07/30/2024 | Press release | Distributed by Public on 07/30/2024 14:19
ACADIA REALTY TRUST REPORTS SECOND QUARTER OPERATING RESULTS
RYE, NY (July 30, 2024)- Acadia Realty Trust (NYSE: AKR) ("Acadia" or the "Company") today reported operating results for the quarter ended June 30, 2024. All per share amounts are on a fully-diluted basis, where applicable. Acadia owns and operates a high-quality core real estate portfolio ("Core" or "Core Portfolio") of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles ("Investment Management").
Kenneth F. Bernstein, President and CEO of Acadia Realty Trust, commented: |
"We had another strong quarter driven by the acceleration of growth within our key Street markets. In light of our strong performance, we have increased our earnings guidance along with our quarterly dividend. Furthermore, we have made progress on strategically positioning and strengthening our balance sheet. Finally, our pipeline of actionable and accretive investment opportunities across our key markets and Investment Management platform is accelerating." |
SECOND Quarter and recent Highlights
1 |
FINANCIAL RESULTS
A complete reconciliation, in dollars and per share amounts, of (i) net income attributable to Acadia to FFO (as defined by NAREIT and Before Special Items) attributable to common shareholders and common OP Unit holders and (ii) operating income to NOI is included in the financial tables of this release. Amounts discussed below are net of noncontrolling interests and all per share amounts are on a fully-diluted basis.
Financial Results |
||
2024 |
2023 |
|
2Q |
2Q |
|
Net earnings per share attributable to Acadia |
$0.01 |
$0.09 |
Depreciation of real estate and amortization of leasing costs (net of noncontrolling interest share) |
0.23 |
0.27 |
Loss on disposition of properties (net of noncontrolling interests' share) |
0.01 |
- |
Noncontrolling interest in Operating Partnership |
- |
0.01 |
NAREIT Funds From Operations per share attributable to Common Shareholders and Common OP Unit holders |
$0.25 |
$0.37 |
Net unrealized holding loss (gain)1 |
0.03 |
(0.01) |
Realized gains and promotes1 |
0.03 |
- |
Funds From Operations Before Special Items per share attributable to Common Shareholders and Common OP Unit holders |
$0.31 |
$0.36 |
Less: Non-cash gain from BBBY lease termination2 |
- |
(0.08) |
Funds From Operations Before Special Items per share attributable to Common Shareholders and Common OP Unit holders, excluding non-cash BBBY gain |
$0.31 |
$0.28 |
________
2 |
Amounts reflected in the below Net Income, NAREIT FFO and FFO Before Special Items for the quarter ended June 30, 2023 included a non-cash nonrecurring gain of $7.8 million, or $0.08 per share, from the termination of a below-market lease. Net Income
•
Net income for the quarter ended June 30, 2024 was $1.2 million, or $0.01 per share.
•
This compares with net income of $9.0 million, or $0.09 per share for the quarter ended June 30, 2023.
NAREIT FFO
•
NAREIT Funds From Operations ("NAREIT FFO") for the quarter ended June 30, 2024 was $28.5 million, or $0.25 per share.
•
This compares with NAREIT FFO of $38.2 million, or $0.37 per share, for the quarter ended June 30, 2023.
FFO Before Special Items
•
Funds From Operations ("FFO") Before Special Items for the quarter ended June 30, 2024 was $34.4 million, or $0.31 per share, which includes $3.6 million, or $0.03 per share, of realized investment gains (175,000 shares of Albertsons' stock sold at an average price of $20.52 per share).
•
This compares with FFO Before Special Items of $36.5 million, or $0.36 per share for the quarter ended June 30, 2023.
|
3 |
CORE PORTFOLIO PERFORMANCE
Same-Property NOI
•
Same-Property Net Operating Income ("NOI") growth, excluding redevelopments, increased 5.5% for the second quarter, driven by an increase of approximately 12% from the Street Portfolio.
Leasing and Occupancy Update
•
For the quarter ended June 30, 2024, conforming GAAP and cash leasing spreads on new leases were 82% and 55%, respectively, driven by Street leases in Chicago and Washington, D.C.
•
As of June 30, 2024, the Core Portfolio was 94.8% leased and 91.8% occupied compared to 94.4% leased and 91.8% occupied as of March 31, 2024.
•
Core SNO (excluding redevelopments) increased to $8.1 million of ABR at June 30, 2024, representing approximately 6% of in-place rents. This is a 5% increase from the $7.7 million of SNO as of March 31, 2024.
|
4 |
TRANSACTIONAL ACTIVITY
Core Portfolio Acquisitions
Investment Management Acquisitions
The above-mentioned pending Core and Investment Management transactions are subject to final agreement between the parties, customary closing conditions and market uncertainty. Thus, no assurances can be given that the Company will successfully close on any of these transactions on the anticipated timeline or at all.
Investment Management Dispositions
5 |
BALANCE SHEET
DIVIDEND
Increased Quarterly Dividend by $0.01 to $0.19 per Common Share: The Company's Board of Trustees has authorized a third quarter cash dividend of $0.19 per common share. The 5.6% increase from the prior quarterly dividend was driven by the Company's continued internal growth. The quarterly dividend is payable on October 15, 2024 to holders of record as of September 30, 2024.
6 |
GUIDANCE
The Company updated its annual 2024 guidance as follows:
2024 Guidance |
||
Revised |
Prior 1 |
|
Net earnings per share attributable to Acadia |
$0.07-$0.11 |
$0.07-$0.13 |
Depreciation of real estate and amortization of leasing costs (net of noncontrolling interest share) |
1.01 |
1.01 |
Noncontrolling interest in Operating Partnership |
0.01 |
0.01 |
NAREIT Funds from operations per share attributable to Common Shareholders and Common OP Unit holders |
$1.09-$1.13 |
$1.09-$1.15 |
Net unrealized holding loss 2,3 |
0.04 |
0.02 |
Realized gains and promotes 3 |
0.13-0.15 |
0.13-0.15 |
Funds From Operations Before Special Items per share attributable to Common Shareholders and Common OP Unit holders |
$1.26-$1.32 |
$1.24-$1.32 |
________
The Company is providing a projection of anticipated net earnings solely to satisfy the disclosure requirements of the Securities and Exchange Commission (the "SEC"). The Company's projections are based on management's current beliefs and assumptions about the Company's business, and the industry and the markets in which it operates; there are known and unknown risks and uncertainties associated with these projections. There can be no assurance that the Company's actual results will not differ from the guidance set forth above. The Company assumes no obligation to update publicly any forward-looking statements, including its 2024 earnings guidance, whether as a result of new information, future events or otherwise. Refer to the "Safe Harbor Statement" disclosures on page 8 of this document.
7 |
CONFERENCE CALL
Management will conduct a conference call on Wednesday, July 31, 2024 at 11:00 AM ET to review the Company's earnings and operating results. Participant registration and webcast information is listed below.
Live Conference Call: |
|
Date: |
Wednesday, July 31, 2024 |
Time: |
11:00 AM ET |
Participant call: |
Second Quarter 2024 Dial-In |
Participant webcast: |
Second Quarter 2024 Webcast |
Webcast Listen-only and Replay: |
www.acadiarealty.com/investorsunder Investors,Presentations & Events |
The Company uses, and intends to use, the Investors page of its website, which can be found at https://www.acadiarealty.com/investors, as a means of disclosing material nonpublic information and of complying with its disclosure obligations under Regulation FD, including, without limitation, through the posting of investor presentations and certain portfolio updates. Additionally, the Company also uses its LinkedIn profile to communicate with its investors and the public. Accordingly, investors are encouraged to monitor the Investors page of the Company's website and its LinkedIn profile, in addition to following the Company's press releases, SEC filings, public conference calls, presentations and webcasts.
About Acadia Realty Trust
Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio ("Core" or "Core Portfolio") of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles ("Investment Management"). For further information, please visit www.acadiarealty.com.
Safe Harbor Statement
Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations are generally identifiable by the use of words, such as "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend" or "project," or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such
8 |
forward-looking statements, including, but not limited to: (i) macroeconomic conditions, including due to geopolitical conditions and instability, which may lead to a disruption of or lack of access to the capital markets, disruptions and instability in the banking and financial services industries and rising inflation; (ii) the Company's success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iii) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, and their effect on the Company's revenues, earnings and funding sources; (iv) increases in the Company's borrowing costs as a result of rising inflation, changes in interest rates and other factors; (v) the Company's ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vi) the Company's investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners' financial condition; (vii) the Company's ability to obtain the financial results expected from its development and redevelopment projects; (viii) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company's ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (ix) the Company's potential liability for environmental matters; (x) damage to the Company's properties from catastrophic weather and other natural events, and the physical effects of climate change; (xi) the economic, political and social impact of, and uncertainty surrounding, any public health crisis, such as the COVID-19 Pandemic, which adversely affected the Company and its tenants' business, financial condition, results of operations and liquidity; (xii) uninsured losses; (xiii) the Company's ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology security breaches, including increased cybersecurity risks relating to the use of remote technology; (xv) the loss of key executives; and (xvi) the accuracy of the Company's methodologies and estimates regarding environmental, social and governance ("ESG") metrics, goals and targets, tenant willingness and ability to collaborate towards reporting ESG metrics and meeting ESG goals and targets, and the impact of governmental regulation on its ESG efforts.
The factors described above are not exhaustive and additional factors could adversely affect the Company's future results and financial performance, including the risk factors discussed under the section captioned "Risk Factors" in the Company's most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company's expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based.
9 |
ACADIA REALTY TRUST AND SUBSIDIARIES
Consolidated Statements of Operations(1)
(Unaudited, Dollars and Common Shares and Units in thousands, except per share amounts)
Three Months Ended |
Six Months Ended |
|||||||
2024 |
2023 |
2024 |
2023 |
|||||
Revenues |
||||||||
Rental income |
$ |
85,626 |
$ |
88,141 |
$ |
171,663 |
$ |
168,878 |
Other |
1,628 |
1,807 |
6,947 |
2,909 |
||||
Total revenues |
87,254 |
89,948 |
178,610 |
171,787 |
||||
Expenses |
||||||||
Depreciation and amortization |
34,281 |
34,056 |
69,221 |
67,229 |
||||
General and administrative |
10,179 |
10,643 |
19,947 |
20,589 |
||||
Real estate taxes |
9,981 |
11,381 |
22,327 |
22,860 |
||||
Property operating |
15,781 |
14,210 |
34,877 |
29,343 |
||||
Total expenses |
70,222 |
70,290 |
146,372 |
140,021 |
||||
Gain (loss) on disposition of properties |
757 |
- |
(441 |
) |
- |
|||
Operating income |
17,789 |
19,658 |
31,797 |
31,766 |
||||
Equity in earnings (losses) of unconsolidated affiliates |
4,480 |
(1,437 |
) |
4,168 |
(1,408 |
) |
||
Interest income |
5,413 |
4,970 |
10,651 |
9,788 |
||||
Realized and unrealized holding (losses) gains on investments and other |
(2,364 |
) |
1,815 |
(4,415 |
) |
28,572 |
||
Interest expense |
(23,581 |
) |
(22,089 |
) |
(47,290 |
) |
(43,676 |
) |
Income (loss) from continuing operations before income taxes |
1,737 |
2,917 |
(5,089 |
) |
25,042 |
|||
Income tax provision |
(155 |
) |
(165 |
) |
(186 |
) |
(288 |
) |
Net income (loss) |
1,582 |
2,752 |
(5,275 |
) |
24,754 |
|||
Net loss attributable to redeemable noncontrolling interests |
2,292 |
1,091 |
4,846 |
3,166 |
||||
Net (income) loss attributable to noncontrolling interests |
(2,431 |
) |
5,433 |
5,141 |
(5,284 |
) |
||
Net income attributable to Acadia shareholders |
$ |
1,443 |
$ |
9,276 |
$ |
4,712 |
$ |
22,636 |
Less: net income attributable to participating securities |
(290 |
) |
(247 |
) |
(577 |
) |
(490 |
) |
Net income attributable to Common Shareholders - |
$ |
1,153 |
$ |
9,029 |
$ |
4,135 |
$ |
22,146 |
Income from continuing operations net of income attributable to participating securities for diluted earnings per share |
$ |
1,153 |
$ |
9,029 |
$ |
4,135 |
$ |
22,146 |
Weighted average shares for basic earnings per share |
103,592 |
95,260 |
102,860 |
95,225 |
||||
Weighted average shares for diluted earnings per share |
103,592 |
95,260 |
102,860 |
95,225 |
||||
Net earnings per share - basic (2) |
$ |
0.01 |
$ |
0.09 |
$ |
0.04 |
$ |
0.23 |
Net earnings per share - diluted (2) |
$ |
0.01 |
$ |
0.09 |
$ |
0.04 |
$ |
0.23 |
10 |
ACADIA REALTY TRUST AND SUBSIDIARIES
Reconciliation of Consolidated Net Income to Funds from Operations(1,3)
(Unaudited, Dollars and Common Shares and Units in thousands, except per share amounts)
Three Months Ended |
Six Months Ended |
|||||||
2024 |
2023 |
2024 |
2023 |
|||||
Net income attributable to Acadia |
$ |
1,443 |
$ |
9,276 |
$ |
4,712 |
$ |
22,636 |
Depreciation of real estate and amortization of leasing costs (net of |
26,291 |
28,248 |
53,378 |
54,692 |
||||
Loss on disposition of properties (net of noncontrolling interests' share) |
568 |
- |
843 |
- |
||||
Income attributable to Common OP Unit holders |
103 |
574 |
306 |
1,368 |
||||
Distributions - Preferred OP Units |
84 |
123 |
207 |
246 |
||||
Funds from operations attributable to Common Shareholders and Common OP Unit holders - Diluted |
$ |
28,489 |
$ |
38,221 |
$ |
59,446 |
$ |
78,942 |
Adjustments for Special Items: |
||||||||
Unrealized holding loss (gain) (net of noncontrolling interest share) (4) |
2,308 |
(1,713 |
) |
4,323 |
(1,779 |
) |
||
Realized gain |
3,586 |
- |
7,580 |
- |
||||
Funds from operations before Special Items attributable to Common Shareholders and Common OP Unit holders |
$ |
34,383 |
$ |
36,508 |
$ |
71,349 |
$ |
77,163 |
Funds From Operations per Share - Diluted |
||||||||
Basic weighted-average shares outstanding, GAAP earnings |
103,592 |
95,260 |
102,860 |
95,225 |
||||
Weighted-average OP Units outstanding |
7,228 |
6,918 |
7,525 |
6,836 |
||||
Assumed conversion of Preferred OP Units to common shares |
319 |
464 |
25 |
464 |
||||
Assumed conversion of LTIP units and restricted share units to |
698 |
- |
686 |
- |
||||
Weighted average number of Common Shares and Common OP Units |
111,837 |
102,642 |
111,096 |
102,525 |
||||
Diluted Funds from operations, per Common Share and Common OP Unit |
$ |
0.25 |
$ |
0.37 |
$ |
0.54 |
$ |
0.77 |
Diluted Funds from operations before Special Items, per Common Share and Common OP Unit |
$ |
0.31 |
$ |
0.36 |
$ |
0.64 |
$ |
0.75 |
11 |
ACADIA REALTY TRUST AND SUBSIDIARIES
Reconciliation of Consolidated Operating Income to Net Property Operating Income ("NOI")(1)
(Unaudited, Dollars in thousands)
Three Months Ended |
Six Months Ended |
|||||||
2024 |
2023 |
2024 |
2023 |
|||||
Consolidated operating income |
$ |
17,789 |
$ |
19,658 |
$ |
31,797 |
$ |
31,766 |
Add back: |
||||||||
General and administrative |
10,179 |
10,643 |
19,947 |
20,589 |
||||
Depreciation and amortization |
34,281 |
34,056 |
69,221 |
67,229 |
||||
(Gain) loss on disposition of properties |
(757 |
) |
- |
441 |
- |
|||
Less: |
||||||||
Above/below market rent, straight-line rent and other adjustments |
(2,869 |
) |
(13,088 |
) |
(7,477 |
) |
(15,330 |
) |
Consolidated NOI |
58,623 |
51,269 |
113,929 |
104,254 |
||||
Redeemable noncontrolling interest in consolidated NOI |
(1,381 |
) |
(1,182 |
) |
(2,422 |
) |
(2,399 |
) |
Noncontrolling interest in consolidated NOI |
(18,322 |
) |
(13,730 |
) |
(35,253 |
) |
(28,205 |
) |
Less: Operating Partnership's interest in Investment Management NOI included above |
(6,132 |
) |
(4,765 |
) |
(11,473 |
) |
(9,802 |
) |
Add: Operating Partnership's share of unconsolidated |
2,251 |
4,141 |
6,212 |
8,100 |
||||
Core Portfolio NOI |
$ |
35,039 |
$ |
35,733 |
$ |
70,993 |
$ |
71,948 |
Reconciliation of Same-Property NOI
(Unaudited, Dollars in thousands)
Three Months Ended |
Six Months Ended |
|||||||
2024 |
2023 |
2024 |
2023 |
|||||
Core Portfolio NOI |
$ |
35,039 |
$ |
35,733 |
$ |
70,993 |
$ |
71,948 |
Less properties excluded from Same-Property NOI |
(2,961 |
) |
(5,335 |
) |
(6,887 |
) |
(11,235 |
) |
Same-Property NOI |
$ |
32,078 |
$ |
30,398 |
$ |
64,106 |
$ |
60,713 |
Percent change from prior year period |
5.5 |
% |
5.6 |
% |
||||
Components of Same-Property NOI: |
||||||||
Same-Property Revenues |
$ |
45,613 |
$ |
43,275 |
$ |
91,756 |
$ |
87,057 |
Same-Property Operating Expenses |
(13,535 |
) |
(12,877 |
) |
(27,650 |
) |
(26,344 |
) |
Same-Property NOI |
$ |
32,078 |
$ |
30,398 |
$ |
64,106 |
$ |
60,713 |
12 |
ACADIA REALTY TRUST AND SUBSIDIARIES
Consolidated Balance Sheets (1)
(Unaudited, Dollars in thousands, except shares)
As of |
||||
June 30, |
December 31, |
|||
ASSETS |
||||
Investments in real estate, at cost |
||||
Land |
$ |
849,524 |
$ |
872,228 |
Buildings and improvements |
3,106,413 |
3,128,650 |
||
Tenant improvements |
283,309 |
257,955 |
||
Construction in progress |
21,023 |
23,250 |
||
Right-of-use assets - finance leases |
58,637 |
58,637 |
||
4,318,906 |
4,340,720 |
|||
Less: Accumulated depreciation and amortization |
(871,994 |
) |
(823,439 |
) |
Operating real estate, net |
3,446,912 |
3,517,281 |
||
Real estate under development |
101,802 |
94,799 |
||
Net investments in real estate |
3,548,714 |
3,612,080 |
||
Notes receivable, net ($1,520 and $1,279 of allowance for credit losses as of June 30, 2024 and December 31, 2023, respectively) |
126,653 |
124,949 |
||
Investments in and advances to unconsolidated affiliates |
203,410 |
197,240 |
||
Other assets, net |
213,779 |
208,460 |
||
Right-of-use assets - operating leases, net |
27,748 |
29,286 |
||
Cash and cash equivalents |
31,915 |
17,481 |
||
Restricted cash |
23,139 |
7,813 |
||
Marketable securities |
21,668 |
33,284 |
||
Rents receivable, net |
54,012 |
49,504 |
||
Assets of properties held for sale |
- |
11,057 |
||
Total assets |
$ |
4,251,038 |
$ |
4,291,154 |
LIABILITIES, REDEEMABLE NONCONTROLLING INTERESTS AND EQUITY |
||||
Liabilities: |
||||
Mortgage and other notes payable, net |
$ |
955,069 |
$ |
930,127 |
Unsecured notes payable, net |
644,313 |
726,727 |
||
Unsecured line of credit |
96,446 |
213,287 |
||
Accounts payable and other liabilities |
218,095 |
229,375 |
||
Lease liability - operating leases |
29,964 |
31,580 |
||
Dividends and distributions payable |
20,285 |
18,520 |
||
Distributions in excess of income from, and investments in, unconsolidated affiliates |
7,301 |
7,982 |
||
Total liabilities |
1,971,473 |
2,157,598 |
||
Commitments and contingencies |
||||
Redeemable noncontrolling interests |
40,874 |
50,339 |
||
Equity: |
||||
Acadia Shareholders' Equity |
||||
Common shares, $0.001 par value per share, authorized 200,000,000 shares, issued and outstanding 105,266,580 and 95,361,676 shares, respectively |
105 |
95 |
||
Additional paid-in capital |
2,115,689 |
1,953,521 |
||
Accumulated other comprehensive income |
47,621 |
32,442 |
||
Distributions in excess of accumulated earnings |
(381,945 |
) |
(349,141 |
) |
Total Acadia shareholders' equity |
1,781,470 |
1,636,917 |
||
Noncontrolling interests |
457,221 |
446,300 |
||
Total equity |
2,238,691 |
2,083,217 |
||
Total liabilities, redeemable noncontrolling interests, and equity |
$ |
4,251,038 |
$ |
4,291,154 |
13 |
ACADIA REALTY TRUST AND SUBSIDIARIES
Notes to Financial Highlights:
14 |
15 |