2026

 

 

2.68

%

 

One-month LIBOR

 

 

25,000

 

 

 

171

 

M&T Bank

 

August 2021

 

 

1.02

%

 

One-month LIBOR

 

 

5,118

 

 

 

245

 

M&T Bank

 

September 2022

 

 

2.83

%

 

One-month LIBOR

 

 

25,000

 

 

 

(120

)

M&T Bank

 

November 2023

 

 

2.65

%

 

One-month LIBOR

 

 

25,000

 

 

 

102

 

Regions Bank

 

March 2019

 

 

1.91

%

 

Three-month LIBOR

 

 

25,000

 

 

 

108

 

Regions Bank

 

May 2020

 

 

2.12

%

 

One-month LIBOR

 

 

50,000

 

 

 

411

 

Regions Bank

 

March 2022

 

 

2.43

%

 

Three-month LIBOR

 

 

25,000

 

 

 

354

 

Regions Bank

 

December 2023

 

 

1.18

%

 

One-month LIBOR

 

 

25,000

 

 

 

2,021

 

Sun Trust Bank

 

April 2024

 

 

1.99

%

 

One-month LIBOR

 

 

25,000

 

 

 

1,015

 

Sun Trust Bank

 

April 2025

 

 

2.20

%

 

One-month LIBOR

 

 

25,000

 

 

 

869

 

Sun Trust Bank

 

July 2025

 

 

1.99

%

 

One-month LIBOR

 

 

25,000

 

 

 

1,245

 

Sun Trust Bank

 

December 2025

 

 

2.30

%

 

One-month LIBOR

 

 

25,000

 

 

 

802

 

Sun Trust Bank

 

January 2026

 

 

1.93

%

 

One-month LIBOR

 

 

25,000

 

 

 

1,443

 

Wells Fargo Bank, N.A.

 

February 2021

 

 

2.39

%

 

One-month LIBOR

 

 

35,000

 

 

 

231

 

Wells Fargo Bank, N.A.

 

October 2024

 

 

2.72

%

 

One-month LIBOR

 

 

15,000

 

 

 

24

 

Wells Fargo Bank, N.A.

 

January 2028

 

 

2.37

%

 

One-month LIBOR

 

 

75,000

 

 

 

2,670

 

Wells Fargo Bank, N.A.

 

April 2027

 

 

2.72

%

 

One-month LIBOR

 

 

25,000

 

 

 

108

 

 

 

 

 

 

 

 

 

 

 

$

820,118

 

 

$

29,985

 

 

With the exception of our interest rate swap transactions, we have not engaged in transactions in derivative financial instruments or derivative commodity instruments.

As of June 30, 2018, our financial instruments were not exposed to significant market risk due to foreign currency exchange risk.

49


 

Item 4.

Controls and Procedures

Evaluation of Disclosure Controls and Procedures

We maintain disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”)), that are designed to ensure that information required to be disclosed in our Exchange Act reports is recorded, processed, summarized, and reported within the time periods specified in the Securities and Exchange Commission’s rules and forms, and that such information is accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure. As of and for the quarter ended June 30, 2018, we carried out an evaluation of the effectiveness of the design and operation of our disclosure controls and procedures, under the supervision and with the participation of management, including our Chief Executive Officer and Chief Financial Officer. Based on the foregoing, our Chief Executive Officer and Chief Financial Officer concluded that our disclosure controls and procedures were effective and were operating at a reasonable assurance level.

Changes in Internal Control over Financial Reporting

There were no changes to our internal control over financial reporting that occurred during the quarter ended June 30, 2018, that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

50


 

Part II – OTHER INFORMATION

Item 1.

Legal Proceedings.

From time to time, we are subject to legal proceedings and claims that arise in the ordinary course of our business. These matters are generally covered by insurance or are subject to our right to be indemnified by our tenants that we include in our leases. Management is not aware of any material pending legal proceedings to which we or any of our subsidiaries are a party or to which any of our property is subject, nor are we aware of any such legal proceedings contemplated by government agencies.

Item 1A.

Risk Factors.

There have been no material changes from the risk factors set forth in our Form 10-K.

Item 2.

Unregistered Sales of Equity Securities and Use of Proceeds.

Sales of Common Stock

We commenced our ongoing private offering of shares of our common stock in 2007. The first closing of our private offering occurred on December 31, 2007, and we have conducted additional closings at least once every calendar quarter since then. Currently, we close sales of additional shares of our common stock monthly. In November 2017, we instituted a monthly equity cap and queue program for new and additional investments in our common stock. The cap does not apply to investments made pursuant to our DRIP or equity capital received in connection with UPREIT transactions. For the months of February 2018 through June 2018, new and additional investments were capped at $15.0 million per month. Based on anticipated acquisition activity, we increased the cap to $20.0 million for the months of July through October 2018.

If the total subscriptions for shares of our common stock exceed the cap for a month, subscriptions will generally be accepted at that month’s closing in the order in which they were submitted. In our or the Asset Manager’s sole discretion, however, certain subscriptions may be given priority over other subscriptions based on factors other than the order of submission, including the size of the subscription, the size of a stockholder’s existing investment, whether the subscription was sourced through an existing or new intermediary relationship, and such other factors as we or the Asset Manager may consider. Any subscription for shares that we do not accept at any closing may be held for two subsequent closings and, if so held, shall be treated as a continuing subscription to purchase any remaining shares at the two subsequent closings (and, if applicable, any additional subsequent closings resulting from the subscriber’s exercise of the renewal option discussed below) at the offering price established at the initially subscribed for closing. If we do not accept and request payment for all of the shares subscribed for at one of the first three closings after receipt of a subscription, the subscriber will have the option to renew its subscription for three additional closings and maintain its position in any equity subscription queue by providing written notice of the subscriber’s election to exercise such option. The same option will be available to the subscriber for each subsequent three-closing period.

For the six months ended June 30, 2018, we sold 1.4 million shares of our common stock in our private offering, including 0.3 million shares of common stock issued pursuant to our DRIP, for gross offering proceeds of approximately $113.7 million. We intend to use substantially all of the net proceeds from our private offering, supplemented with additional borrowings, to continue to invest in additional net leased properties and for general corporate purposes.

The following table provides information regarding the sale of shares of our common stock pursuant to our ongoing private offering during the six months ended June 30, 2018 (in thousands, except year and Determined Share Value amounts).

 

Month

 

Year

 

Common Shares Sold

 

 

Determined Share

Value  Common Shares1

 

 

Total Proceeds — Common Shares Sold

 

 

Common Shares DRIP

 

 

Determined Share

Value — DRIP2

 

 

Total Proceeds — Common Share DRIP3

 

 

Total Proceeds

 

January

 

2018

 

 

185

 

 

$

81

 

 

$

15,000

 

 

 

49

 

 

$

79

 

 

$

3,892

 

 

$

18,892

 

February

 

2018

 

 

185

 

 

 

81

 

 

 

14,941

 

 

 

50

 

 

 

79

 

 

 

3,962

 

 

 

18,903

 

March

 

2018

 

 

185

 

 

 

81

 

 

 

15,000

 

 

 

53

 

 

 

79

 

 

 

4,175

 

 

 

19,175

 

April

 

2018

 

 

184

 

 

 

81

 

 

 

14,897

 

 

 

50

 

 

 

79

 

 

 

4,008

 

 

 

18,905

 

May

 

2018

 

 

173

 

 

 

83

 

 

 

14,325

 

 

 

53

 

 

 

79

 

 

 

4,234

 

 

 

18,559

 

June

 

2018

 

 

181

 

 

 

83

 

 

 

15,000

 

 

 

53

 

 

 

81

 

 

 

4,281

 

 

 

19,281

 

Total

 

 

 

 

1,093

 

 

 

 

 

 

$

89,163

 

 

 

308

 

 

 

 

 

 

$

24,552

 

 

$

113,715

 

 

(1)

Shares of our common stock are sold in our ongoing private offering at a price per share equal to the then-applicable Determined Share Value.

(2)

DRIP shares are purchased at a discounted rate of 98% of the Determined Share Value.

(3)

For common shares reinvested under our DRIP there is no corresponding cash flow from the transaction. Refer to Note 15 to the Condensed Consolidated Financial Statements included in this Form 10-Q for further discussion.

51


 

None of the shares of our common stock set forth in the table above were registered under the Securities Act in reliance upon the exemption from registration under the Securities Act provided by Rule 506(c) under Regulation D promulgated under the Securities Act. All of the shares of our common stock set forth in the table above were sold to persons who represented to us in writing that they qualified as an “Accredited Investor” as such term is defined by Regulation D promulgated under the Securities Act, and provided us with additional documentation to assist us in verifying such person’s status as accredited investors.

Issuances of Membership Units

In connection with property acquisitions that are structured as UPREIT transactions, the owner of a property will transfer its interest in the property to the Operating Company in exchange for membership units in the Operating Company. During the three months ended June 30, 2018, in connection with two separate UPREIT transactions, we issued 194,035 membership units valued at $15.8 million. There were no other membership unit issuances during the six months ended June 30, 2018.

None of the membership units discussed above were registered under the Securities Act in reliance upon the exemptions from registration under the Securities Act provided by Rule 506(c) under Regulation D promulgated under the Securities Act. All of the membership units in the Operating Company discussed above were sold to persons who represented to us in writing that they qualified as an “accredited investor,” as such term is defined by Regulation D promulgated under the Securities Act, and provided us with additional documentation to assist us in verifying such person’s status as accredited investors.

 

Repurchases of Equity Securities

During the three months ended June 30, 2018, we fulfilled repurchase requests and repurchased shares of our common stock pursuant to our share redemption program as follows.  

 

Period

 

Total Number

of Shares

Requested to be

Redeemed (1)

 

 

Total Number

of Shares

Redeemed

 

 

Average

Price Paid

Per Share (2)

 

 

Approximate Dollar

Value of Shares

Available That May

Yet Be Redeemed

Under the Program

April 2018

 

 

 

 

 

 

 

 

 

 

(3)

May 2018

 

 

 

 

 

 

 

 

 

 

(3)

June 2018

 

 

28,480

 

 

 

28,480

 

 

$

81.22

 

 

(3)

 

(1)

Repurchases of shares of our common stock pursuant to the share redemption program will be made quarterly, at the end of the quarter, upon written request to us delivered at least 10 calendar days prior to the last business day of the applicable calendar quarter, and the redemption price paid for redeemed shares will be paid in cash within three business days of the last business day of the applicable calendar quarter.

(2)

Shares held for more than 12 months, but less than five years, will be redeemed at a purchase price equal to 95% of the Determined Share Value in effect as of the last business day of the quarter in which the shares are timely tendered for redemption and shares held for five years or more will be redeemed at a purchase price equal to 100% of the Determined Share Value in effect as of the last business day of the quarter in which the shares are timely tendered for redemption, subject to certain exceptions as set forth in the share redemption program.

(3)

The total number of shares redeemed pursuant to the share redemption program in any quarter may not exceed (i) 1% of the total number of shares outstanding at the beginning of the applicable calendar year, plus (ii) 50% of the total number of any additional shares of our common stock issued during the prior calendar quarter pursuant to our DRIP; provided, however, that the total number of shares redeemed during any calendar year may not exceed 5% of the number of shares outstanding as of the first day of such calendar year.

Item 3.

Defaults Upon Senior Securities.

None.

Item 4.

Mine Safety Disclosures.

Not applicable.

Item 5.

Other Information.

Not applicable.

 

52


 

Item 6.

Exhibits

 

No.

 

Description

 

 

 

    3.1

 

Articles of Incorporation of Broadstone Net Lease, Inc. (Incorporated herein by reference to Exhibit 3.1 to the Company’s General Form for Registration of Securities on Form 10, filed on April 24, 2017)

 

 

 

    3.2

 

Amended and Restated Bylaws of Broadstone Net Lease, Inc. (Incorporated herein by reference to Exhibit 3.2 to the Company’s General Form for Registration of Securities on Form 10, filed on April 24, 2017)

 

 

 

    4.1

 

Broadstone Net Lease, Inc. Distribution Reinvestment Plan (Incorporated herein by reference to Exhibit 4.1 to the Company’s General Form for Registration of Securities on Form 10, filed on April 24, 2017)

 

 

 

    4.2

 

Broadstone Net Lease, Inc. Share Redemption Program (Incorporated herein by reference to Exhibit 4.2 to the Company’s Amendment No. 2 to the General Form for Registration of Securities on Form 10, filed on June 29, 2017)

 

 

 

  31.1*

 

Certification of Chief Executive Officer pursuant to Rule 13a-14(a) or Rule 15d-14(a) of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith)

 

 

 

  31.2*

 

Certification of Chief Financial Officer pursuant to Rule 13a-14(a) or Rule 15d-14(a) of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith)

 

 

 

  32.1*†

 

Certification of Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished herewith)

 

 

 

  32.2*†

 

Certification of Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished herewith)

 

 

 

101.1

 

The following materials from the Company’s Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2018, formatted in XBRL (eXtensible Business Reporting Language): (i) Condensed Consolidated Balance Sheets, (ii) Condensed Consolidated Statements of Income and Comprehensive Income, (iii) Condensed Consolidated Statements of Stockholders’ Equity, (iv) Condensed Consolidated Statements of Cash Flows, and (v) Notes to Condensed Consolidated Financial Statements

 

*

Filed herewith.

In accordance with Item 601(b)(32) of Regulation S-K, this Exhibit is not deemed “filed” for purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that section. Such certifications will not be deemed incorporated by reference into any filing under the Securities Act or the Exchange Act, except to the extent that the Registrant specifically incorporates it by reference.

 

 

53


 

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.

 

 

 

BROADSTONE NET LEASE, INC.

 

 

 

Date: August 10, 2018

 

/s/ Christopher J. Czarnecki

 

 

Christopher J. Czarnecki

 

 

Chief Executive Officer and President

 

 

 

Date: August 10, 2018

 

/s/ Ryan M. Albano

 

 

Ryan M. Albano

 

 

Executive Vice President and Chief Financial Officer

 

54