Slate Office REIT (TSX: SOT.UN) (the "REIT") reported today financial results for the three months ended June 30, 2019. Senior management is hosting a conference call at 9:00 a.m. ET on Friday, August 2, 2019 to discuss the results and ongoing business initiatives of the REIT. The dial-in details can be found below.
“The REIT had continued solid operational results in the second quarter of 2019, highlighted by strong leasing and six consecutive quarters of positive same property NOI growth,” said Scott Antoniak, Chief Executive Officer of Slate Office REIT. “The completion of the strategic joint venture arrangement with a global private equity partner in the second quarter resulted in a 19% IRR for our unitholders, validated a large part of our net asset value and provided liquidity to strengthen the REITs financial position going forward.”
For the CEO’s letter to unitholders for the quarter, please follow the link here.
Second Quarter 2019 Highlights
Current Unit Price Continues to Represent a Compelling Investment Opportunity
The current price for the REIT’s units continues to reflect a substantial discount to the REIT’s IFRS net asset value per unit of $8.53 at June 30, 2019. As previously communicated, management continues to believe that there is a substantive basis to support a net asset value of $8.53 per unit, including:
The following is an illustration of the construction of the REIT’s net asset value at June 30, 2019:
(millions, except per unit amount) |
|
|
June 30, 2019 |
|
GTA Office Portfolio (75% ownership) |
|
|
$ |
387.1 |
Recent U.S. acquisitions |
|
|
323.2 |
|
Other properties |
|
|
994.6 |
|
Debt and working capital |
|
|
(1,080.0) |
|
Net asset value |
|
|
$ |
624.9 |
Net asset value per unit |
|
|
$ |
8.53 |
This gap between the prevailing trading price and net asset value has created a compelling investment opportunity to purchase units of the REIT. Specifically, the prevailing market price implies an 8.0% capitalization rate for the 'other properties' in the table above on next twelve months expected net operating income, which is inconsistent with current valuation metrics for comparable properties.
Summary of Q2 2019 Results
|
Three months ended June 30, |
|||||||
(thousands of dollars, except per unit amounts) |
2019 |
|
2018 |
|
Change % |
|||
Rental revenue |
$ |
54,452 |
|
$ |
52,056 |
|
4.6 |
% |
Net operating income ("NOI") |
26,384 |
|
25,212 |
|
4.6 |
% |
||
Net income |
9,514 |
|
23,592 |
|
(59.7 |
)% |
||
|
|
|
|
|||||
Same-property NOI |
22,455 |
|
22,104 |
|
1.6 |
% |
||
|
|
|
|
|||||
Weighted average diluted number of trust units (000s) |
74,093 |
|
75,139 |
|
(1.4 |
)% |
||
Funds from operations ("FFO") |
13,103 |
|
14,810 |
|
(11.5 |
)% |
||
FFO per unit |
0.18 |
|
0.20 |
|
(10.0 |
)% |
||
FFO payout ratio |
56.2 |
% |
95.1 |
% |
(38.9 |
)% |
||
Core FFO |
13,719 |
|
15,389 |
|
(10.9 |
)% |
||
Core FFO per unit |
0.19 |
|
0.20 |
|
(5.0 |
)% |
||
Core FFO payout ratio |
53.7 |
% |
91.5 |
% |
(37.8 |
)% |
||
AFFO |
12,193 |
|
12,836 |
|
(5.0 |
)% |
||
AFFO per unit |
0.16 |
|
0.17 |
|
(5.9 |
)% |
||
AFFO payout ratio |
60.4 |
% |
109.7 |
% |
(49.3 |
)% |
||
|
|
|
|
|||||
|
June 30, |
December 31, |
|
|||||
|
2019 |
2018 |
Change % |
|||||
Total assets |
$ |
1,742,831 |
|
$ |
1,866,729 |
|
(6.6 |
)% |
Total debt |
1,064,353 |
|
1,175,826 |
|
(9.5 |
)% |
||
Portfolio occupancy (1) |
87.2 |
% |
87.6 |
% |
(0.4 |
)% |
||
Loan to value ratio |
61.2 |
% |
63.1 |
% |
(1.9 |
)% |
||
Net debt to adjusted EBITDA leverage (2) |
10.0x |
12.0x |
(2.0)x |
|||||
Interest coverage ratio (2) |
2.2x |
2.2x |
- |
|||||
(1) Including redevelopment properties.
|
CONFERENCE CALL AND PRESENTATION DETAILS
Senior management will host a live conference call at 9:00 a.m. ET on Friday, August 2, 2019 to discuss the results and ongoing business initiatives of the REIT.
The conference call can be accessed by dialing (647) 427-2311 or 1 (866) 521-4909. Additionally, the conference call will be available via simultaneous audio found at www.snwebcastcenter.com/webcast/slate/2019/0802. A replay will be accessible until August 15, 2019 via the REIT's website or by dialing (416) 621-4642 or 1 (800) 585-8367 (access code 6589744) approximately two hours after the live event.
ABOUT SLATE OFFICE REIT (TSX: SOT.UN)
Slate Office REIT is an open-ended real estate investment trust. The REIT's portfolio currently comprises 38 strategic and well-located real estate assets located primarily across Canada's major population centres including two downtown assets in Chicago, Illinois. The REIT is focused on maximizing value through internal organic rental and occupancy growth and strategic acquisitions. Visit slateofficereit.com to learn more.
ABOUT SLATE ASSET MANAGEMENT L.P.
Slate Asset Management L.P. is a leading real estate investment platform with over $6.0 billion in assets under management. Slate is a value-oriented manager and a significant sponsor of all of its private and publicly-traded investment vehicles, which are tailored to the unique goals and objectives of its investors. The firm's careful and selective investment approach creates long-term value with an emphasis on capital preservation and outsized returns. Slate is supported by exceptional people, flexible capital and a proven ability to originate and execute on a wide range of compelling investment opportunities. Visit slateam.com to learn more.
SUPPLEMENTAL INFORMATION
All interested parties can access Slate Office REIT's Supplemental Information online at slateofficereit.com in the Investors section. These materials are also available on Sedar or upon request at [email protected] or (416) 644-4264.
FORWARD LOOKING STATEMENTS
Certain statements herein may be forward-looking statements within the meaning of applicable securities laws. These statements reflect management’s expectations regarding objectives, plans, goals, strategies, future growth, results of operations, performance and business prospects and opportunities of the REIT including expectations for the current financial year, and include, but are not limited to, statements with respect to management’s beliefs, plans, estimates and intentions, and similar statements concerning anticipated future events, results, circumstances, performance or expectations that are not historical facts. Statements that contain words such as “could”, “should”, “would”, “anticipate”, “expect”, “believe”, “plan”, “intend”, “will”, “may”, “might” and similar expressions or statements relating to matters that are not historical facts constitute forward-looking statements.
These forward-looking statements are not guarantees of future events or performance and, by their nature, are based on the REIT’s current estimates and assumptions, which are subject to significant risks and uncertainties. Forward-looking statements contained herein are made as the date hereof and accordingly are subject to change after such date. The REIT does not undertake to update any forward-looking statements that are contained herein except as expressly required by applicable securities laws.
NON-IFRS MEASURES
We disclose a number of financial measures in this news release that are not measures used under IFRS, including NOI, same-property NOI, FFO, FFO payout ratio, Core-FFO, Core-FFO payout ratio, AFFO, AFFO payout ratio, IFRS net asset value, adjusted EBITDA, net debt to adjusted EBITDA and the interest coverage ratio, in addition to certain measures on a per unit basis.
We utilize these measures for a variety of reasons, including measuring performance, managing the business, capital allocation and the assessment of risk. Descriptions of why these non-IFRS measures are useful to investors and how management uses each measure are included in Management’s Discussion and Analysis, which readers should read when evaluating the measures included herein. We believe that providing these performance measures on a supplemental basis to our IFRS results is helpful to investors in assessing the overall performance of our businesses in a manner similar to management. These financial measures should not be considered as a substitute for similar financial measures calculated in accordance with IFRS. We caution readers that these non-IFRS financial measures may differ from the calculations disclosed by other businesses, and as a result, may not be comparable to similar measures presented by others.
Calculation and Reconciliation of Non-IFRS Measures
The tables below summarize a calculation of non-IFRS measures based on IFRS financial information.
The calculation of NOI is as follows:
|
Three months ended June 30, |
|||||
|
2019 |
2018 |
||||
Revenue |
$ |
54,452 |
$ |
52,056 |
||
Property operating expenses |
(26,468) |
(26,377) |
||||
IFRIC 21 property tax adjustment (1) |
(2,212) |
(585) |
||||
Straight-line rents and other changes |
612 |
118 |
||||
Net operating income |
$ |
26,384 |
$ |
25,212 |
||
|
|
|
||||
The reconciliation of net income to FFO, Core-FFO and AFFO is as follows: |
||||||
|
|
|
||||
|
Three months ended June 30, |
|||||
(thousands of dollars, except per unit amounts) |
2019 |
2018 |
||||
Net income |
$ |
9,514 |
$ |
23,592 |
||
Add (deduct): |
|
|
||||
Leasing costs amortized to revenue |
1,331 |
930 |
||||
Change in fair value of properties |
(8,384) |
(10,535) |
||||
IFRIC 21 property tax adjustment (1) |
(2,212) |
(585) |
||||
Change in fair value of financial instruments |
5,799 |
(116) |
||||
Disposition costs |
7,861 |
— |
||||
Depreciation of hotel asset |
247 |
228 |
||||
Deferred income tax expense (recovery) |
(313) |
305 |
||||
Change in fair value of Class B LP units |
(1,268) |
— |
||||
Distributions to Class B unitholders |
528 |
991 |
||||
FFO (1) |
$ |
13,103 |
$ |
14,810 |
||
Finance income on finance lease receivable |
(909) |
(946) |
||||
Finance lease payments received |
1,525 |
1,525 |
||||
Core-FFO (1) |
$ |
13,719 |
$ |
15,389 |
||
Amortization of deferred transaction costs |
1,648 |
515 |
||||
Amortization of debt mark-to-market adjustments |
(50) |
(96) |
||||
Amortization of straight-line rent |
(719) |
(812) |
||||
Interest rate subsidy |
108 |
108 |
||||
Guaranteed income supplements |
285 |
300 |
||||
Normalized direct leasing and capital costs |
(2,798) |
(2,568) |
||||
AFFO (1) |
$ |
12,193 |
$ |
12,836 |
||
|
|
|
||||
Weighted average number of diluted units outstanding (000s) |
74,093 |
75,139 |
||||
FFO per unit (1) |
$ |
0.18 |
$ |
0.20 |
||
Core-FFO per unit (1) |
0.19 |
0.20 |
||||
AFFO per unit (1) |
0.16 |
0.17 |
||||
FFO payout ratio (1) |
56.2% |
95.1% |
||||
Core-FFO payout ratio (1) |
53.7% |
91.5% |
||||
AFFO payout ratio (1) |
60.4% |
109.7% |
||||
(1) Refer to "Non-IFRS measures" section above. |
The reconciliation of cash flow from operating activities to FFO, Core-FFO and AFFO is as follows:
|
Three months ended June 30, |
|||
|
2019 |
2018 |
||
Cash flow from operating activities |
$ |
(5,881) |
$ |
12,120 |
Add (deduct): |
|
|
||
Leasing costs amortized to revenue |
1,331 |
930 |
||
Disposition costs |
7,861 |
— |
||
Subscription receipts equivalent amount (1) |
— |
— |
||
Working capital items |
11,474 |
1,306 |
||
Straight-line rent and other changes |
(612) |
(118) |
||
Interest and other finance costs |
(13,156) |
(10,094) |
||
Interest paid |
11,558 |
9,675 |
||
Distributions paid to Class B unitholders |
528 |
991 |
||
FFO |
$ |
13,103 |
$ |
14,810 |
Finance income on finance lease receivable |
(909) |
(946) |
||
Finance lease payments received |
1,525 |
1,525 |
||
Core-FFO |
$ |
13,719 |
$ |
15,389 |
Amortization of deferred transaction costs |
1,648 |
515 |
||
Amortization of debt mark-to-market adjustments |
(50) |
(96) |
||
Amortization of straight-line rent |
(719) |
(812) |
||
Interest rate subsidy |
108 |
108 |
||
Guaranteed income supplements |
285 |
300 |
||
Normalized direct leasing and capital costs |
(2,798) |
(2,568) |
||
AFFO |
$ |
12,193 |
$ |
12,836 |
(1) Refer to "Non-IFRS measures" section above. |
The calculation of trailing twelve month adjusted EBITDA is as follows:
|
Trailing twelve months ended |
|||||
|
June 30, |
|||||
|
2019 |
2018 |
||||
Net income |
$ |
61,074 |
$ |
69,277 |
||
Straight line rent and other changes |
277 |
(652) |
||||
Interest income |
(444) |
(124) |
||||
Interest and finance costs |
52,053 |
33,238 |
||||
Change in fair value of properties |
(28,610) |
(18,593) |
||||
IFRIC 21 property tax adjustment |
4,885 |
— |
||||
Change in fair value of financial instruments |
11,896 |
(6,386) |
||||
Distributions to Class B shareholders |
3,347 |
3,964 |
||||
Disposition costs |
10,403 |
67 |
||||
Depreciation of hotel asset |
983 |
869 |
||||
Change in fair value of Class B LP units |
(9,249) |
(2,008) |
||||
Deferred income tax recovery |
(490) |
(485) |
||||
Adjusted EBITDA |
$ |
106,125 |
$ |
79,167 |
||
(1) Refer to "Non-IFRS measures" section above. |
The calculation of net debt is as follows:
|
June 30 |
|||||
|
2019 |
2018 |
||||
Debt, non-current |
$ |
869,462 |
$ |
879,069 |
||
Debt, current |
194,891 |
137,857 |
||||
Debt |
$ |
1,064,353 |
$ |
1,016,926 |
||
Less: cash on hand |
6,019 |
5,709 |
||||
Net debt |
$ |
1,058,334 |
$ |
1,011,217 |
The calculation of net debt to adjusted EBITDA is as follows:
|
Trailing twelve months ended |
|||||
|
June 30, |
|||||
|
2019 |
2018 |
||||
Net debt |
$ |
1,058,334 |
$ |
1,011,217 |
||
Adjusted EBITDA (2) |
106,125 |
79,167 |
||||
Net debt to Adjusted EBITDA (1) |
10.0x |
12.8x |
||||
(1) Refer to "Non-IFRS measures" section above.
|
The interest coverage ratio is calculated as follows:
|
Trailing twelve months ended |
|||||
|
June 30, |
|||||
|
2019 |
2018 |
||||
Adjusted EBITDA |
$ |
106,125 |
$ |
79,167 |
||
Interest expense |
48,212 |
31,344 |
||||
Interest coverage ratio (1) |
2.2x |
2.5x |
||||
(1) Refer to "Non-IFRS measures" section above. |
The following is the calculation of IFRS net asset value on a total and per unit basis at June 30, 2019 and December 31, 2018 to the REIT's consolidated financial statements:
|
June 30, |
December 31, |
||||
|
2019 |
2018 |
||||
Equity |
$ |
594,118 |
$ |
611,447 |
||
Class B LP units |
31,024 |
31,552 |
||||
Deferred unit liability |
761 |
636 |
||||
Deferred tax asset |
$ |
(975) |
$ |
(757) |
||
IFRS net asset value |
$ |
624,928 |
$ |
642,878 |
||
|
|
|
||||
Diluted number of units outstanding (1) |
73,293 |
75,300 |
||||
IFRS net asset value per unit |
$ |
8.53 |
$ |
8.54 |
||
(1) Represents the fully diluted number of units outstanding and includes outstanding REIT units, DUP units and Class B LP units. |
View source version on businesswire.com: https://www.businesswire.com/news/home/20190801006139/en/
Investor Relations
Tel: +1 416 644 4264
Slate Office REIT
[email protected]