Regency Centers Reports Second Quarter 2019 Results
Second Quarter 2019 Highlights
- For the three months ended
June 30, 2019 , Net Income Attributable to Common Stockholders (“Net Income”) of$0.31 per diluted share. - Second quarter NAREIT Funds From Operations (“NAREIT FFO”) of
$0.95 per diluted share, which includes a$0.02 per share charge from one-time non-cash expenses. - Year-to-date same property Net Operating Income (“NOI”), excluding termination fees, increased 2.1%, as compared to the same period in 2018, driven by Base Rent growth of 2.5%.
- As of
June 30, 2019 , the same property portfolio was 95.1% leased. - On a trailing twelve months basis, rent spreads on comparable new and renewal leases were 19.8% and 6.9%, respectively, with total rent spreads of 8.9%.
- For the three months ended
June 30, 2019 , total leasing volume of approximately 1.9 million square feet of new and renewal leases, at blended rent spreads of 7.0%. - As of
June 30, 2019 , a total of 23 properties were in development or redevelopment representing a total investment of approximately$474 million . - Subsequent to the quarter, Regency acquired The Pruneyard in
Silicon Valley for a purchase price of approximately$212.5 million . - During the second quarter, Regency issued its annual Corporate Responsibility Report, highlighting the Company’s accomplishments in key areas of environmental, social, and governance initiatives. The Company was also recently included in the
S&P 500 ESG index and received a rating upgrade to A fromMSCI . - On
August 1, 2019 , Regency announced the transition of Martin E. “Hap” Stein, Jr. from Chairman and Chief Executive Officer to Executive Chairman, to be succeeded byLisa Palmer as President and Chief Executive Officer effectiveJanuary 1, 2020 . As part of the Company’s succession plan, Ms. Palmer will vacate her role as Chief Financial Officer, retaining her position as President, effectiveAugust 12, 2019 , withMike Mas assuming the position of Executive Vice President, Chief Financial Officer, at that time. - On
July 31, 2019 , Regency’s Board declared a quarterly cash dividend on the Company’s common stock of$0.585 per share.
“I am deeply gratified to work with the best professionals in the business who have been the cornerstone to Regency’s ongoing success in building a wonderful company,” said Martin E. “Hap” Stein, Jr., Chairman and Chief Executive Officer. “Through this seamless transition, I have no doubt that Lisa and the team will continue to execute on our strategic objectives and make even more progress on Regency’s journey from good to great, while generating total returns of 8% to 10%.”
Financial Results
Regency reported Net Income for the second quarter of
The Company reported Core Operating Earnings for the second quarter of
Portfolio Performance
Regency’s portfolio is differentiated in its overall outstanding quality, breadth and scale. The strength of the Company’s merchandising mix, combined with placemaking elements and connection to its communities further differentiate Regency’s high quality portfolio. Regency’s national platform with 22 local market offices offers critical strategic advantages and positions the Company to achieve its strategic objective to average 3% same property NOI growth over the long term.
Second quarter same property NOI, excluding termination fees, increased 1.4% compared to the same period in 2018, which was primarily impacted by the
As of
For the three months ended
Portfolio Enhancement and Capital Allocation
Regency’s capital allocation strategy enables the Company to benefit from a self-funding model, in which free cash flow is the source of funding, and supports the development and redevelopment program on a leverage neutral basis. Regency’s development and redevelopment platform is a critical strategic advantage for creating significant value for shareholders. Together with the sales of lower growth assets and equity when priced attractively, free cash flow also enables the Company to invest in high-growth acquisitions and share repurchases when pricing is compelling. This capital allocation strategy preserves Regency’s pristine balance sheet and allows the Company to add value and enhance the quality of the portfolio on a net accretive basis.
Developments and Redevelopments
At quarter end, the Company had 23 properties in development or redevelopment with, estimated net project costs of approximately
During the quarter, Regency started one ground-up development project and four redevelopment projects. The ground-up development project, Culver Public Market, is a 27,000 - square foot urban retail project located in the dynamic high-barrier-to-entry
As previously reported, Regency started the generational redevelopment of The Abbot, located in the heart of
Property Transactions
During the quarter the Company acquired 6401 Roosevelt in
Subsequent to quarter end, the Company acquired The Pruneyard, a 258,000 square foot center located in
On a year-to-date basis, including The Pruneyard acquisition subsequent to the quarter end, the Company has closed on
Balance Sheet
Regency benefits from favorable access to capital through the strength of its balance sheet, supported by conservative leverage levels with a Net Debt to EBITDAre ratio of 5.3x. This positions Regency to weather potential challenges and potentially profit from investment opportunities in the future.
Dividend
On
Executive Leadership Changes
As reported concurrently with this release, Regency has announced the transition of Martin E. “Hap” Stein, Jr. from Chairman and Chief Executive Officer to Executive Chairman, effective
Additionally, to more accurately reflect their roles within the Company,
2019 Guidance
The Company has updated certain components of its 2019 earnings guidance. Guidance for NAREIT FFO is unchanged at the midpoint. The NAREIT FFO range has been updated to reflect the one-time charge of
2019 Guidance | |||
All figures pro-rata and in thousands, except per share data | |||
Current Guidance | Previous Guidance | ||
Net Income Attributable to Common Stockholders (“Net Income”) | $1.56 - $1.60 | $1.41 - $1.47 | |
NAREIT Funds From Operations (“NAREIT FFO”) per diluted share | $3.81 - $3.85 | $3.80 - $3.86 | |
Same Property Net Operating Income (“SPNOI”) Growth excluding termination fees (pro-rata) | 2.0% - 2.5% | 2.0% - 2.5% |
Conference Call Information
To discuss Regency’s second quarter results, Management will host a conference call on
Second Quarter 2019 Earnings Conference Call | |
Date: | Friday, August 2, 2019 |
Time: | 11:00 a.m. ET |
Dial#: | 877-407-0789 or 201-689-8563 |
Webcast: | investors.regencycenters.com |
Replay
Webcast Archive: Investor Relations page under Events & Webcasts
Non-GAAP Disclosure
The Company uses certain non-GAAP performance measures, in addition to the required GAAP presentations, as we believe these measures improve the understanding of the Company's operational results. We manage our entire real estate portfolio without regard to ownership structure, although certain decisions impacting properties owned through partnerships require partner approval. Therefore, we believe presenting our pro-rata share of operating results regardless of ownership structure, along with other non-GAAP measures, makes comparisons of other REITs' operating results to the Company's more meaningful. We continually evaluate the usefulness, relevance, limitations, and calculation of our reported non-GAAP performance measures to determine how best to provide relevant information to the public, and thus such reported measures could change.
NAREIT FFO is a commonly used measure of REIT performance, which the
Core Operating Earnings is an additional performance measure that excludes from NAREIT FFO: (i) transaction related income or expenses; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (iv) other amounts as they occur. The Company provides a reconciliation of Net Income to NAREIT FFO to Core Operating Earnings.
Reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO and Core Operating Earnings - Actual (in thousands) | |||||||||||
For the Periods Ended June 30, 2019 and 2018 | Three Months Ended | Year to Date | |||||||||
2019 | 2018 | 2019 | 2018 | ||||||||
Reconciliation of Net Income to NAREIT FFO: | |||||||||||
Net Income Attributable to Common Stockholders | $ | 51,728 | 47,841 | $ | 142,174 | 100,500 | |||||
Adjustments to reconcile to NAREIT Funds From Operations(1): | |||||||||||
Depreciation and amortization (excluding FF&E) | 100,168 | 97,189 | 204,665 | 193,386 | |||||||
Gain on sale of operating properties | (2,393 | ) | (246 | ) | (39,463 | ) | (348 | ) | |||
Provision for impairment to operating properties | 10,441 | 12,440 | 12,113 | 28,494 | |||||||
Gain (loss) on sale of land(2) | (17 | ) | - | 1 | - | ||||||
Exchangeable operating partnership units | 109 | 100 | 299 | 212 | |||||||
NAREIT Funds From Operations | $ | 160,036 | 157,324 | $ | 319,789 | 322,244 | |||||
Reconciliation of NAREIT FFO to Core Operating Earnings: | |||||||||||
NAREIT Funds From Operations | $ | 160,036 | 157,324 | $ | 319,789 | 322,244 | |||||
Adjustments to reconcile to Core Operating Earnings(1): | |||||||||||
Gain on sale of land(2) | - | (869 | ) | - | (976 | ) | |||||
Provision for impairment to land | - | 93 | - | 93 | |||||||
Early extinguishment of debt | - | 11,010 | 10,591 | 11,172 | |||||||
Interest on bonds for period from notice to redemption | - | - | 367 | 600 | |||||||
Straight line rent, net | (505 | ) | (4,749 | ) | (4,674 | ) | (8,830 | ) | |||
Above/below market rent amortization, net | (6,640 | ) | (11,378 | ) | (19,975 | ) | (19,801 | ) | |||
Debt premium/discount amortization | (459 | ) | (897 | ) | (986 | ) | (1,795 | ) | |||
Core Operating Earnings | $ | 152,432 | 150,534 | $ | 305,112 | 302,707 | |||||
Weighted Average Shares For Diluted Earnings per Share | 167,962 | 169,682 | 167,877 | 170,291 | |||||||
Weighted Average Shares For Diluted FFO and Core Operating Earnings per Share | 168,312 | 170,032 | 168,227 | 170,641 | |||||||
(1) Includes Regency's consolidated entities and its pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests. | |||||||||||
(2) Effective January 1, 2019, Regency prospectively adopted the NAREIT FFO White Paper – 2018 Restatement, and elected the option of excluding gains on sales and impairments of land, which are considered incidental to the Company’s main business. Prior period amounts were not restated to conform to the current year presentation of NAREIT FFO, and therefore include gains on sales and impairments of land. | |||||||||||
Same property NOI is a key non-GAAP measure used by management in evaluating the operating performance of Regency’s properties. The Company provides a reconciliation of net income to pro-rata same property NOI.
Reconciliation of Net Income Attributable to Common Stockholders to Pro-Rata Same Property NOI - Actual (in thousands) | ||||||||||||
For the Periods Ended June 30, 2019 and 2018 | Three Months Ended | Year to Date | ||||||||||
2019 | 2018 | 2019 | 2018 | |||||||||
Net Income Attributable to Common Stockholders | $ | 51,728 | 47,841 | $ | 142,174 | 100,500 | ||||||
Less: | ||||||||||||
Management, transaction, and other fees | (7,442 | ) | (6,887 | ) | (14,415 | ) | (14,045 | ) | ||||
Other(1) | (8,355 | ) | (17,634 | ) | (27,325 | ) | (31,807 | ) | ||||
Plus: | ||||||||||||
Depreciation and amortization | 93,589 | 89,105 | 190,783 | 177,629 | ||||||||
General and administrative | 18,717 | 16,776 | 40,017 | 34,382 | ||||||||
Other operating expense, excluding provision for doubtful accounts | 1,533 | 1,480 | 2,667 | 1,917 | ||||||||
Other expense (income) | 46,206 | 59,925 | 77,377 | 112,797 | ||||||||
Equity in income of investments in real estate excluded from NOI (2) | 11,976 | 15,669 | 6,347 | 30,762 | ||||||||
Net income attributable to noncontrolling interests | 962 | 748 | 2,009 | 1,554 | ||||||||
NOI | 208,914 | 207,023 | 419,634 | 413,689 | ||||||||
Less non-same property NOI (3) | (4,870 | ) | (7,998 | ) | (9,969 | ) | (14,153 | ) | ||||
Same Property NOI | $ | 204,044 | 199,025 | $ | 409,665 | 399,536 | ||||||
Same Property NOI without Termination Fees | $ | 203,045 | 200,287 | $ | 408,181 | 399,618 | ||||||
Same Property NOI without Termination Fees or Redevelopments | $ | 191,867 | 188,943 | $ | 385,072 | 377,224 | ||||||
(1) Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests. | ||||||||||||
(2) Includes non-NOI expenses incurred at our unconsolidated real estate partnerships, such as, but not limited to, straight-line rental income, above and below market rent amortization, depreciation and amortization, interest expense, and real estate gains and impairments. | ||||||||||||
(3) Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests. | ||||||||||||
Reported results are preliminary and not final until the filing of the Company’s Form 10-Q with the
Reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO — Guidance (per diluted share)
Full Year | |||||||||||
NAREIT FFO Guidance: | 2019 | ||||||||||
Low | High | ||||||||||
Net income attributable to common stockholders | $ | 1.56 | 1.60 | ||||||||
Adjustments to reconcile net income to NAREIT FFO: | |||||||||||
Depreciation and amortization | 2.41 | 2.41 | |||||||||
Provision for impairment | 0.07 | 0.07 | |||||||||
Gain on sale of operating properties | (0.23 | ) | (0.23 | ) | |||||||
NAREIT Funds From Operations | $ | 3.81 | 3.85 | ||||||||
The Company has published forward-looking statements and additional financial information in its second quarter 2019 supplemental information package that may help investors estimate earnings for 2019. A copy of the Company’s second quarter 2019 supplemental information will be available on the Company's website at www.RegencyCenters.com or by written request to: Investor Relations,
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Forward-looking statements involve risks and uncertainties. Actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements. Please refer to the documents filed by
Source: Regency Centers Corporation