8-K
BRT Apartments Corp. (BRT)
View as plain text
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934
Date of Report (Date of earliest event reported): May 6, 2021
BRT APARTMENTS CORP.
(Exact name of Registrant as specified in charter)
| Maryland | 001-07172 | 13-2755856 |
|---|---|---|
| (State or other jurisdiction of incorporation) | (Commission file No.) | (IRS Employer I.D. No.) |
60 Cutter Mill Road, Suite 303, Great Neck, New York 11021
(Address of principal executive offices) (Zip code)
Registrant's telephone number, including area code: 516-466-3100
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):
☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR
240.14d-2(b))
☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR
240.13e-4(c)
Securities registered pursuant to Section 12(b) of the Act:
| Title of each class | Trading Symbol(s) | Name of each exchange on which registered |
|---|---|---|
| Common Stock | BRT | NYSE |
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405) of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
☐ Emerging growth company
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o
Item 2.02 and Item 7.01. Results of Operations and Financial Condition; Regulation FD Disclosure.
On May 6, 2021, we issued a press release announcing our results of operations for the three months ended March 31, 2021. The press release refers to certain supplemental financial information available on our website. The press release and the supplemental financial information are furnished as Exhibit 99.1 and Exhibit 99.2, respectively, to this Current Report on Form 8-K. The information in this Item 2.02 and 7.01, including the information included in Exhibits 99.1 and 99.2, shall not be deemed to be “filed” for purposes of the Securities Exchange Act of 1934, as amended, which we refer to as the Exchange Act, and shall not be incorporated by reference into any registration statement or other document filed under the Exchange Act or the Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such filing.
Item 9.01 Financial Statements and Exhibits.
(d) Exhibits.
The following exhibits relating to Items 2.02 and 7.01 of this Current Report on Form 8-K are intended to be furnished to, not filed with, the SEC.
| Exhibit No. | Description |
|---|---|
| 99.1 | Press release dated May 6, 2021 |
| 99.2 | Supplemental Financial Information dated May 6, 2021 |
| 101 | Cover Page Interactive Data File - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document. |
| 104 | Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document |
SIGNATURE
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
| BRT APARTMENTS CORP. | |
|---|---|
| May 6, 2021 | /s/ George Zweier |
| George Zweier, Vice President | |
| and Chief Financial Officer |
Document
BRT APARTMENTS CORP. REPORTS FIRST QUARTER RESULTS FOR 2021
–Revenues Rise As Well-Positioned Portfolio Produces First Quarter Growth -
Great Neck, New York – May 6, 2021 – BRT APARTMENTS CORP. (NYSE:BRT), a real estate investment trust that owns, operates, and, to a lesser extent, develops multi-family properties, today reported that for the three months ended March 31, 2021, it generated a net loss of $3.77 million, or $0.22 per diluted share, Funds from Operations, or FFO1, of $6.03 million, or $0.35 per diluted share, and Adjusted Funds from Operations, or AFFO, of $5.13 million, or $0.30 per diluted share.
Jeffrey A. Gould, President and Chief Executive Officer stated, “BRT produced an impressive year-over-year improvement in AFFO per share reflecting a combined 3.3% same store growth in net operating income, or NOI, across our portfolio. We continue to see pockets of strength allowing us to selectively raise rental rates. Our financial capacity has continued to improve over the last 12 months reflecting the expansion of our revolving line of credit and the sale of an 80% interest in a joint venture interest. Our confidence continues to grow about the year ahead as there is strong demand in many of our markets. We remain disciplined in our acquisition efforts and are well-positioned to move quickly if we identify properties that meet our accretive underwriting standards.”
Financial Results:
In the quarter ended March 31, 2021, BRT Apartments reduced its net loss to common stockholders by $1.06 million to $3.77 million, or $0.22 per diluted share, as compared to net loss to common stockholders of $4.83 million, or $0.29 per diluted share, for the prior year period. The year-over-year improvement was primarily due to a $523,000 reduction in professional fees in the current quarter and a $470,000 improvement in the current quarter of equity in loss from unconsolidated joint ventures.
FFO increased to $6.03 million, or $0.35 per diluted share, for the quarter ended March 31, 2021, from $3.30 million, or $0.19 per diluted share, in the corresponding quarter in 2020. The increase is due to BRT’s share of insurance recoveries on three joint venture properties impacted by the ice storms in Texas in February and, to a lesser extent, improved operating margins at the Company’s consolidated and unconsolidated properties and reduced interest expense.
AFFO increased to $5.13 million, or $0.30 per diluted share, for the quarter ended March 31, 2021, from $3.97 million, or $0.23 per diluted share, in the 2020 quarter, reflecting improved operating margins at the Company’s consolidated and unconsolidated properties and reduced interest expense.
Operating Results:
During the quarter, BRT’s portfolio benefitted from improved rental rates, occupancy rates and ancillary income at its consolidated and unconsolidated properties. Rental and other revenues from consolidated properties for the current three months increased $350,000, or 5.2%, to $7.10 million, from $6.75 million for the quarter ended March 31, 2020 reflecting improved rental rates and to a lesser extent, increases in occupancy rates and ancillary income. Rental and other revenues from unconsolidated properties2 for the current three months increased $1.83 million, or 5.9%, to $32.67 million from $30.84
1 A description and reconciliation of non-GAAP financial measures (e.g., FFO, AFFO and NOI) to GAAP financial measures is presented later in this release.
2 For information regarding the results of operations of BRT’s unconsolidated subsidiaries, see note 9 to our consolidated financial statements in our Quarterly Report on Form 10-Q for the period ending March 31, 2021.
million for the quarter ended March 31, 2020, due primarily to increases in ancillary income and occupancy rates, and, to a lesser extent, rental rates.
Total operating expenses for the quarter ended March 31, 2021 decreased $418,000, or 4.2%, to $9.43 million, from $9.85 million for the quarter ended March 31, 2020, reflecting lower professional fees and interest expense. Total operating expenses for the unconsolidated properties for the quarter ended March 31, 2021 were $34.61 million compared to $33.65 million for the quarter ended March 31, 2020, reflecting an increase in real estate operating expenses.
Equity in loss of unconsolidated joint ventures for the current quarter was reduced by $470,000 to a loss of $1.35 million from a loss of $1.82 million in the corresponding quarter of 2020. The improvement is due primarily to the increase in rental and other revenues at unconsolidated subsidiaries.
During the first quarter of 2021, the Company’s net operating income, or NOI, at consolidated same store properties grew 8.3% to $3.73 million in the 2021 quarter from $3.44 million in the 2020 quarter reflecting an improvement in same store property revenues.
Balance Sheet:
At March 31, 2021, BRT had $19.41 million of cash and cash equivalents, total assets of $357.95 million, total debt of $166.79 million, and total BRT Apartments Corp. stockholders’ equity of $170.54 million.
At March 31, 2021, BRT’s unconsolidated subsidiaries had cash and cash equivalents of $14.90 million, total assets of $1.11 billion and total debt of $828.59 million.
At March 31, 2021, BRT’s available liquidity was approximately $37.92 million, comprising $19.41 million of cash and cash equivalents, $8.51 million of restricted cash, and $10.00 million available under its credit facility.
Disposition:
As previously reported, during the quarter we entered into an agreement to sell Kendall Manor-Houston, Texas to an unrelated third party, for approximately $24.5 million and anticipate the transaction will close in May 2021. We anticipate that the transaction will close in May and estimate that we will recognize, in the quarter ending June 30, 2021, a gain on sale of this property of approximately $7.4 million.
Subsequent Events:
In April 2021, the amount available under the Company’s credit facility was increased to $15 million, subject to compliance with borrowing base and other requirements, and the maturity of the facility was extended until April 2023. Consequently, the Company’s available liquidity as of April 30, 2021 was approximately $45.49 million, comprising $21.98 million of cash and cash equivalents, $8.51 million of restricted cash, and up to $15.0 million available under its credit facility.
In April 2021, the Company completed the sale of an 80% interest in Anatole Apartments - Daytona Beach, Florida to its joint venture partner, for approximately $7.54 million. It is anticipated that in the quarter ending June 30, 2021, the Company will recognize a $2.20 million gain related to this transaction.
On May 4, 2021, the Company purchased, for $6 million, an additional 14.7% interest in Civic Center I and Civic Center II - Southaven, MS, from its joint venture partner. After giving effect to such purchase, the Company owns 74.7% of the venture that owns these properties.
Conference Call and Webcast Information:
The Company will host a conference call and webcast to review its financial results with investors and other interested parties at 8:30 a.m. ET on Friday, May 7, 2021. Jeffrey A. Gould, Chief Executive Officer will host the call. To participate in the conference call, callers from the United States and Canada should dial 1-877-407-9208, and international callers should dial 1-201-493-6784, ten minutes prior to the scheduled call time. The webcast may also be accessed live by visiting the Company’s investor relations website under the “webcast” tab at https://brtapartments.com/investor-relations.
A replay of the conference call will be available after 11:30 a.m. ET on Friday, May 7, 2021 through 11:59 p.m. ET on Friday, May 21, 2021. To access the replay, listeners may use 1-844-512-2921 domestic) or 1-412-317-6671 (international). The passcode for the replay is 13719294.
Supplemental Financial Information:
In an effort to enhance its financial disclosures to investors, BRT has posted a supplemental financial information report which can be accessed on the Company’s website at www.brtapartments.com under the caption “Investor Relations - Financial Statements and SEC Filings.”
Non-GAAP Financial Measures:
BRT discloses FFO, AFFO and NOI because it believes that such metrics are widely recognized and appropriate measure of the performance of a multi-family REIT.
BRT computes FFO in accordance with the "White Paper on Funds from Operations" issued by the National Association of Real Estate Investment Trusts ("NAREIT") and NAREIT's related guidance. FFO is defined in the White Paper as net income (loss) (computed in accordance with generally accepting accounting principles), excluding gains (or losses) from sales of property, plus depreciation and amortization, plus impairment write-downs of depreciable real estate and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect funds from operations on the same basis. In computing FFO, BRT does not add back to net income the amortization of costs in connection with its financing activities or depreciation of non-real estate assets.
BRT computes AFFO by adjusting FFO for loss on extinguishment of debt; straight-line rent accruals; restricted stock and restricted stock unit expense and deferred mortgage costs (including its share of its unconsolidated joint ventures); and gain on insurance recovery. Since the NAREIT White Paper only provides guidelines for computing FFO, the computation of AFFO may vary from one REIT to another.
BRT computes NOI by adjusting net income (loss) to (a) add back (1) depreciation expense, (2) general and administrative expenses, (3) interest expense, (4) loss on extinguishment of debt, (5) equity in loss of unconsolidated joint ventures, (6) provision for taxes, (7) the impact of non-controlling interests, and (b) deduct (1) other income, (2) gain on sale of real estate, and (3) gain on insurance recoveries related to casualty loss. BRT defines "Same Store NOI" as NOI for all its properties that were owned for the entirety of the periods being presented, other than properties in lease up or development. Because there is no industry standard definition of NOI and practice is divergent across the industry, the computation of NOI may from one REIT to another.
BRT believes that FFO, AFFO and NOI are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present such metrics when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assures that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, BRT believes that FFO and AFFO provide a performance measure that when compared year-over-year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income. BRT also considers FFO and AFFO to be useful in evaluating potential property acquisitions. BRT views Same Store NOI as an important measure of operating performance because it allows a comparison of operating results of properties owned for the entirety of the current and comparable periods and therefore eliminates variations caused by acquisitions or dispositions during the periods.
FFO, AFFO and NOI do not represent net income or cash flows from operations as defined by GAAP. FFO, AFFO and NOI should not be considered to be an alternative to net income as a reliable measure of our operating performance; nor should FFO, AFFO and NOI be considered an alternative to cash flows from operating, investing or financing activities (as defined by GAAP) as measures of liquidity.
Forward Looking Information:
Certain information contained herein is forward looking 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, including statements regarding the apparent improvement in the economic environment and BRT’s ability to originate additional loans. BRT intends such forward looking statements to be covered by the safe harbor provisions for forward looking statements contained in the Private Securities Litigation Reform Act of 1995 and includes this statement for purposes of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words “may,” “will,” “believe,” “expect,” “intend,” “anticipate,” “estimate,” “project,” “apparent,” “experiencing” or similar expressions or variations thereof. Forward looking statements, including statements with respect to BRT’s multi-family property acquisition and ownership activities, involve known and unknown risks, uncertainties and other factors, which, in some cases, are beyond BRT’s control and could materially affect actual results, performance or achievements. Other factors that could cause BRT’s actual results, performance or achievements to differ materially from its expectations include: the restatement of its financial statements and reviews, if any, of its financial statements, accounting, accounting policies and internal control over financial reporting; and the impact of the COVID-19 pandemic on its operations, liquidity and capital resources. Investors are cautioned not to place undue reliance on any forward-looking statements and to carefully review the sections entitled “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our Annual Report on Form 10-K for the year ended December 31, 2020, as amended, and in the Quarterly Reports on Form 10-Q and Current Reports on Form 8-K filed thereafter.
Additional Information:
BRT is a real estate investment trust that owns, operates and, to a lesser extent, develops multi-family properties. As of April 31, 2021, BRT owns or has interests in 30 multi-family properties with 8,954 units, located across 11 states. Eight properties are wholly-owned and the balance are owned through unconsolidated joint ventures in which BRT generally owns a substantial equity interest. Interested parties are urged to review the Form 10-Q to be filed with the Securities and Exchange Commission for the quarter ended March 31, 2021 and the supplemental disclosures regarding the quarter on the investor relations section of the Company’s website at: http://brtapartments.com/investor_relations for further details. The Form 10-Q can also be linked through the “Investor Relations” section of BRT’s website. For additional information on BRT’s operations, activities and properties, please visit its website at www.brtapartments.com.
Contact: Investor Relations - (516) 466-3100
BRT APARTMENTS CORP.
60 Cutter Mill Road
Suite 303
Great Neck, New York 11021
Telephone (516) 466-3100
Telecopier (516) 466-3132
www.BRTapartments.com
BRT APARTMENTS CORP. AND SUBSIDIARIES
CONDENSED BALANCE SHEETS
(Dollars in thousands)
| March 31 2021 | December 31, 2020 | |||
|---|---|---|---|---|
| (unaudited) | (audited) | |||
| ASSETS | ||||
| Real estate properties, net of accumulated depreciation | $ | 142,078 | $ | 160,192 |
| Investments in unconsolidated joint ventures | 164,248 | 169,474 | ||
| Cash and cash equivalents | 19,406 | 19,885 | ||
| Restricted cash | 8,511 | 8,800 | ||
| Other assets | 6,910 | 7,390 | ||
| Real estate property held for sale | 16,800 | — | ||
| Total assets | $ | 357,953 | $ | 365,741 |
| LIABILITIES AND EQUITY | ||||
| Mortgages payable, net of deferred costs | $ | 129,698 | $ | 130,434 |
| Junior subordinated notes, net of deferred costs | 37,088 | 37,083 | ||
| Accounts payable and accrued liabilities | 20,678 | 20,536 | ||
| Total Liabilities | 187,464 | 188,053 | ||
| Total BRT Apartments Corp. stockholders’ equity | 170,538 | 177,772 | ||
| Non-controlling interests | (49) | (84) | ||
| Total Equity | 170,489 | 177,688 | ||
| Total Liabilities and Equity | $ | 357,953 | $ | 365,741 |
BRT APARTMENTS CORP. AND SUBSIDIARIES
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)
(Dollars in thousands, except per share data)
| Three Months Ended<br>March 31, | ||||
|---|---|---|---|---|
| 2021 | 2020 | |||
| Revenues: | ||||
| Rental and other revenues from real estate properties | $ | 7,095 | $ | 6,745 |
| Other income | 4 | 179 | ||
| Total revenues | 7,099 | 6,924 | ||
| Expenses: | ||||
| Real estate operating expenses | 3,117 | 3,058 | ||
| Interest expense | 1,660 | 1,860 | ||
| General and administrative | 3,114 | 3,367 | ||
| Depreciation | 1,537 | 1,561 | ||
| Total expenses | 9,428 | 9,846 | ||
| Total revenue less total expenses | (2,329) | (2,922) | ||
| Equity in loss of unconsolidated joint ventures | (1,345) | (1,815) | ||
| Loss from continuing operations | (3,674) | (4,737) | ||
| Income tax provision | 57 | 62 | ||
| Net loss from continuing operations, net of taxes | (3,731) | (4,799) | ||
| Net income attributable to non-controlling interests | (34) | (32) | ||
| Net loss attributable to common stockholders | $ | (3,765) | $ | (4,831) |
| Per share amounts attributable to common stockholders: | ||||
| Basic | $ | (0.22) | $ | (0.29) |
| Diluted | $ | (0.22) | $ | (0.29) |
| Funds from operations - Note 1 | $ | 6,029 | $ | 3,298 |
| Funds from operations per common share - diluted - Note 2 | $ | 0.35 | $ | 0.19 |
| Adjusted funds from operations - Note 1 | $ | 5,125 | $ | 3,968 |
| Adjusted funds from operations per common share - diluted -Note 2 | $ | 0.30 | $ | 0.23 |
| Weighted average number of shares of common stock outstanding: | ||||
| Basic | 17,319,222 | 16,932,252 | ||
| Diluted | 17,319,222 | 16,932,252 |
BRT APARTMENTS CORP. AND SUBSIDIARIES
FUNDS FROM OPERATIONS
(Dollars in thousands, except per share data)
| Three Months Ended March 31, | ||||
|---|---|---|---|---|
| 2021 | 2020 | |||
| Note 1: | ||||
| Funds from operations is summarized in the following table: | ||||
| GAAP Net loss attributable to common stockholders | $ | (3,765) | $ | (4,831) |
| Add: depreciation of properties | 1,537 | 1,561 | ||
| Add: our share of depreciation in unconsolidated joint ventures | 6,599 | 6,572 | ||
| Add: our share of impairment charge in unconsolidated joint ventures | 1,662 | — | ||
| Adjustments for non-controlling interests | (4) | (4) | ||
| NAREIT Funds from operations attributable to common stockholders | 6,029 | 3,298 | ||
| Adjustments for: straight-line rent accruals | (10) | (10) | ||
| Add: amortization of restricted stock and restricted stock units | 538 | 438 | ||
| Add: amortization of deferred borrowing costs | 80 | 80 | ||
| Add: our share of deferred mortgage costs from unconsolidated joint venture properties | 148 | 160 | ||
| Less: our share of insurance recovery from unconsolidated joint ventures | (1,662) | — | ||
| Adjustments for non-controlling interests | 2 | $ | 2 | |
| Adjusted funds from operations attributable to common stockholders | $ | 5,125 | $ | 3,968 |
BRT APARTMENTS CORP. AND SUBSIDIARIES
FUNDS FROM OPERATIONS
(Dollars in thousands, except per share data)
| Three Months Ended March 31, | ||||
|---|---|---|---|---|
| 2021 | 2020 | |||
| Note 2: | ||||
| GAAP Net loss attributable to common stockholders | $ | (0.22) | $ | (0.29) |
| Add: depreciation of properties | 0.09 | 0.09 | ||
| Add: our share of depreciation in unconsolidated joint ventures | 0.38 | 0.39 | ||
| Add: our share of impairment charge in unconsolidated joint venture | 0.10 | — | ||
| Adjustment for non-controlling interests | — | — | ||
| NAREIT Funds from operations per diluted common share | 0.35 | 0.19 | ||
| Adjustments for: straight line rent accruals | — | — | ||
| Add: amortization of restricted stock and restricted stock units | 0.04 | 0.03 | ||
| Add: amortization of deferred borrowing costs | — | — | ||
| Add: our share of deferred mortgage costs from unconsolidated joint venture properties | 0.01 | 0.01 | ||
| Less: our share of insurance recovery from unconsolidated joint ventures | (0.10) | — | ||
| Adjustments for non-controlling interests | — | — | ||
| Adjusted funds from operations per diluted common share | $ | 0.30 | $ | 0.23 |
BRT APARTMENTS CORP. AND SUBSIDIARIES
RECONCILIATION OF NOI TO NET INCOME
(Unaudited)
| Three Months Ended March 31, | ||||
|---|---|---|---|---|
| Consolidated | 2021 | 2020 | ||
| GAAP Net loss attributable to common stockholders | $ | (3,765) | $ | (4,831) |
| Less: Other Income | (4) | (179) | ||
| Add: Interest expense | 1,660 | 1,860 | ||
| General and administrative | 3,114 | 3,367 | ||
| Depreciation | 1,537 | 1,561 | ||
| Provision for taxes | 57 | 62 | ||
| Equity in loss of unconsolidated joint venture properties | 1,345 | 1,815 | ||
| Add: Net income attributable to non-controlling interests | 34 | 32 | ||
| Net Operating Income | $ | 3,978 | $ | 3,687 |
| Less: Non-same store Net Operating Income | $ | (249) | $ | (245) |
| Same store Net Operating Income | $ | 3,729 | $ | 3,442 |
The following tables provides a reconciliation of NOI to net income attributable to common stockholders as computed in accordance with GAAP for the periods presented for BRT's pro rata share of the unconsolidated properties:
| Unconsolidated | Three Months Ended March 31, | |||
|---|---|---|---|---|
| 2021 | 2020 | |||
| BRT's equity in loss from joint ventures | $ | (1,345) | $ | (1,815) |
| Add: Interest expense | 5,459 | 5,570 | ||
| Depreciation | 6,599 | 6,572 | ||
| Less: Impairment of asset | (1,662) | — | ||
| Add: Insurance recovery | 1,662 | — | ||
| Other non-multi family | (9) | (8) | ||
| Net Operating Income | $ | 10,704 | $ | 10,319 |
| Less: Non-same store Net Operating Income | $ | (1,044) | $ | (800) |
| Same store Net Operating Income | $ | 9,660 | $ | 9,519 |
| Consolidated same store Net Operating Income | $ | 3,729 | $ | 3,442 |
| Unconsolidated same store Net Operating Income | 9,660 | 9,519 | ||
| Combined same store Net Operating Income | $ | 13,389 | $ | 12,961 |
Document
| SUPPLEMENTAL FINANCIAL<br>INFORMATION FOR Q1 2021 |
|---|
May 6, 2021
60 Cutter Mill Rd., Great Neck, NY 11021
FORWARD LOOKING STATEMENTS
The information set forth herein contains certain 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. We intend such forward-looking statements to be covered by the safe harbor provision for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for purposes of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words "may", "will", "believe", "expect", "intend", "anticipate”, “estimate", "project", or similar expressions or variations thereof. Forward-looking statements involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond our control and which could materially affect actual results, performance or achievements. Investors are cautioned not to place undue reliance on any forward-looking statements and are urged to read the sections entitled “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our Annual Report on Form 10-K for the year ended December 31, 2020 and in reports filed with the SEC thereafter, including our Quarterly Report on Form 10-Q for the period ended March 31, 2021, that we anticipate will be filed shortly following the furnishing of this document.
The Company undertakes no obligation to update or revise the information herein, whether as a result of new information, future events or circumstances, or otherwise.
Units under rehabilitation for which we have received or accrued rental income from business interruption insurance, while not physically occupied, are treated as leased (i.e., occupied) at rental rates in effect at the time of the casualty.
We use pro rata (as defined under "Non-GAAP Financial Measures and Definitions") to help the reader gain a better understanding of our unconsolidated joint ventures. However, the use of pro rata information has certain limitations and is not representative of our operations and accounts as presented in accordance with GAAP. Accordingly, pro rata information should be used with caution and in conjunction with the GAAP data presented herein and in our reports filed with the SEC.
| Table of Contents | Page Number |
|---|---|
| Financial Highlights | 1 |
| Operating Results | 2 |
| Operating Results of Unconsolidated Properties | 3 |
| Funds From Operations | 4 |
| Consolidated Balance Sheets | 5 |
| Balance Sheets of Unconsolidated Joint Venture Entities | 6 |
| Portfolio Data by State | 7 |
| Same Store Comparison - Consolidated | 8 |
| Same Store Comparison - Unconsolidated | 9 |
| Portfolio Data Combined | 10 |
| Value-Add Information and Capital Expenditures | 11 |
| Debt Analysis | 12 |
| Non-GAAP Financial Measures, Definitions, and Reconciliations | 13-15 |
| Portfolio Table | 16 |
BRT Apartments Corp. (NYSE: BRT)
Financial Highlights
_________________________________________________________________________________________________________
| As at March 31, | ||||||
|---|---|---|---|---|---|---|
| 2021 | 2020 | |||||
| Market capitalization (thousands) | $ | 296,098 | $ | 176,054 | ||
| Shares outstanding (thousands) | 17,583 | 17,176 | ||||
| Closing share price | $ | 16.84 | $ | 10.25 | ||
| Quarterly dividend declared per share | $ | 0.22 | $ | 0.22 | ||
| Multi-family properties owned | 39 | 39 | ||||
| Units | 11,042 | (1) | 11,042 | (1) | ||
| Average occupancy (2) | 93.6 | % | 92.4 | % | ||
| Average monthly rental revenue per occupied unit (2) | $ | 1,113 | $ | 1,096 | ||
| Quarter ended March 31, | ||||||
| Per share data | 2021<br>(Unaudited) | 2020<br>(Unaudited) | ||||
| (Loss) per share basic and diluted | $ | (0.22) | $ | (0.29) | ||
| FFO per diluted share of common stock (3) | 0.35 | 0.19 | ||||
| AFFO per diluted share of common stock (3) | $ | 0.30 | $ | 0.23 |
(1) For 2020 and 2021, includes 1,880 units owned by consolidated subsidiaries and 9,162 units owned by unconsolidated subsidiaries. Unconsolidated for 2020 includes 741 units in lease-up.
(2) For the period presented, average reflects stabilized properties and includes consolidated and unconsolidated assets.
See definition of stabilized properties under "Non-GAAP Financial Measures and Definitions."
(3) See the reconciliation of Funds From Operations, or FFO, and Adjusted Funds From Operations, or AFFO, to net income,
as calculated in accordance with GAAP, and the definitions of such terms under "Non-GAAP Financial Measures and Definitions."
BRT Apartments Corp. (NYSE: BRT)
Operating Results
(dollars in thousands except per share data)
_____________________________________________________________________________________________________________________
| Three Months Ended March 31, | ||||
|---|---|---|---|---|
| 2021 | 2020 | |||
| Revenues: | ||||
| Rental and other revenue from real estate properties | $ | 7,095 | $ | 6,745 |
| Other income | 4 | 179 | ||
| Total revenues | 7,099 | 6,924 | ||
| Expenses: | ||||
| Real estate operating expenses | 3,117 | 3,058 | ||
| Interest expense | 1,660 | 1,860 | ||
| General and administrative | 3,114 | 3,367 | ||
| Depreciation | 1,537 | 1,561 | ||
| Total expenses | 9,428 | 9,846 | ||
| Total revenues less total expenses | (2,329) | (2,922) | ||
| Equity in loss of unconsolidated joint ventures | (1,345) | (1,815) | ||
| Loss from continuing operations | (3,674) | (4,737) | ||
| Income tax provision | 57 | 62 | ||
| Net loss from continuing operations, net of taxes | (3,731) | (4,799) | ||
| Net income attributable to non-controlling interests | (34) | (32) | ||
| Net loss attributable to common stockholders | $ | (3,765) | $ | (4,831) |
| Weighted average number of shares of common stock outstanding: | ||||
| Basic | 17,319,222 | 16,932,252 | ||
| Diluted | 17,319,222 | 16,932,252 | ||
| Per share amounts attributable to common stockholders: | ||||
| Basic | $ | (0.22) | $ | (0.29) |
| Diluted | $ | (0.22) | $ | (0.29) |
BRT Apartments Corp. (NYSE: BRT)
Operating Results of Unconsolidated Properties
(dollars in thousands except per share data)
_____________________________________________________________________________________________________________________
| Three Months Ended March 31, | ||||
|---|---|---|---|---|
| 2021 | 2020 | |||
| Revenues: | ||||
| Rental and other revenue | $ | 32,672 | $ | 30,843 |
| Total revenues | 32,672 | 30,843 | ||
| Expenses: | ||||
| Real estate operating expenses | 15,703 | 14,532 | ||
| Interest expense | 8,522 | 8,757 | ||
| Depreciation | 10,385 | 10,357 | ||
| Total expenses | 34,610 | 33,646 | ||
| Total revenues less total expenses | (1,938) | (2,803) | ||
| Other equity earnings | 9 | 8 | ||
| Impairment charges | (2,323) | — | ||
| Insurance recoveries | 2,323 | — | ||
| Net loss from joint ventures | $ | (1,929) | $ | (2,795) |
| BRT's equity in loss from joint ventures | $ | (1,345) | $ | (1,815) |
BRT Apartments Corp. (NYSE: BRT)
Funds from Operations
(dollars in thousands except per share data)
_____________________________________________________________________________________________________________________
| Three Months Ended March 31, | ||||
|---|---|---|---|---|
| 2021 | 2020 | |||
| GAAP Net loss attributable to common stockholders | $ | (3,765) | $ | (4,831) |
| Add: depreciation of properties | 1,537 | 1,561 | ||
| Add: our share of depreciation in unconsolidated joint ventures | 6,599 | 6,572 | ||
| Add: our share of impairment charge in unconsolidated joint ventures | 1,662 | — | ||
| Adjustments for non-controlling interests | (4) | (4) | ||
| NAREIT Funds from operations attributable to common stockholders | 6,029 | 3,298 | ||
| Adjustments for: straight-line rent accruals | (10) | (10) | ||
| Add: amortization of restricted stock and restricted stock units | 538 | 438 | ||
| Add: amortization of deferred borrowing costs | 80 | 80 | ||
| Add: our share of deferred mortgage costs from unconsolidated joint venture properties | 148 | 160 | ||
| Less: our share of insurance recovery from unconsolidated joint ventures | (1,662) | — | ||
| Adjustments for non-controlling interests | 2 | 2 | ||
| Adjusted funds from operations attributable to common stockholders | $ | 5,125 | $ | 3,968 |
| Three Months Ended March 31, | ||||
| --- | --- | --- | --- | --- |
| 2021 | 2020 | |||
| GAAP Net loss attributable to common stockholders | $ | (0.22) | $ | (0.29) |
| Add: depreciation of properties | 0.09 | 0.09 | ||
| Add: our share of depreciation in unconsolidated joint ventures | 0.38 | 0.39 | ||
| Add: our share of impairment charge in unconsolidated joint venture | 0.10 | — | ||
| Adjustment for non-controlling interests | — | — | ||
| NAREIT Funds from operations per diluted common share | 0.35 | 0.19 | ||
| Adjustments for: straight line rent accruals | — | — | ||
| Add: amortization of restricted stock and restricted stock units | 0.04 | 0.03 | ||
| Add: amortization of deferred borrowing costs | — | — | ||
| Add: our share of deferred mortgage costs from unconsolidated joint venture properties | 0.01 | 0.01 | ||
| Less: our share of insurance recovery from unconsolidated joint ventures | (0.10) | — | ||
| Adjustments for non-controlling interests | — | — | ||
| Adjusted funds from operations per diluted common share | $ | 0.30 | $ | 0.23 |
BRT Apartments Corp. (NYSE: BRT)
Consolidated Balance Sheets
(amounts in thousands, except per share amounts)
_____________________________________________________________________________________________________________________
| December 31, 2020 | |||
|---|---|---|---|
| ASSETS | |||
| Real estate properties, net of accumulated depreciation | 142,078 | $ | 160,192 |
| Investments in unconsolidated joint ventures | 169,474 | ||
| Cash and cash equivalents | 19,885 | ||
| Restricted cash | 8,800 | ||
| Other assets | 7,390 | ||
| Real estate property held for sale | $ | — | |
| Total Assets | 357,953 | $ | 365,741 |
| LIABILITIES AND EQUITY | |||
| Liabilities: | |||
| Mortgages payable, net of deferred costs | 129,698 | $ | 130,434 |
| Junior subordinated notes, net of deferred costs | 37,083 | ||
| Accounts payable and accrued liabilities | 20,536 | ||
| Total Liabilities | 188,053 | ||
| Commitments and contingencies | |||
| Equity: | |||
| BRT Apartments Corp. stockholders' equity: | |||
| Preferred shares .01 par value 2,000 shares authorized, none issued | — | ||
| Common stock, .01 par value, 300,000 shares authorized; | |||
| 16,820 and 16,432 shares outstanding | 164 | ||
| Additional paid-in capital | 245,605 | ||
| Accumulated other comprehensive loss | (19) | ||
| Accumulated deficit | (67,978) | ||
| Total BRT Apartments Corp. stockholders’ equity | 177,772 | ||
| Non-controlling interests | (84) | ||
| Total Equity | 177,688 | ||
| Total Liabilities and Equity | 357,953 | $ | 365,741 |
All values are in US Dollars.
BRT Apartments Corp. (NYSE: BRT)
Balance Sheet of Unconsolidated Joint Venture Entities
(amounts in thousands, except per share amounts)
_____________________________________________________________________________________________________________________
At March 31, 2021, the Company held interests in unconsolidated joint ventures that own 31 multi-family properties (the "Unconsolidated Properties"). The condensed balance sheet below present information regarding such properties (dollars in thousands):
| March 31, 2021 | ||
|---|---|---|
| ASSETS | ||
| Real estate properties, net of accumulated depreciation of $155,455 | $ | 1,064,820 |
| Cash and cash equivalents | 14,900 | |
| Other assets | 27,667 | |
| Total Assets | $ | 1,107,387 |
| LIABILITIES AND EQUITY | ||
| Liabilities: | ||
| Mortgages payable, net of deferred costs of $5,311 | $ | 828,591 |
| Accounts payable and accrued liabilities | 15,099 | |
| Total Liabilities | 843,690 | |
| Commitments and contingencies | ||
| Equity: | ||
| Total unconsolidated joint venture equity | 263,697 | |
| Total Liabilities and Equity | $ | 1,107,387 |
| BRT's interest in joint venture equity | $ | 164,248 |
| Unconsolidated Mortgages Payable: | ||
| BRT Share | $ | 527,081 |
| Partner Share | 306,821 | |
| Total | $ | 833,902 |
BRT Apartments Corp. (NYSE: BRT)
Portfolio Data by State
Quarter ended March 31, 2021
(dollars in thousands, except monthly rent amounts)
_____________________________________________________________________________________________________________________
| Consolidated | |||||||
|---|---|---|---|---|---|---|---|
| Units | Revenues | Property Operating Expenses | NOI (1) | % of NOI Contribution | Average Occupancy | Average Rent per Occ. Unit | |
| Texas | 464 | $1,393 | $795 | $598 | 15% | 92.9% | $913 |
| Georgia | 448 | 1,620 | 725 | 895 | 26% | 96.8% | 1,103 |
| Florida | 276 | 1,077 | 402 | 675 | 17% | 98.1% | 1,190 |
| Ohio | 264 | 779 | 321 | 458 | 12% | 98.1% | 920 |
| Virginia | 220 | 1,037 | 343 | 694 | 17% | 98.6% | 1,416 |
| South Carolina | 208 | 814 | 405 | 409 | 10% | 94.1% | 1,185 |
| Other (3) | — | 375 | 126 | 249 | 3% | N/A | N/A |
| Current Portfolio Totals | 1,880 | $7,095 | $3,117 | $3,978 | 100% | 96.1% | $1,091 |
| Unconsolidated (Pro-Rata Share) (1) | |||||||
| Units | Revenues | Property Operating Expenses | NOI (1) | % of NOI Contribution | Average Occupancy<br> (2) | Average Rent per Occ. Unit<br> (2) | |
| Texas | 2,561 | $5,314 | $2,784 | $2,530 | 23% | 92.2% | $1,110 |
| South Carolina | 1,183 | 2,335 | 1,186 | 1,149 | 11% | 91.3% | 1,164 |
| Georgia | 1,097 | 2,516 | 1,144 | 1,372 | 13% | 95.7% | 1,135 |
| Florida | 972 | 2,206 | 1,039 | 1,167 | 11% | 94.3% | 1,083 |
| Alabama | 940 | 2,412 | 1,055 | 1,357 | 13% | 95.6% | 976 |
| Mississippi | 776 | 1,510 | 573 | 937 | 9% | 98.1% | 1,022 |
| Tennessee | 702 | 1,761 | 869 | 892 | 8% | 88.0% | 1,305 |
| North Carolina | 576 | 1,446 | 675 | 771 | 7% | 93.7% | 1,062 |
| Missouri | 355 | 1,189 | 660 | 529 | 5% | 88.4% | 1,396 |
| Current Portfolio Totals | 9,162 | $20,689 | $9,985 | $10,704 | 100% | 93.2% | $1,118 |
_________________________________________________________________________________
(1) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI and pro-rata share under "Non-GAAP Financial Measures and Definitions."
(2) Excludes properties that were sold or not stabilized for the full period presented.
(3) Includes legacy assets.
BRT Apartments Corp. (NYSE: BRT)
Consolidated Same Store Comparisons
Quarters ended March 31, 2021 and 2020
(dollars in thousands, except monthly rent amounts)
_____________________________________________________________________________________________________________________
| Revenues | Property Operating Expenses | NOI | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Units | 2021 | 2020 | % Change | 2021 | 2020 | % Change | 2021 | 2020 | % Change | ||||
| Georgia | 448 | 1,620 | 1,555 | 4.2 | % | $725 | $584 | 24.1 | % | 895 | $971 | (7.8) | % |
| Florida | 276 | 1,077 | 949 | 13.5 | % | 402 | 405 | (0.7) | % | 675 | 544 | 24.1 | % |
| Texas | 464 | 1,393 | 1,338 | 4.1 | % | 795 | 792 | 0.4 | % | 598 | 546 | 9.5 | % |
| Ohio | 264 | 779 | 756 | 3.0 | % | 321 | 348 | (7.8) | % | 458 | 408 | 12.3 | % |
| Virginia | 220 | 1,037 | 966 | 7.3 | % | 343 | 356 | (3.7) | % | 694 | 610 | 13.8 | % |
| South Carolina | 208 | 814 | 801 | 1.6 | % | 405 | 438 | (7.5) | % | 409 | 363 | 12.7 | % |
| Totals | 1,880 | 6,720 | 6,365 | 5.6 | % | $2,991 | $2,923 | 2.3 | % | 3,729 | $3,442 | 8.3 | % |
| Weighted Average Occupancy | Weighted Average Monthly Rent per Occupied Unit | ||||||||||||
| 2021 | 2020 | % Change | 2021 | 2020 | % Change | ||||||||
| Georgia | 96.8 | 96.2 | 0.6 | % | $1,103 | $1,073 | 2.8 | % | |||||
| Florida | 98.1 | 93.2 | 5.3 | % | 1,190 | 1,100 | 8.2 | % | |||||
| Texas | 92.9 | 89.8 | 3.5 | % | 913 | 938 | (2.7) | % | |||||
| Ohio | 98.1 | 94.9 | 3.4 | % | 920 | 926 | (0.6) | % | |||||
| Virginia | 98.6 | 93.5 | 5.5 | % | 1,416 | 1,392 | 1.7 | % | |||||
| South Carolina | 94.1 | 92.7 | 1.5 | % | 1,185 | 1,170 | 1.3 | % | |||||
| Weighted Average | 96.1 | 93.3 | 3.0 | % | $1,091 | $1,073 | 1.7 | % |
All values are in US Dollars.
_______________________________
See definition of Same Store under "Non-GAAP Financial Measures and Definitions"
BRT Apartments Corp. (NYSE: BRT)
Unconsolidated Same Store Comparisons
Quarters ended March 31, 2021 and 2020
BRT Pro-rata Share
(dollars in thousands, except monthly rent amounts)
________________________________________________________________________________________
| Revenues | Property Operating Expenses | NOI | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Units | 2021 | 2020 | % Change | 2021 | 2020 | % Change | 2021 | 2020 | % Change | ||||
| Texas | 2,561 | 5,314 | 5,238 | 1.5 | % | $2,738 | $2,669 | 2.6 | % | $2,576 | $2,569 | 0.3 | % |
| Georgia | 1,097 | 2,516 | 2,341 | 7.5 | % | 1,144 | 1,136 | 0.7 | % | 1,372 | 1,205 | 13.9 | % |
| Florida | 972 | 2,206 | 2,115 | 4.3 | % | 1,039 | 1,035 | 0.4 | % | 1,167 | 1,080 | 8.1 | % |
| South Carolina | 844 | 1,753 | 1,627 | 7.7 | % | 943 | 867 | 8.8 | % | 810 | 760 | 6.6 | % |
| Mississippi | 776 | 1,510 | 1,417 | 6.6 | % | 573 | 507 | 13.0 | % | 937 | 910 | 3.0 | % |
| Alabama | 940 | 2,412 | 2,262 | 6.6 | % | 1,101 | 1,036 | 6.3 | % | 1,311 | 1,226 | 6.9 | % |
| Missouri | 355 | 1,190 | 1,317 | (9.6) | % | 662 | 590 | 12.2 | % | 528 | 727 | (27.4) | % |
| North Carolina | 312 | 833 | 782 | 6.5 | % | 362 | 331 | 9.4 | % | 471 | 451 | 4.4 | % |
| Tennessee | 300 | 880 | 889 | (1.0) | % | 392 | 298 | 31.5 | % | 488 | 591 | (17.4) | % |
| Totals | 8,157 | 18,614 | 17,988 | 3.5 | % | $8,954 | $8,469 | 5.7 | % | $9,660 | $9,519 | 1.5 | % |
| Weighted Average Occupancy | Weighted Average Monthly Rent per Occupied Unit | ||||||||||||
| 2021 | 2020 | % Change | 2021 | 2020 | % Change | ||||||||
| Texas | 92.2 | 91.9 | 0.3 | % | $1,110 | $1,117 | (0.6) | % | |||||
| Georgia | 95.7 | 91.3 | 4.8 | % | 1,135 | 1,107 | 2.5 | % | |||||
| Florida | 94.3 | 94.7 | (0.4) | % | 1,083 | 1,057 | 2.5 | % | |||||
| South Carolina | 92.6 | 89.4 | 3.6 | % | 1,111 | 1,114 | (0.3) | % | |||||
| Mississippi | 98.1 | 95.5 | 2.7 | % | 1,022 | 979 | 4.4 | % | |||||
| Alabama | 95.6 | 96.5 | (0.9) | % | 976 | 906 | 7.7 | % | |||||
| Missouri | 88.4 | 96.7 | (8.6) | % | 1,396 | 1,468 | (4.9) | % | |||||
| North Carolina | 94.8 | 94.4 | 0.4 | % | 1,164 | 1,093 | 6.5 | % | |||||
| Tennessee | 96.8 | 97.6 | (0.8) | % | 1,197 | 1,194 | 0.3 | % | |||||
| Weighted Average | 94.0 | 93.3 | 0.8 | % | $1,102 | $1,087 | 1.4 | % |
All values are in US Dollars.
________________________________
See definition of Same Store under "Non-GAAP Financial Measures and Definitions"
BRT Apartments Corp. (NYSE: BRT)
Portfolio Data Combined
(dollars in thousands, except monthly rent amounts)
________________________________________________________________________________________
Quarter Ended March 31,
| Portfolio | 2021 | 2020 | |||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Revenues | Property Operating Expenses | NOI | Revenues | Property Operating Expenses | NOI | ||||||
| Consolidated | $7,095 | $3,117 | $3,978 | $6,745 | $3,058 | 3,687 | |||||
| Unconsolidated (1) | 20,689 | 9,985 | 10,704 | 19,491 | 9,172 | 10,319 | |||||
| Combined | $27,784 | $13,102 | $14,682 | $26,236 | $12,230 | 14,006 | |||||
| Same Store | |||||||||||
| 2021 | 2020 | ||||||||||
| Revenues | Property Operating Expenses | NOI | Revenues | Property Operating Expenses | NOI | Property Operating Expenses | NOI | ||||
| Consolidated | $6,720 | $2,991 | $3,729 | $6,365 | $2,923 | 3,442 | % | 2.3 | % | 8.3 | % |
| Unconsolidated (1) | 18,614 | 8,954 | 9,660 | 17,988 | 8,469 | 9,519 | % | 5.7 | % | 1.5 | % |
| Combined | $25,334 | $11,945 | $13,389 | $24,353 | $11,392 | 12,961 | % | 4.9 | % | 3.3 | % |
All values are in US Dollars.
_____________________________________________________________
(1) Unconsolidated amounts represent BRT's pro-rata share. See definition of pro-rata under "Non-GAAP Financial Measures and Definitions.".
BRT Apartments Corp. (NYSE: BRT)
Value-Add Program and Capital Expenditures
Quarter ended March 31, 2021
________________________________________________________________________________________
| Value-Add Program | ||||||
|---|---|---|---|---|---|---|
| (Includes consolidated and unconsolidated amounts) | ||||||
| Units Rehabilitated (1) | Estimated Rehab Costs (2) | Estimated Rehab Costs Per unit | Estimated Average Monthly Rent Increase (3) | Estimated Annualized ROI (3) | Estimated units available to be renovated (24 months) | |
| 38 | $233,000 | $6,132 | $135 | 26% | 600 | |
| (1) Refers to rehabilitated units with respect to which a new lease or renewal lease was entered into during the period. | ||||||
| (2) Reflects rehab costs incurred during the current and prior periods with respect to units completed, in which a new<br> lease or renewal lease was entered into during the current period. | ||||||
| (3) These results are not necessarily indicative of the results that would be generated if such improvements were made<br> across our portfolio of properties or at any particular property. Rents at a property may increase for reasons wholly<br> unrelated to property improvements, such as changes in demand for rental units in a particular market or<br> sub-market. Even if units are available to be renovated, the Company may decide not to renovate such units. | ||||||
| Capital Expenditures | ||||||
| --- | --- | --- | --- | --- | --- | --- |
| (Includes consolidated and unconsolidated amounts) | ||||||
| Gross Capital Expenditures | Less: JV Partner Share | BRT Share of Capital Expenditures (4) | ||||
| Estimated Recurring Capital Expenditures (1) | $ | 207,000 | $ | 42,161 | $ | 164,839 |
| Estimated Non-Recurring Capital Expenditures (2) | 2,358,000 | 454,128 | 1,903,872 | |||
| Total Capital Expenditures | $ | 2,565,000 | $ | 496,289 | $ | 2,068,711 |
| Replacements (operating expense) (3) | $ | 604,403 | $ | 184,121 | $ | 420,282 |
| Estimated Recurring Capital Expenditures and <br>Replacements per unit (11,042 units) | $ | 73 | $ | 20 | $ | 53 |
| (1) Recurring capital expenditures represent our estimate of expenditures incurred at the property to maintain the property's existing operations -<br> it excludes revenue enhancing projects. | ||||||
| (2) Non-recurring capital expenditures represent our estimate of significant improvements to the common areas, property exteriors, or interior<br> units of the property, and revenue enhancing upgrades. | ||||||
| (3) Replacements are expensed as incurred at the property. | ||||||
| (4) Based on BRT's equity interest. |
BRT Apartments Corp. (NYSE: BRT)
Debt Analysis
As of March 31, 2021
(dollars in thousands)
____________________________________________________________________________________________________________________________________
| Consolidated | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Year | Total Principal Payments | Scheduled Amortization | Principal Payments Due at Maturity | Percent of Total Principal Payments Due At Maturity | Weighted Average Interest Rate (1) | |||||||
| 2021 | $ | 16,473 | $ | 2,471 | $ | 14,002 | 12 | % | 4.29 | % | ||
| 2022 | 62,543 | 1,924 | 60,619 | 54 | % | 4.29 | % | |||||
| 2023 | 1,270 | 1,270 | — | — | — | |||||||
| 2024 | 1,316 | 1,316 | — | — | — | |||||||
| 2025 | 16,661 | 1,286 | 15,375 | 14 | % | 4.42 | % | |||||
| Thereafter | 31,933 | 8,769 | 23,164 | 20 | % | 3.77 | % | |||||
| Total | $ | 130,196 | $ | 17,036 | $ | 113,160 | 100 | % | ||||
| Unconsolidated (BRT pro rata share) | ||||||||||||
| Year | Total Principal Payments | Scheduled Amortization | Principal Payments Due at Maturity | Percent of Total Principal Payments Due At Maturity | Weighted Average Interest Rate (1) | |||||||
| 2021 | $ | 2,759 | $ | 2,759 | $ | — | — | — | ||||
| 2022 | 48,523 | 5,064 | 43,459 | 9 | % | 3.29 | % | |||||
| 2023 | 29,736 | 5,151 | 24,585 | 5 | % | 4.05 | % | |||||
| 2024 | 5,937 | 5,937 | — | — | — | |||||||
| 2025 | 17,132 | 7,262 | 9,870 | 2 | % | 3.94 | % | |||||
| Thereafter | 424,425 | 28,445 | 395,980 | 84 | % | 4.09 | % | |||||
| Total | $ | 528,512 | $ | 54,618 | $ | 473,894 | 100 | % | ||||
| Combined | ||||||||||||
| Year | Total Principal Payments | Scheduled Amortization | Principal Payments Due at Maturity | Percent of Total Principal Payments Due At Maturity | Weighted Average Interest Rate (1) | |||||||
| 2021 | $ | 19,232 | $ | 5,230 | $ | 14,002 | 2 | % | 4.29 | % | ||
| 2022 | 111,066 | 6,988 | 104,078 | 18 | % | 3.76 | % | |||||
| 2023 | 31,006 | 6,421 | 24,585 | 4 | % | 4.05 | % | |||||
| 2024 | 7,253 | 7,253 | — | — | — | |||||||
| 2025 | 33,793 | 8,548 | 25,245 | 4 | % | 4.21 | % | |||||
| Thereafter | 456,358 | 37,214 | 419,144 | 72 | % | 4.08 | % | |||||
| Total | $ | 658,708 | $ | 71,654 | $ | 587,054 | 100 | % | ||||
| Weighted Average Remaining Term to Maturity (2) | 6.7 years | |||||||||||
| Weighted Average Interest Rate (2) | 4.03 | % | ||||||||||
| Debt Service Coverage Ratio for the quarter ended March 31, 2021 | 1.48 | (3) | ||||||||||
| (1) Based on balloon payments at maturity. The Combined table Includes consolidated and BRT pro rata share amounts | ||||||||||||
| (2) Includes consolidated and BRT pro rata share unconsolidated amounts. | ||||||||||||
| (3) See definition under "Non-GAAP Financial Measures and Definitions." Includes consolidated and 100% of the unconsolidated amounts. | ||||||||||||
| Junior Subordinated Notes | ||||||||||||
| --- | --- | |||||||||||
| Principal Balance | $37,400 | |||||||||||
| Interest Rate | 3 month LIBOR + 2.00% (i.e, 2.21% at 3/31/21) | |||||||||||
| Maturity | April 30, 2036 | |||||||||||
| Credit Facility (as of May 6, 2021) | ||||||||||||
| Maximum Amount Available | Up to $15,000 | |||||||||||
| Amount Outstanding | $0 | |||||||||||
| Interest Rate | Prime + 0.50% (floor of 4.25%) |
BRT Apartments Corp. (NYSE: BRT)
NON-GAAP FINANCIAL MEASURES, DEFINITIONS, AND RECONCILIATIONS
(dollars in thousands)
________________________________________________________________________________________
We compute NOI by adjusting net income (loss) to (a) add back (1) depreciation expense, (2) general and administrative expenses, (3) interest expense, (4) loss on extinguishment of debt, (5) equity in loss of unconsolidated joint ventures, (6) provision for taxes, (7) the impact of non-controlling interests, and (b) deduct (1) other income, (2) gain on sale of real estate, and (3) gain on insurance recoveries related to casualty loss. We define "Same Store NOI" as NOI for all our consolidated properties that were owned for the entirety of the periods being presented, other than properties in lease up and developments. Other REIT’s may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REIT’s. We believe NOI provides an operating perspective not immediately apparent from GAAP operating income or net (loss) income. NOI is one of the measures we use to evaluate our performance because it (i) measures the core operations of property performance by excluding corporate level expenses and other items unrelated to property operating performance and (ii) captures trends in rental housing and property operating expenses. We view Same Store NOI as an important measure of operating performance because it allows a comparison of operating results of properties owned for the entirety of the current and comparable periods and therefore eliminates variations caused by acquisitions or dispositions during the periods. However, NOI should only be used as an alternative measure of our financial performance.
The following tables provides a reconciliation of NOI to net income attributable to common stockholders as computed in accordance with GAAP for the periods presented for the consolidated properties:
| Consolidated | Three Months Ended March 31, | |||
|---|---|---|---|---|
| 2021 | 2020 | |||
| GAAP Net loss attributable to common stockholders | $ | (3,765) | $ | (4,831) |
| Less: Other Income | (4) | (179) | ||
| Add: Interest expense | 1,660 | 1,860 | ||
| General and administrative | 3,114 | 3,367 | ||
| Depreciation | 1,537 | 1,561 | ||
| Provision for taxes | 57 | 62 | ||
| Equity in loss of unconsolidated joint venture properties | 1,345 | 1,815 | ||
| Add: Net income attributable to non-controlling interests | 34 | 32 | ||
| Net Operating Income | $ | 3,978 | $ | 3,687 |
| Less: Non-same store Net Operating Income | $ | (249) | $ | (245) |
| Same store Net Operating Income | $ | 3,729 | $ | 3,442 |
The following tables provides a reconciliation of NOI to net income attributable to common stockholders as computed in accordance with GAAP for the periods presented for BRT's pro rata share of the unconsolidated properties:
| Unconsolidated | Three Months Ended March 31, | |||
|---|---|---|---|---|
| 2021 | 2020 | |||
| BRT's equity in loss from joint ventures | $ | (1,345) | $ | (1,815) |
| Add: Interest expense | 5,459 | 5,570 | ||
| Depreciation | 6,599 | 6,572 | ||
| Less: Impairment of asset | (1,662) | — | ||
| Add: Insurance recovery | 1,662 | — | ||
| Other non-multi family | (9) | (8) | ||
| Net Operating Income | $ | 10,704 | $ | 10,319 |
| Less: Non-same store Net Operating Income | $ | (1,044) | $ | (800) |
| Same store Net Operating Income | $ | 9,660 | $ | 9,519 |
| Consolidated same store Net Operating Income | $ | 3,729 | $ | 3,442 |
| Unconsolidated same store Net Operating Income | 9,660 | 9,519 | ||
| Combined same store Net Operating Income | $ | 13,389 | $ | 12,961 |
BRT Apartments Corp. (NYSE: BRT)
NON-GAAP FINANCIAL MEASURES, DEFINITIONS, AND RECONCILIATIONS
(dollars in thousands)
_____________________________________________________________________________________________________________________
The condensed income statements below present, for the periods indicated, a reconciliation of the information that appears in note 9 of BRT's Quarterly report on Form 10-Q to the BRT pro rata information presented here in this supplemental.
| Three Months Ended March 31, 2021 | ||||||
|---|---|---|---|---|---|---|
| Total | Partner Share | BRT Share | ||||
| Revenues: | ||||||
| Rental and other revenue | $ | 32,672 | $ | 11,983 | $ | 20,689 |
| Total revenues | 32,672 | 11,983 | 20,689 | |||
| Expenses: | ||||||
| Real estate operating expenses | 15,703 | 5,718 | 9,985 | |||
| Interest expense | 8,522 | 3,063 | 5,459 | |||
| Depreciation | 10,385 | 3,786 | 6,599 | |||
| Total expenses | 34,610 | 12,567 | 22,043 | |||
| Total revenues less total expenses | (1,938) | (584) | (1,354) | |||
| Equity in earnings | 9 | — | 9 | |||
| Impairment charges | (2,323) | (661) | (1,662) | |||
| Insurance recoveries | 2,323 | 661 | 1,662 | |||
| Net loss | $ | (1,929) | $ | (584) | $ | (1,345) |
| Three Months Ended March 31, 2020 | ||||||
| --- | --- | --- | --- | --- | --- | --- |
| Total | Partner Share | BRT Share | ||||
| Revenues: | ||||||
| Rental and other revenue | $ | 30,843 | $ | 11,352 | $ | 19,491 |
| Total revenues | $ | 30,843 | $ | 11,352 | $ | 19,491 |
| Expenses: | ||||||
| Real estate operating expenses | 14,532 | 5,360 | 9,172 | |||
| Interest expense | 8,757 | 3,187 | 5,570 | |||
| Depreciation | 10,357 | 3,785 | 6,572 | |||
| Total expenses | 33,646 | 12,332 | 21,314 | |||
| Total revenues less total expenses | (2,803) | (980) | (1,823) | |||
| Equity in earnings | 8 | — | 8 | |||
| Net loss | $ | (2,795) | $ | (980) | $ | (1,815) |
BRT Apartments Corp. (NYSE: BRT)
NON-GAAP FINANCIAL MEASURES, DEFINITIONS, AND RECONCILIATIONS
(dollars in thousands)
________________________________________________________________________________________
Funds from Operations (FFO)
FFO is a non-GAAP financial performance measure defined by the National Association of Real Estate Investment Trusts and is widely recognized by investors and analysts as one measure of operating performance of a REIT. The FFO calculation excludes items such as real estate depreciation and amortization, gains and losses on the sale of real estate assets and impairment on depreciable assets. Historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, it is management’s view, and we believe the view of many industry investors and analysts, that the presentation of operating results for a REIT using the historical accounting for depreciation is insufficient. FFO excludes gains and losses from the sale of real estate, which we believe provides management and investors with a helpful additional measure of the performance of our real estate portfolio, as it allows for comparisons, year to year, that reflect the impact on operations from trends in items such as occupancy rates, rental rates, operating costs, general, administrative and other expenses, and interest expenses.
Adjusted Funds from Operations (AFFO)
AFFO excludes from FFO straight line rent adjustments, loss on extinguishment of debt, amortization of restricted stock and RSU expense, amortization of deferred mortgage costs and gain on insurance recovery. AFFO provides investors with supplemental performance information that is consistent with the performance models and analysis used by management and provides investors a view of the performance of our portfolio over time, including after the time we cease to acquire properties on a frequent and regular basis. We believe that AFFO enables investors to compare the performance of our portfolio with other REITs that have not recently engaged in acquisitions, as well as a comparison of our performance with that of other non-traded REITs, as AFFO, or an equivalent measure is routinely reported by non-traded REITs, and we believe often used by analysts and investors for comparison purposes.
Debt Service Coverage Ratio
Debt service coverage ratio is net operating income ("NOI") divided by total debt service and includes both consolidated and unconsolidated assets.
Total Debt Service
Total debt service is the cash required to cover the repayment of interest and principal on a debt for a particular period. Total debt service is used in the calculation of the debt service coverage ratio which is used to determine the borrower’s ability to make debt service payments.
Stabilized Properties
Newly constructed, lease-up, development and redevelopment properties are deemed stabilized upon the earlier to occur of the
first full calendar quarter beginning (a) 12 months after the property is fully completed and put in service and (b) attainment of at
least 90% physical occupancy.
Same Store
Same store refers to stabilized properties that we and our consolidated joint ventures owned and operated for the entirety of both periods being compared.
Pro-Rata Share
BRT's pro-rata share gives effect to its percentage equity interest in the unconsolidated joint ventures that own properties. Due to the operation of allocation/distribution provision of the joint venture agreements pursuant to which BRT participates in the ownership of these properties, BRT's share of the gain and loss on the sale of a property may be less than implied by BRT's percentage equity interest. Notwithstanding the foregoing, when referring to the number of units, average occupancy, and average rent per unit, the amount shown reflects 100% of the amount.
BRT Apartments Corp. (NYSE: BRT)
Portfolio Table
As of 5/06/2021
___________________________________________________________________________________________
| Property | City | State | Year Built | Year Acquired | Property Age | Units | Q1 2021 Avg. Occupancy | Q1 2021 Avg. Rent per Occ. Unit | % Ownership | ||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Consolidated Properties | |||||||||||
| Silvana Oaks | North Charleston | SC | 2010 | 2012 | 12 | 208 | 94.1% | $ | 1,185 | 100 | % |
| Avondale Station | Decatur | GA | 1950 | 2012 | 72 | 212 | 95.0% | 1,182 | 100 | % | |
| Newbridge Commons | Columbus | OH | 1999 | 2013 | 23 | 264 | 98.1% | 920 | 100 | % | |
| Kendall Manor (1) | Houston | TX | 1981 | 2014 | 41 | 272 | 90.8% | 833 | 100 | % | |
| Avalon | Pensacola | FL | 2008 | 2014 | 14 | 276 | 98.1% | 1,190 | 100 | % | |
| Parkway Grande | San Marcos | TX | 2014 | 2015 | 8 | 192 | 95.8% | 1,019 | 100 | % | |
| Woodland Trails | LaGrange | GA | 2010 | 2015 | 12 | 236 | 98.4% | 1,034 | 100 | % | |
| Kilburn Crossing | Fredericksburg | VA | 2005 | 2016 | 17 | 220 | 98.6% | 1,416 | 100 | % | |
| Weighted Avg./Total Consolidated | 25 | 1,880 | |||||||||
| Properties owned by Unconsolidated Joint Ventures | |||||||||||
| Brixworth at Bridgestreet | Huntsville | AL | 1985 | 2013 | 37 | 208 | 97.3% | 858 | 80 | % | |
| Crossings of Bellevue | Nashville | TN | 1985 | 2014 | 37 | 300 | 96.8% | 1,178 | 80 | % | |
| Retreat at Cinco Ranch | Katy | TX | 2008 | 2016 | 14 | 268 | 96.7% | 1,227 | 75 | % | |
| Grove at River Place | Macon | GA | 1988 | 2016 | 34 | 240 | 93.1% | 783 | 80 | % | |
| Civic Center 1 | Southaven | MS | 2002 | 2016 | 20 | 392 | 98.0% | 988 | 74.7 | % | |
| Verandas at Shavano Park | San Antonio | TX | 2014 | 2016 | 8 | 288 | 93.3% | 1,086 | 65 | % | |
| Chatham Court and Reflections | Dallas | TX | 1986 | 2016 | 36 | 494 | 85.9% | 870 | 50 | % | |
| Waters Edge at Harbison | Columbia | SC | 1996 | 2016 | 26 | 204 | 96.1% | 996 | 80 | % | |
| Pointe at Lenox Park | Atlanta | GA | 1989 | 2016 | 33 | 271 | 95.2% | 1,244 | 74 | % | |
| Civic Center 2 | Southaven | MS | 2005 | 2016 | 17 | 384 | 98.3% | 1,056 | 74.7 | % | |
| Verandas at Alamo Ranch | San Antonio | TX | 2015 | 2016 | 7 | 288 | 92.0% | 1,055 | 71.9 | % | |
| Gateway Oaks | Forney | TX | 2016 | 2016 | 6 | 313 | 90.6% | 1,172 | 50 | % | |
| OPOP Towers | St. Louis | MO | 2014 | 2017 | 8 | 128 | 88.0% | 1,181 | 75.5 | % | |
| OPOP Lofts | St. Louis | MO | 2014 | 2017 | 8 | 53 | 74.8% | 1,371 | 75.5 | % | |
| Vanguard Heights | Creve Coeur | MO | 2016 | 2017 | 6 | 174 | 92.7% | 1,553 | 78.4 | % | |
| Mercer Crossing | Dallas | TX | 2014/2016 | 2017 | 8 | 509 | 94.0% | 1,291 | 50 | % | |
| Jackson Square | Tallahassee | FL | 1996 | 2017 | 26 | 242 | 93.8% | 1,096 | 80 | % | |
| Magnolia Pointe | Madison | AL | 1991 | 2017 | 31 | 204 | 98.5% | 1,001 | 80 | % | |
| Woodland Apartments | Boerne | TX | 2007 | 2017 | 15 | 120 | 92.8% | 1,006 | 80 | % | |
| Canalside Lofts | Columbia | SC | 2008/2013 | 2017 | 14 | 374 | 88.5% | 1,243 | 32 | % | |
| The Avenue | Ocoee | FL | 1998 | 2018 | 24 | 522 | 94.6% | 1,126 | 50 | % | |
| Parc at 980 | Lawrenceville | GA | 1997 | 2018 | 25 | 586 | 97.0% | 1,224 | 50 | % | |
| Landings of Carrier Parkway | Grand Prairie | TX | 2001 | 2018 | 21 | 281 | 90.6% | 1,105 | 50 | % | |
| Crestmont at Thornblade | Greenville | SC | 1998 | 2018 | 24 | 266 | 95.6% | 1,029 | 90 | % | |
| Bell's Bluff | Nashville | TN | 2018 | 2018 | 4 | 402 | 81.5% | 1,417 | 58.1 | % | |
| Canalside Sola | Columbia | SC | 2018 | 2018 | 4 | 339 | 88.0% | 1,301 | 46.2 | % | |
| The Vive at Kellswater | Kannapolis | NC | 2011 | 2019 | 11 | 312 | 94.8% | 1,164 | 65 | % | |
| Somerset at Trussville | Trussville | AL | 2007 | 2019 | 15 | 328 | 90.5% | 1,104 | 80 | % | |
| The Village at Lakeside | Auburn | AL | 1988 | 2019 | 34 | 200 | 99.2% | 878 | 80 | % | |
| Abbotts Run | Wilmington | NC | 2001 | 2020 | 21 | 264 | 92.1% | 939 | 80 | % | |
| Weighted Avg./Total Unconsolidated | 19 | 8,954 | |||||||||
| Weighted Avg./Total Portfolio | 20 | 10,834 | |||||||||
| '(1) In March 2021, the Company entered into a hard contract to sell Kendall Manor |
16