Urstadt Biddle Properties Inc. (NYSE: UBA and UBP), a real
estate investment trust, today reported its operating results for
the three and six month periods ended April 30, 2016.
Diluted Funds from Operations (FFO) for the quarter ended April
30, 2016 was $10,752,000 or $0.31 per Class A Common share and
$0.28 per Common share, compared to $9,549,000 or $0.28 per Class A
Common share and $0.25 per Common share in last year’s second
quarter. For the first six months of fiscal 2016, diluted FFO
amounted to $19,428,000 or $0.57 per Class A Common share and $0.51
per Common share, compared to $17,629,000 or $0.52 per Class A
Common share and $0.46 per Common share in the corresponding period
of fiscal 2015. The FFO amounts above include significant
non-recurring items in fiscal 2015. In an effort to assist
investors in analyzing changes to FFO, the company has 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
Diluted FFO. After removing these non-recurring items from both the
three and six-month periods of fiscal 2016 and 2015, the company’s
adjusted Diluted FFO for the three month period ended April 30,
2016 was $10,801,000 or $0.32 per diluted Class A Common share and
$0.28 per diluted Common share, compared to $9,727,000 or $0.29 per
diluted Class A Common share and $0.25 per diluted Common share in
last year’s second quarter. Our adjusted FFO for the six month
period ended April 30, 2016 was $19,557,000 or $0.57 per diluted
Class A Common share and $0.51 per diluted Common share, compared
to $19,843,000 or $0.58 per diluted Class A Common share and $0.52
per diluted Common share in the first six months of fiscal
2015.
Net income attributable to Class A Common and Common
stockholders for the second quarter of fiscal 2016 was $4,769,000
or $0.14 per diluted Class A Common share and $0.12 per diluted
Common share, compared to $3,677,000 or $0.11 per diluted Class A
Common share and $0.10 per diluted Common share in last year’s
second quarter. Net income attributable to Class A Common and
Common stockholders for the first six months of fiscal 2016 was
$7,646,000 or $0.22 per diluted Class A Common share and $0.20 per
diluted Common share, compared to $5,794,000 or $0.17 per diluted
Class A Common share and $0.15 per diluted Common share in the
first six months of fiscal 2015.
The per share amounts for both FFO and net income for the six
months ended April 30, 2016 and 2015 include one-time property
acquisition costs of $129,000 and $1.9 million, 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 (fiscal 2015) for $124.6 million. In
addition, the per share amounts for both FFO and net income in
fiscal 2015 were reduced by $268,000 in preferred stock dividends
as a result of issuing the Series G preferred stock a month before
the redemption of the company’s Series D preferred stock could take
place.
At April 30, 2016, the company’s consolidated properties were
94.43% leased (versus 95.79% at the end of fiscal 2015) and 93.74%
occupied (versus 94.97% at the end of fiscal 2015). The drop in the
company’s leased rate in the first half of fiscal 2016 when
compared to the end of fiscal 2015 was predominantly related to the
A&P bankruptcy. During the first quarter of fiscal 2016, three
of nine spaces that A&P previously occupied became vacant.
Those spaces totaled 130,000 square feet, or about 3.3% of the
square footage of the company’s consolidated properties. Six of the
company’s nine former A&P leases have been assumed by new
operators. Of the three A&P spaces the company received back,
two have since been re-leased. The company leased the former
A&P spaces in Bloomfield and Wayne, NJ to local grocery store
operators subsequent to January 31, 2016. The space in Wayne was
leased for 20 years at an initial base rental rate $2 per square
foot higher than the base rent under the former A&P lease and
the Bloomfield location was leased for 20 years at an initial base
rental rate $8.50 per square foot higher than the base rent under
the former A&P lease. Both leases are net leases, and the new
tenants pay additional rent for their share of CAM and real estate
taxes. The company is marketing the remaining Pompton Lakes
location for lease.
Both the percentage of property leased and the percentage of
property occupied 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. The
property is in contract to be sold and the Company plans on
completing the sale later in fiscal 2016. At April 30, 2016, the
company had equity interests in seven unconsolidated joint ventures
(749,000 square feet), which were 98.3% leased (98.1% at October
31, 2015).
Commenting on the quarter’s operating results, Willing L.
Biddle, President and CEO of UBP, said, “A key concern of the
company over the last few months has been a satisfactory resolution
for each of the company’s nine locations previously leased to
A&P, one of the company’s largest tenants, which filed for
bankruptcy protection in July 2015. We came through the A&P
bankruptcy as well as we could have hoped, as six of the nine
former A&P spaces in our portfolio were assumed by two
well-known supermarket operators as part of the bankruptcy process,
and two of the nine spaces were purchased by the company from
A&P and subsequently re-leased to new supermarket operators at
higher rents than the pre-existing A&P rents. One former
A&P space is vacant and is being marketed to supermarket
tenants. We also have concluded additional significant leasing at
two other centers that had large vacancies. At our Kinnelon, NJ
property, we built a new 24,000 square foot space for Marshall’s,
and at our Fairfield, CT center, we leased a former 20,500 square
foot OfficeMax space to DSW. Both of these new leases will have a
positive effect on our earnings for the remainder of fiscal 2016
and into the future. Finally, we also cleared the last obstacle to
closing our sale of the Westchester Pavilion property in White
Plains, NY by moving the last tenant to its new location in a
nearby property. We plan on closing the Pavilion sale later in
fiscal 2016.”
Urstadt Biddle Properties Inc. is a self-administered equity
real estate investment trust which owns or has equity interests in
73 properties containing approximately 4.9 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 185 consecutive quarters
of uninterrupted dividends to its shareholders since its inception
and has raised total dividends to its shareholders for the last 22
consecutive years.
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.
URSTADT BIDDLE PROPERTIES INC. (NYSE:
UBA AND UBP)
SIX MONTHS AND THREE MONTHS ENDED APRIL
30, 2016 AND 2015
(in thousands, except per share data)
Six Months Ended Three Months Ended
April 30,
April 30, 2016
2015 2016
2015 Revenues Base rents
$41,570
$42,186
$21,498 $21,175 Recoveries from tenants
12,865 15,648
6,493 8,502 Lease termination income
332 44
290 - Other income
1,850
678 885 373 Total
Revenues
56,617 58,556
29,166 30,050
Expenses Property operating
9,740 12,039
4,973
6,953 Property taxes
9,148 9,036
4,525 4,574
Depreciation and amortization
11,347 11,293
5,659
5,767 General and administrative
4,753 4,279
2,291
2,011 Provision for tenant credit losses
608 526
369
183 Acquisition costs
129 1,946
49 178 Directors'
fees and expenses
165 191
82 77 Total Operating Expenses
35,890 39,310
17,948 19,743 Operating
Income 20,727 19,246
11,218 10,307
Non-Operating Income (Expense): Interest expense
(6,520) (6,694)
(3,249) (3,430) Equity in net income
from unconsolidated joint ventures
921 947
537 473
Interest, dividends and other investment income
100 143 50
128 Net Income 15,228 13,642
8,556 7,478
Noncontrolling interests: Net
income attributable to noncontrolling interests
(442) (384)
(217) (231) Net income
attributable to Urstadt Biddle Properties Inc.
14,786 13,258
8,339 7,247 Preferred stock dividends
(7,140) (7,464)
(3,570) (3,570) Net
Income Applicable to Common and Class A Common Stockholders
$7,646 $5,794
$4,769 $3,677 Diluted
Earnings Per Share: Per Common Share:
$.20
$.15 $.12 $.10 Per
Class A Common Share:
$.22 $.17
$.14 $.11 Weighted
Average Shares Outstanding (Diluted): Common
8,821 8,677
8,906 8,751 Class A Common
26,224 26,324
26,274 26,396
Results of Operations
The following information summarizes the Company's results of
operations for the six month and three month periods ended April
30, 2016 and 2015 (amounts in thousands):
Six Months EndedApril
30,
Change Attributable to:
Revenues 2016 2015
Increase(decrease)
%Change
PropertyAcquisitions/Sales
Properties HeldIn Both Periods(Note
1)
Base rents
$41,570 $42,186 ($616) (1.5%) ($933) $317
Recoveries from tenants
12,865 15,648 (2,783) (17.8%) (464)
(2,319) Other income
1,850 678 1,172 172.9% 25 1,147
Operating Expenses Property operating expenses
9,740
12,039 (2,299) (19.1%) (601) (1,698) Property taxes
9,148
9,036 112 1.2% (48) 160 Depreciation and amortization
11,347
11,293 54 0.5% (282) 336 General and administrative expenses
4,753 4,279 474 11.1% n/a n/a
Other
Income/Expenses Interest expense
6,520 6,694 (174)
(2.6%) 270 (444) Interest, dividends and other investment income
101 143 (42) (29.4%) n/a n/a
Note 1 – Properties held in both periods include only properties
owned for the entire periods of 2015 and 2016. All other properties
are included in the property acquisition/sales column. There are no
properties excluded from the analysis.
Three Months EndedApril
30,
Change Attributable to:
Revenues 2016 2015
Increase(decrease)
%Change
PropertyAcquisitions/Sales
Properties HeldIn Both Periods(Note
2)
Base rents
$21,498 $21,175 $323 1.5% $(1,142) $1,465
Recoveries from tenants
6,493 8,502 (2,009) (23.6%) (571)
(1,438) Other income
885 373 512 137.3% (1) 513
Operating Expenses Property operating expenses
4,973
6,953 (1,980) (28.5%) (565) (1,415) Property taxes
4,525
4,574 (49) (1.1%) (122) 73 Depreciation and amortization
5,659 5,767 (108) (1.9%) (181) 73 General and administrative
expenses
2,291 2,011 280 13.9% n/a n/a
Other
Income/Expenses Interest expense
3,249 3,430 (181)
(5.3%) (12) (169) Interest, dividends and other investment income
50 128 (78) (60.9%) n/a n/a
Note 2 – Properties held in both periods include only properties
owned for the entire periods of 2015 and 2016. All other properties
are included in the property acquisition/sales column. There are no
properties excluded from the analysis.
The change in base rentals and the changes in other income
statement line items were attributable to:
Property Acquisitions/Sales:
In fiscal 2015, the Company purchased equity interests in six
properties totaling approximately 409,000 square feet of GLA and
sold two properties totaling approximately 298,000 square feet.
These properties accounted for all of the revenue and expense
changes attributable to property acquisitions and sales in the six
and three month periods ended April 30, 2016 when compared with
corresponding periods of 2015.
Properties Held in Both
Periods:
Revenues
Base rents increased during the six month and three month
periods ended April 30, 2016 by $317,000 and $1.5 million,
respectively, when compared with the corresponding prior period
primarily as the result of new leases entered into at several
properties owned in both periods and for the two new leases entered
into in the second quarter of fiscal 2016 at spaces formerly
occupied by A&P at a higher base rent per square foot than the
former A&P lease. In addition, the Company recorded $743,000 of
base rental income in the second quarter of fiscal 2016 related to
the recognition of deferred rent in connection with a lease
termination with the final tenant occupying space in the Company's
Westchester Pavilion property. At the inception of the lease the
tenant made a nonrefundable cash payment to the Company
representing prepaid rent that was to be earned over the life of
the tenants lease. The lease was terminated in April 2016 and the
remaining deferred rent was recorded as rental income.
In the first six months of fiscal 2016, the Company leased or
renewed 239,000 square feet (or approximately 6.1% of total
consolidated property leasable area). At April 30, 2016, the
Company’s consolidated properties were approximately 94.4% leased
(excluding Pavilion), a decrease of 1.4% from the end of fiscal
2015. Overall property occupancy decreased to 93.74% at April 30,
2016, up from 94.97% at the end of fiscal 2015.
In the six month and three month periods ended April 30, 2016,
recoveries from tenants for properties owned in both periods (which
represents reimbursements from tenants for operating expenses and
property taxes) decreased by a net $2.3 million and $1.4 million,
respectively. This decrease was primarily a result of a decrease in
the percentage of the portfolio that was leased, which causes the
Company to bill and collect a lower percentage of operating costs
from its tenants and included three former A&P spaces that were
vacant for large portions of the first and second quarters of
fiscal 2016. This net decrease was accentuated by lower operating
costs at these properties which reduces the amount of revenue
billed to tenants for operating costs. This operating expense
decrease was predominantly the result of a decrease in snow removal
costs.
Expenses
Property operating expenses for properties held in both periods
decreased in the six month and three month periods ended April 30,
2016 when compared with the corresponding prior periods by $1.7
million and $1.4 million, respectively, as a result of a decrease
in expenses relating to snow removal cost.
Real estate taxes for properties held in both periods increased
in the six month and three month periods ended April 30, 2016 when
compared with the corresponding prior periods as a result of normal
increases in tax assessments.
Depreciation and amortization for properties held in both
periods increased in the six month and three month periods ended
April 30, 2016 when compared with the corresponding prior periods
by $336,000 and $73,000, respectively, as a result of an increase
in depreciation as a result of increased capital improvements and
tenant related build-out costs at some of the Company’s
properties.
General and administrative expense increased in the six month
and three month periods ended April 30, 2016 when compared with the
corresponding prior periods by $474,000 and $280,000, respectively,
as a result of increased compensation expense for increased
staffing at the Company over the last three quarters of fiscal 2015
and the first quarter of fiscal 2016 and increased bonus
compensation for our employees in fiscal 2016 when compared with
fiscal 2015.
Interest expense for properties owned in the six month and three
month periods ended April 30, 2016 decreased by $444,000 and
$169,000, respectively, as a result of two mortgages that were paid
off in the second half of fiscal 2015, causing a reduction in
interest expense in the first half of fiscal 2016.
Non-GAAP Financial Measure Funds from Operations
(“FFO”)
The Company considers FFO to be a meaningful additional measure
of operating performance primarily 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 generally accepted accounting principles (“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 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.
URSTADT BIDDLE PROPERTIES INC. (NYSE:
UBA AND UBP)
FUNDS FROM OPERATIONS
SIX MONTHS AND THREE MONTHS ENDED APRIL
30, 2016 AND 2015
(in thousands, except per share data)
Six Months Ended
April 30,
Three Months Ended
April 30,
2016 2015
2016 2015 Net Income
Applicable to Common and Class A Common Stockholders
$7,646
$5,794
$4,769 $3,677 Real property depreciation
9,605 9,367
4,836 4,808 Amortization of tenant
improvements and allowances
1,453 1,670
676 822
Amortization of deferred leasing costs
250 221
130
119 Depreciation and amortization on unconsolidated joint ventures
834 702
361 354 (Gain)/loss on sale of asset
(360) (125)
(20) (231) Funds from Operations
Applicable to Common and Class A Common Stockholders
$19,428 $17,629
$10,752 $9,549 Funds
from Operations (Diluted) Per Share: Common
$.51 $.46 $.28
$.25 Class A Common
$.57
$.52 $.31 $.28
The following table reconciles the company’s net income
available to Common and Class A Common Stockholders to Funds From
Operations after removing excess preferred stock dividends and
acquisition costs for the six months and three months ended April
30, 2016 (Note 1).
Reconciliation of Net Income Available to Common and Class A
Common Stockholders To Recurring Funds From Operations:
Six Months Ended
April 30,
Three Months Ended
April 30,
2016 2015
2016 2015 Net Income
Applicable to Common and Class A Common Stockholders
$7,646
$5,794
$4,769 $3,677 Add: Acquisition costs
129 1,946
49 178 Add: Excess preferred stock dividends (Note 1)
- 268 -
- Net Income Applicable to Common and Class A Common
Stockholders
7,775 8,008
4,818 3,855 Real
property depreciation
9,605 9,367
4,836 4,808
Amortization of tenant improvements and allowances
1,453
1,670
676 822 Amortization of deferred leasing costs
250 221
130 119 Depreciation and amortization on
unconsolidated joint ventures
834 702
361 354
(Gain)/loss on sale of asset
(360)
(125) (20) (231)
Funds from Operations Applicable to Common and Class A Common
Stockholders
$19,557 $19,843
$10,801 $9,727 Funds
from Operations (Diluted) Per Share: Common
$.51 $.52 $.28
$.25 Class A Common
$.57
$.58 $.32 $.29
Note 1 – The Company sold preferred stock in October and
November of 2014 for the principal purpose of redeeming its Series
D preferred stock. The company redeemed the Series D on November
21, 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)
SECOND QUARTER APRIL 30, 2016
(in thousands)
Balance Sheet Highlights (in thousands)
April 30, October 31,
2016 2015 (Unaudited)
Assets Cash and Cash Equivalents
$3,399 $6,623 Real
Estate investments before accumulated depreciation
$951,223 $941,690
Investments in and advances to unconsolidated joint ventures
$38,894 $39,305 Total
Assets $862,243 $861,075
Liabilities Revolving credit lines
$35,250 $22,750 Mortgage
notes payable and other loans $257,506
$260,457 Total Liabilities
$314,143 $304,342
Redeemable Noncontrolling Interests
$17,251 $15,955 Total
Stockholders’ Equity $530,849
$540,778
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version on businesswire.com: http://www.businesswire.com/news/home/20160607006710/en/
Urstadt Biddle Properties Inc.Willing L. Biddle, CEOorJohn T.
Hayes, CFO203-863-8200
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