Urstadt Biddle Properties Inc. (NYSE: UBA and UBP), a real
estate investment trust, today reported its operating results for
the first quarter ended January 31, 2015.
Funds from operations (“FFO”) for the first quarter of fiscal
2015 was $8,080,000 or $0.21 per diluted Common share and $0.24 per
diluted Class A Common share compared with $7,972,000 or $0.23 per
diluted Common share and $0.26 per diluted Class A Common share in
last year’s first quarter. The FFO amounts above include
significant non-recurring items in fiscal 2015 and 2014. In
an effort to assist investors in analyzing changes to FFO, we have
included a second FFO reconciliation table at the end of this
report which explains the effect of these non-recurring items on
the company’s FFO per diluted share. After removing these
non-recurring items from both the first quarter of fiscal 2015 and
2014, our adjusted FFO for the first quarter of fiscal 2015 was
$10,116,000 or $0.26 per diluted Common share and $0.30 per
diluted Class A Common share compared with $8,343,000 or $0.24
per diluted Common share and $0.27 per diluted Class A Common share
in last year’s first quarter.
Net income from continuing operations applicable to Common and
Class A Common stockholders for the first quarter of fiscal 2015
was $2,117,000 or $0.06 per diluted Common share and $0.06 per
diluted Class A Common share compared to $3,012,000 or $0.09 per
diluted Common share and $0.10 per diluted Class A Common share in
last year’s first quarter. Net income in the three-month period
ended January 31, 2014 included a gain on sale of properties of
$12,612,000.
The per share amounts for both FFO and net income for the three
months ended January 31, 2015 and 2014 include one-time property
acquisition costs of $1.8 million and $371,000, respectively. The
first quarter fiscal 2015 acquisition costs of $1.8 million were
incurred when the company purchased four retail properties in New
Jersey in December 2014 for $124.6 million (exclusive of the
acquisition costs). In addition, the per share amounts for both FFO
and net income include the dilutive effect of the issuance of 3
million shares of a new Series G preferred stock and 2.875 million
Class A Common shares in a follow-on public offering. The Series G
preferred stock was issued in October and early November 2014 and
the Class A Common shares were issued in early November 2014. The
preferred stock offering raised $72.6 million, of which $61.5
million was used to redeem the company’s Series D preferred stock
on November 22, 2014. The balance of the Series G preferred stock
proceeds, along with $59.9 million of proceeds raised in the Class
A Common share offering, were used to fund a portion of the $124.6
million purchase price of four New Jersey retail properties. As a
result of issuing the Series G preferred stock a month before the
Series D could be redeemed the company incurred $268,000 in
preferred stock dividends that will not be recurring.
At January 31, 2015, the company’s consolidated core properties
were 95.6% leased (versus 94.8% at the end of fiscal 2014) and
94.7% occupied. The above percentages exclude the company’s
unconsolidated joint ventures and the company’s White Plains
property. In November, 2014, the company obtained a zoning change
from the City of White Plains to convert this property to a higher
and better use. On this basis, the company is maintaining vacancies
to make potential redevelopment possible. At January 31, 2015, the
company had equity interests in seven unconsolidated joint ventures
(741,000 square feet), which were approximately 97.9% leased (97.9%
at October 31, 2014).
Commenting on the quarter’s operating results, Willing L.
Biddle, President and CEO of UBP, said, “In the first quarter we
were very excited to have acquired four shopping centers in
Northern New Jersey for an aggregate purchase price of $124.6
million. The combined square footage of these properties is 375,000
square feet. These are very attractive properties located in areas
of New Jersey with high income demographics. Two of the properties
are anchored by grocery stores and two are anchored by nationally
recognized pharmacy tenants. We financed a portion of these
acquisitions with a follow-on Class A Common stock offering that we
completed in November 2014 at a price per share close to the
stock’s all-time high. The offering was well received by investors
and we are very pleased that the investment community continues to
be enthusiastic about the direction of the company. The balance of
the purchase price was financed with a new mortgage in the amount
of $62.7 million. The mortgage matures in twelve years and bears
interest at 3.85%. The acquisition of the four New Jersey
properties was the single largest acquisition transaction in the
company’s history. In addition, in late October and November 2014
we completed a $75 million offering of a new series of 6.75%
preferred stock. This new series of preferred stock was priced with
the lowest preferred stock coupon in the company’s history. We used
$61.5 million of the proceeds to retire our higher yielding 7.5%
Series D preferred stock which will save the company over $459,000
per annum in preferred stock dividends.”
Continuing, Mr. Biddle said, “During 2014 and continuing into
the first quarter of fiscal 2015, we had continued success with one
of the company’s most important priorities which has been, and will
continue to be, leasing the remaining vacant space in our
portfolio. The percentage of our portfolio leased in the first
quarter of 2015 increased to 95.6% which is the highest percentage
it has been in many years. We also reached a milestone in November
regarding the re-development of the Westchester Pavilion center in
White Plains, NY, when the City of White Plains approved a zoning
change to permit the 191,000 square foot property to be redeveloped
with a significantly denser mixed use development of up to 860,000
square feet. We are working on preliminary site plan approval for
that re-development and hope to have more progress to report on in
the near future.”
Urstadt Biddle Properties Inc. is a self-administered equity
real estate investment trust which owns or has equity interests in
73 properties containing approximately 5.1 million square feet of
space. Listed on the New York Stock Exchange since 1970, it
provides investors with a means of participating in ownership of
income-producing properties. It has paid 180 consecutive quarters
of uninterrupted dividends to its shareholders since its inception
and has raised total dividends to its shareholders for the last 21
consecutive years.
Non-GAAP Financial Measure
Funds from Operations (“FFO”)
The company considers FFO to be a meaningful additional measure
of operating performance because it excludes the assumption that
the value of its real estate assets diminishes predictably over
time and industry analysts have accepted it as a performance
measure. FFO is presented to assist investors in analyzing the
performance of the company. The company reports FFO in addition to
net income applicable to common shareholders and net cash provided
by operating activities. FFO is helpful as it excludes various
items included in net income that are not indicative of the
company’s operating performance, such as gains (or losses) from
sales of property and depreciation and amortization. The company
has adopted the definition suggested by the National Association of
Real Estate Investment Trusts (“NAREIT”). The company defines FFO
as net income computed in accordance with accounting principles
generally accepted in the United States of America (“U.S. GAAP”),
excluding gains (or losses) from sales of property plus real estate
related depreciation and amortization, and after adjustments for
unconsolidated joint ventures. FFO does not represent cash flows
from operating activities in accordance with U.S. GAAP and is not
indicative of cash available to fund cash needs. FFO should not be
considered as an alternative to net income as an indicator of the
company’s operating performance or as an alternative to cash flow
as a measure of liquidity. Since all companies do not calculate FFO
in a similar fashion, the company’s calculation of FFO presented
herein may not be comparable to similarly titled measures as
reported by other companies. This quarter, the company also has
presented an alternative table of reconciliation between Net Income
Available to Common and Class A Common Stockholders and FFO,
removing the effects of excess preferred stock dividends and
property acquisition costs from both first quarter of fiscal 2014
and first quarter of fiscal 2015 operating results.
Certain statements contained herein may constitute
“forward-looking statements” within the meaning of the Private
Securities Litigation Reform Act of 1995. Such forward-looking
statements involve known and unknown risks, uncertainties and other
factors which may cause the actual results, performance or
achievements of the company to be materially different from any
future results, performance or achievements expressed or implied by
such forward-looking statements. Such factors include, among other
things, risks associated with the timing of and costs associated
with property improvements, financing commitments and general
competitive factors.
(Table Follows)
URSTADT BIDDLE PROPERTIES INC. (NYSE:
UBA AND UBP)
FIRST QUARTER 2015 RESULTS
(UNAUDITED)
(in thousands, except per share data)
Three Months Ended
January
31,
2015
2014
Revenues Base rents
$ 21,011 $ 18,214
Recoveries from tenants
7,146 6,382 Lease termination income
44 67 Other income
305
532
Total Revenues
28,506
25,195
Operating Expenses Property operating
5,086
4,926 Property taxes
4,462 4,332 Depreciation and
amortization
5,526 4,576 General and administrative
2,268 2,104 Provision for tenant credit losses
343
127 Acquisition costs
1,768 371 Directors' fees and expenses
114
90
Total Operating Expenses
19,567
16,526
Operating Income 8,939 8,669
Non-Operating
Income (Expense): Interest expense
(3,264 )
(2,404 ) Equity in net income from unconsolidated joint ventures
474 306 Interest, dividends and other investment income
15
50
Income from continuing operations before discontinued
operations
6,164
6,621
Discontinued operations: Income from discontinued operations
- 141 Gain on sale of properties
-
12,612
Income from Discontinued Operations -
12,753
Net Income 6,164 19,374
Noncontrolling
interests Net income attributable to noncontrolling interest
(153
)
(156
)
Net income attributable to Urstadt Biddle Properties Inc.
6,011 19,218 Preferred stock dividends
(3,894
)
(3,453
)
Net Income Applicable to Common and Class A Common
Stockholders $
2,117
$
15,765
Diluted Earnings Per Share: Per Common Share: Income
from continuing operations
$ 0.06 $ 0.09 Income from
discontinued operations
$
-
$
0.37
Net Income Applicable to Common Stockholders
$
0.06
$
0.46
Per Class A Common Share: Income from continuing operations
$ 0.06 $ 0.10 Income from discontinued operations
$ - $
0.41 Net Income Applicable to Class A Common
Stockholders $ 0.06
$ 0.51 Weighted Average Number
of Shares Outstanding (Diluted): Common and Common Equivalent
8,604 8,344 Class A Common and
Class A Common Equivalent
26,232
23,350
The following information summarizes the Company’s results of
operations for the three month ended January 31, 2015 and 2014 (in
thousands, except percentage amounts):
Three Months Ended
January 31,
Change Attributable to: Revenues
2015
2014
Increase(decrease)
%Change
PropertyAcquisitions/Sales
Properties HeldIn Both Periods(Note 1)
Base rents
$ 21,011 $ 18,214 $ 2,797 15.4 % $ 1,918 $
879 Recoveries from tenants
7,146 6,382 764 12.0 % 648 116
Other income
305 532 (227 ) -42.7 % 28 (255 )
Operating Expenses Property operating expenses
5,086
4,926 160 3.2 % 277 (117 ) Property taxes
4,462 4,332 130
3.0 % 300 (170 ) Depreciation and amortization
5,526 4,576
950 20.8 % 710 240 General and administrative expenses
2,268
2,104 164 7.8 % n/a n/a
Other Income/Expenses
Interest expense
3,264 2,404 860 35.8 % 805 55
Interest, dividends and otherinvestment
income
15 50 (35 ) -70.0 % n/a n/a
Note 1 – Properties held in both periods
includes only properties owned for the entire periods of 2015 and
2014. All other properties are included in the property
acquisition/sales column. There are no properties excluded from the
analysis.
Revenues:Base rents increased by 15.4% to $21.0 million
for the three month period ended January 31, 2015 as compared with
$18.2 million in the comparable period of 2014. The change in base
rentals and the changes in other income statement line items were
attributable to:
Property Acquisitions/Sales:
In fiscal 2014 and the first three months of fiscal 2015, the
Company purchased equity interests in ten properties totaling
approximately 670,000 square feet of GLA and sold two properties
totaling 280,000 square feet of GLA whose operating results are
included in continuing operations. These properties accounted for
all of the revenue and expense changes attributable to property
acquisitions and sales during the three month periods ended January
31, 2015. The Company also sold two properties in fiscal 2014 that
are included in discontinued operations. The revenues and expense
changes for these two properties are not included in the above
variance analysis.
Properties Held in Both
Periods:
RevenuesBase rents increased during the three month
period ended January 31, 2015 by $879,000 when compared with the
corresponding prior period as the percentage of the portfolio that
was leased increased from the first quarter of fiscal 2014,
primarily the result of completing the re-development and
re-tenanting of two shopping centers after the first quarter of
fiscal 2014. In the first three months of fiscal 2015, the Company
leased or renewed 75,900 square feet (or approximately 1.80% of
total consolidated core property leasable area). At January 31,
2015, the Company’s consolidated core properties were approximately
95.6% leased, an increase of 0.8% from the end of fiscal 2014.
Overall core property occupancy increased to 94.7% at January 31,
2015, up from 94.15% at the end of fiscal 2014.
In the three month period ended January 31, 2015, recoveries
from tenants for properties owned in both periods (which represents
reimbursements from tenants for operating expenses and property
taxes) increased by $116,000. This increase was a result of the
percentage of the portfolio leased increasing, which allows the
Company to bill and collect a higher percentage of operating costs
from our tenants. This net increase was offset slightly by a
decrease of operating expenses at our properties held in the three
month period ended January 31, 2015 and fiscal 2014. This operating
expense decrease was predominantly the result of a decrease in snow
removal costs.
ExpensesProperty operating expenses for properties held
in both periods decreased by $117,000 in the three month period
ended January 31, 2015 when compared with the corresponding prior
period as a result of a decrease in expenses relating to snow
removal costs.
Real estate taxes for properties held in both periods increased
in the three month period ended January 31, 2015 when compared with
the corresponding prior period was relatively unchanged.
Interest expense for properties held in both periods was
relatively unchanged when compared to the corresponding prior
period.
Depreciation and amortization expense from properties held in
the three months ended January 31, 2015 when compared to the
corresponding prior period increased by $240,000 as a result of
increased depreciation on three properties that were in various
stages of re-development in fiscal 2014 that required an increase
in capital improvements and tenant related build-out costs at those
properties.
General and administrative expenses increased in the three
months ended January 31, 2015 when compared to the corresponding
prior period predominantly as a result of increased compensation
expense for increased staffing at the Company over the last three
quarters of fiscal 2014 and the first quarter of fiscal 2015.
(Table Follows)
URSTADT BIDDLE PROPERTIES INC. (NYSE:
UBA AND UBP)
FIRST QUARTER 2015 RESULTS
(in thousands, except per share data)
Reconciliation of Net Income Available
to Common andClass A Common Stockholders To Funds From
Operations:
Three Months Ended
January 31,
2015
2014
Net Income Applicable to Common and Class A Common Stockholders
$ 2,117 $ 15,765 Real property depreciation
4,559 3,761 Amortization of tenant improvements and
allowances
848 684 Amortization of deferred leasing costs
102 112 Depreciation and amortization on unconsolidated
joint ventures
348 262 (Gain)/Loss on sale of property
106
(12,612
)
Funds from Operations Applicable to Common
and Class ACommon Stockholders
$ 8,080 $
7,972 Funds from Operations (Diluted) Per
Share: Common
$ .21
$ .23 Class A Common
$ .24 $
.26
The following table reconciles the company’s net income
(loss) available to Common and Class A Common Stockholder to Funds
From Operations after removing property acquisition costs and
excess preferred stock dividends:
Reconciliation of Net Income Available
to Common andClass A Common Stockholders To Recurring Funds
FromOperations:
Three Months Ended
January 31,
2015
2014
Net Income Applicable to Common and Class
A CommonStockholders
$ 2,117 $ 15,765 Add: Property acquisition costs
1,768 371 Add: Excess preferred stock dividends (Note 2)
268
-
Net Income Applicable to Common and Class
A CommonStockholders
4,153 16,136 Real property depreciation
4,559
3,761 Amortization of tenant improvements and allowances
848
684 Amortization of deferred leasing costs
102 112
Depreciation and amortization on unconsolidated joint ventures
348 262 (Gain)/Loss on sale of property
106
(12,612
)
Funds from Operations Applicable to Common
and Class ACommon Stockholders
$ 10,116 $
8,343
Funds from Operations (Diluted) Per Share: Common
$ .26 $
.24 Class A Common
$
.30 $ .27
Note 2 – The Company sold preferred stock
in October and November of 2014 for the main purpose of redeeming
its Series D preferred stock. The company redeemed the
Series D on November 22, 2014. The company incurred
excess preferred stock dividends of $268,000 in the first quarter
of fiscal 2015 as a result of having the new series of preferred
stock outstanding prior to being able to redeem the series D
preferred stock.
URSTADT BIDDLE PROPERTIES INC. (NYSE:
UBA AND UBP)
FIRST QUARTER 2015 RESULTS
(in thousands)
Balance Sheet Highlights (in thousands)
January 31, October 31,
2015
2014
(Unaudited)
Assets Cash and Cash Equivalents
$
4,894
$
73,029
Real Estate investments before accumulated
depreciation
$
959,018
$
830,304
Investments in and advances to unconsolidated joint
ventures
$
39,279
$
39,213
Total Assets
$
880,870
$
819,005
Liabilities Revolving credit lines
$
12,500
$
15,550
Unsecured term loan
$
25,000
$
25,000
Mortgage notes payable and other loans
$
268,841
$
205,147
Total Liabilities
$
330,212
$
325,098
Redeemable Noncontrolling Interests
$
19,375
$
18,864
Total Stockholders’ Equity $
531,283 $ 475,043
Urstadt Biddle Properties Inc.Willing L. Biddle, CEOJohn T.
Hayes, CFO203-863-8200
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