TRNO 10-Q
Terreno Realty Corp (TRNO)
10-Q
2022-08-03
For: 2022-06-30
View Original
Added on
April 09, 2026
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
_________________________
Form 10-Q
_________________________
| QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 | |||||
For the quarterly period ended June 30, 2022
OR
| TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 | |||||
For the transition period from __________ to __________
Commission file number: 001-34603
_________________________
(Exact Name of Registrant as Specified in Its Charter)
_________________________
| (State or Other Jurisdiction of Incorporation or Organization) | (I.R.S. Employer Identification No.) | ||||||||||
| (Address of Principal Executive Offices) | (Zip Code) | ||||||||||
Registrant’s telephone number, including area code: (415 ) 655-4580
Securities registered pursuant to Section 12(b) of the Act:
| Title of each class | Trading Symbol(s) | Name of each exchange on which registered | ||||||||||||
_________________________
Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
| ☒ | Accelerated filer | ☐ | ||||||||||||||||||
| Non-accelerated filer | ☐ | Smaller reporting company | ||||||||||||||||||
| 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. ☐
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒
The registrant had 75,546,968 shares of its common stock, $0.01 par value per share, outstanding as of August 1, 2022.
Terreno Realty Corporation
Table of Contents
PART I. FINANCIAL INFORMATION | ||||||||
Item 1A. | ||||||||
Item 2. | ||||||||
Item 3. | ||||||||
1
PART I. FINANCIAL INFORMATION
Item 1. Financial Statements of Terreno Realty Corporation
Terreno Realty Corporation
Consolidated Balance Sheets
(in thousands – except share and per share data)
| June 30, 2022 | December 31, 2021 | ||||||||||
| (unaudited) | |||||||||||
| ASSETS | |||||||||||
| Investments in real estate | |||||||||||
| Land | $ | $ | |||||||||
| Buildings and improvements | |||||||||||
| Construction in progress | |||||||||||
| Intangible assets | |||||||||||
| Total investments in properties | |||||||||||
| Accumulated depreciation and amortization | ( | ( | |||||||||
| Net investments in properties | |||||||||||
| Cash and cash equivalents | |||||||||||
| Restricted cash | |||||||||||
| Other assets, net | |||||||||||
| Total assets | $ | $ | |||||||||
| LIABILITIES AND EQUITY | |||||||||||
| Liabilities | |||||||||||
| Credit facility | $ | $ | |||||||||
| Term loans payable, net | |||||||||||
| Senior unsecured notes, net | |||||||||||
| Security deposits | |||||||||||
| Intangible liabilities, net | |||||||||||
| Dividends payable | |||||||||||
| Accounts payable and other liabilities | |||||||||||
| Total liabilities | |||||||||||
| Commitments and contingencies (Note 12) | |||||||||||
| Equity | |||||||||||
| Stockholders’ equity | |||||||||||
Common stock: $ | |||||||||||
Additional paid-in capital | |||||||||||
Common stock held in deferred compensation plan, | ( | ( | |||||||||
| Retained earnings | |||||||||||
| Total stockholders’ equity | |||||||||||
| Total liabilities and equity | $ | $ | |||||||||
The accompanying condensed notes are an integral part of these consolidated financial statements.
2
Terreno Realty Corporation
Consolidated Statements of Operations
(in thousands – except share and per share data)
(Unaudited)
| For the Three Months Ended June 30, | For the Six Months Ended June 30, | ||||||||||||||||||||||
| 2022 | 2021 | 2022 | 2021 | ||||||||||||||||||||
| REVENUES | |||||||||||||||||||||||
| Rental revenues and tenant expense reimbursements | $ | $ | $ | $ | |||||||||||||||||||
| Total revenues | |||||||||||||||||||||||
| COSTS AND EXPENSES | |||||||||||||||||||||||
| Property operating expenses | |||||||||||||||||||||||
| Depreciation and amortization | |||||||||||||||||||||||
| General and administrative | |||||||||||||||||||||||
| Acquisition costs and other | |||||||||||||||||||||||
| Total costs and expenses | |||||||||||||||||||||||
| OTHER INCOME (EXPENSE) | |||||||||||||||||||||||
| Interest and other income | |||||||||||||||||||||||
| Interest expense, including amortization | ( | ( | ( | ( | |||||||||||||||||||
| Gain on sales of real estate investments | |||||||||||||||||||||||
| Total other income (expense) | ( | ( | |||||||||||||||||||||
| Net income | |||||||||||||||||||||||
| Allocation to participating securities | ( | ( | ( | ( | |||||||||||||||||||
| Net income available to common stockholders | $ | $ | $ | $ | |||||||||||||||||||
| EARNINGS PER COMMON SHARE - BASIC AND DILUTED: | |||||||||||||||||||||||
| Net income available to common stockholders - basic | $ | $ | $ | $ | |||||||||||||||||||
| Net income available to common stockholders - diluted | $ | $ | $ | $ | |||||||||||||||||||
| BASIC WEIGHTED AVERAGE COMMON SHARES OUTSTANDING | |||||||||||||||||||||||
| DILUTED WEIGHTED AVERAGE COMMON SHARES OUTSTANDING | |||||||||||||||||||||||
The accompanying condensed notes are an integral part of these consolidated financial statements.
3
Terreno Realty Corporation
Consolidated Statements of Comprehensive Income
(in thousands)
(Unaudited)
| For the Three Months Ended June 30, | For the Six Months Ended June 30, | ||||||||||||||||||||||
| 2022 | 2021 | 2022 | 2021 | ||||||||||||||||||||
| Net income | $ | $ | $ | $ | |||||||||||||||||||
| Other comprehensive income: | |||||||||||||||||||||||
| Cash flow hedge adjustment | |||||||||||||||||||||||
| Comprehensive income | $ | $ | $ | $ | |||||||||||||||||||
The accompanying condensed notes are an integral part of these consolidated financial statements.
4
Terreno Realty Corporation
Consolidated Statements of Equity
(in thousands – except share data)
(Unaudited)
Six months ended June 30, 2022:
| Common Stock | Additional Paid- in Capital | Common Shares Held in Deferred Compensation Plan | Deferred Compensation Plan | Retained (Deficit) Earnings | Accumulated Other Comprehensive Loss | ||||||||||||||||||||||||||||||||||||||||||
| Number of Shares | Amount | Total | |||||||||||||||||||||||||||||||||||||||||||||
| Balance as of December 31, 2021 | $ | $ | $ | ( | $ | $ | $ | ||||||||||||||||||||||||||||||||||||||||
| Net income | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
Issuance of common stock, net of issuance costs of $ | — | — | — | — | — | — | — | ||||||||||||||||||||||||||||||||||||||||
| Forfeiture of common stock related to employee awards | ( | — | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||
| Common shares acquired related to employee awards | ( | — | ( | — | — | — | — | ( | |||||||||||||||||||||||||||||||||||||||
| Issuance of restricted stock | — | — | — | — | — | — | — | ||||||||||||||||||||||||||||||||||||||||
| Stock-based compensation | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
Common stock dividends ($ | — | — | — | — | — | ( | — | ( | |||||||||||||||||||||||||||||||||||||||
| Deposits to deferred compensation plan | ( | — | ( | — | — | — | |||||||||||||||||||||||||||||||||||||||||
| Balance as of March 31, 2022 | $ | $ | $ | ( | $ | ( | $ | $ | |||||||||||||||||||||||||||||||||||||||
| Net income | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
Issuance of common stock, net of issuance costs of $ | — | — | — | — | — | ||||||||||||||||||||||||||||||||||||||||||
| Forfeiture of common stock related to employee awards | ( | — | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||
| Stock-based compensation | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
Common stock dividends ($ | — | — | — | — | — | ( | — | ( | |||||||||||||||||||||||||||||||||||||||
| Deposits to deferred compensation plan | ( | — | ( | — | — | — | |||||||||||||||||||||||||||||||||||||||||
| Balance as of June 30, 2022 | $ | $ | $ | ( | $ | $ | $ | ||||||||||||||||||||||||||||||||||||||||
Six months ended June 30, 2021:
| Common Stock | Additional Paid- in Capital | Common Shares Held in Deferred Compensation Plan | Deferred Compensation Plan | Retained (Deficit) Earnings | Accumulated Other Comprehensive Loss | ||||||||||||||||||||||||||||||||||||||||||
| Number of Shares | Amount | Total | |||||||||||||||||||||||||||||||||||||||||||||
| Balance as of December 31, 2020 | $ | $ | $ | ( | $ | $ | ( | $ | |||||||||||||||||||||||||||||||||||||||
| Net income | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
Issuance of common stock, net of issuance costs of $ | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||||
| Common shares acquired related to employee awards | ( | — | ( | — | — | — | — | ( | |||||||||||||||||||||||||||||||||||||||
| Issuance of restricted stock | — | — | — | — | — | — | — | ||||||||||||||||||||||||||||||||||||||||
| Stock-based compensation | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
Common stock dividends ($ | — | — | — | — | — | ( | — | ( | |||||||||||||||||||||||||||||||||||||||
| Deposits to deferred compensation plan | ( | — | ( | — | — | — | |||||||||||||||||||||||||||||||||||||||||
| Other comprehensive income | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
| Balance as of March 31, 2021 | $ | $ | $ | ( | $ | $ | ( | $ | |||||||||||||||||||||||||||||||||||||||
| Net income | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
Issuance of common stock, net of issuance costs of $ | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||||
| Forfeiture of common stock related to employee awards | ( | — | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||
| Stock-based compensation | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
Common stock dividends ($ | — | — | — | — | — | ( | — | ( | |||||||||||||||||||||||||||||||||||||||
| Deposits to deferred compensation plan | ( | — | ( | — | — | — | |||||||||||||||||||||||||||||||||||||||||
| Other comprehensive income | — | — | — | — | — | — | |||||||||||||||||||||||||||||||||||||||||
| Balance as of June 30, 2021 | $ | $ | $ | ( | $ | ( | $ | $ | |||||||||||||||||||||||||||||||||||||||
The accompanying condensed notes are an integral part of these consolidated financial statements.
5
Terreno Realty Corporation
Consolidated Statements of Cash Flows
(in thousands)
(Unaudited)
| For the Six Months Ended June 30, | |||||||||||
| 2022 | 2021 | ||||||||||
| CASH FLOWS FROM OPERATING ACTIVITIES | |||||||||||
| Net income | $ | $ | |||||||||
| Adjustments to reconcile net income to net cash provided by operating activities | |||||||||||
| Straight-line rents | ( | ( | |||||||||
| Amortization of lease intangibles | ( | ( | |||||||||
| Depreciation and amortization | |||||||||||
| Gain on sales of real estate investments | ( | ||||||||||
| Deferred financing cost amortization | |||||||||||
| Stock-based compensation | |||||||||||
| Changes in assets and liabilities | |||||||||||
| Other assets | ( | ( | |||||||||
| Accounts payable and other liabilities | |||||||||||
| Net cash provided by operating activities | |||||||||||
| CASH FLOWS FROM INVESTING ACTIVITIES | |||||||||||
| Cash paid for property acquisitions | ( | ( | |||||||||
| Proceeds from sales of real estate investments, net | |||||||||||
| Additions to construction in progress | ( | ( | |||||||||
| Additions to buildings, improvements and leasing costs | ( | ( | |||||||||
| Net cash used in investing activities | ( | ( | |||||||||
| CASH FLOWS FROM FINANCING ACTIVITIES | |||||||||||
| Issuance of common stock | |||||||||||
| Issuance costs on issuance of common stock | ( | ( | |||||||||
| Repurchase of common stock related to employee awards | ( | ( | |||||||||
| Borrowings on credit facility | |||||||||||
| Payments on credit facility | ( | ||||||||||
| Payments on mortgage loan payable | ( | ||||||||||
| Payment of deferred financing costs | ( | ( | |||||||||
| Dividends paid to common stockholders | ( | ( | |||||||||
| Net cash (used in) provided by financing activities | ( | ||||||||||
| Net decrease in cash and cash equivalents and restricted cash | ( | ( | |||||||||
| Cash and cash equivalents and restricted cash at beginning of period | |||||||||||
| Cash and cash equivalents and restricted cash at end of period | $ | $ | |||||||||
| SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION | |||||||||||
| Cash paid for interest, net of capitalized interest | $ | $ | |||||||||
| Supplemental disclosures of non-cash transactions | |||||||||||
| Accounts payable related to capital improvements | |||||||||||
| Non-cash issuance of common stock to the deferred compensation plan | ( | ( | |||||||||
| Lease liability arising from recognition of right-of-use asset | |||||||||||
| Acquisition of properties | $ | $ | |||||||||
| Assumption of other assets and liabilities | ( | ( | |||||||||
| Net cash paid for property acquisitions | $ | $ | |||||||||
The accompanying condensed notes are an integral part of these consolidated financial statements.
6
Terreno Realty Corporation
Condensed Notes to Consolidated Financial Statements
(Unaudited)
Note 1. Organization
Terreno Realty Corporation (“Terreno”, and together with its subsidiaries, the “Company”) acquires, owns and operates industrial real estate in six major coastal U.S. markets: Los Angeles, Northern New Jersey/New York City, San Francisco Bay Area, Seattle, Miami, and Washington, D.C. All square feet, acres, occupancy and number of properties disclosed in these condensed notes to the consolidated financial statements are unaudited. As of June 30, 2022, the Company owned 249 buildings aggregating approximately 15.1 million square feet, 42 improved land parcels consisting of approximately 147.7 acres and four properties under redevelopment that, upon completion, will consist of two properties aggregating approximately 0.3 million square feet and two improved land parcels aggregating approximately 12.1 acres.
The Company is an internally managed Maryland corporation and elected to be taxed as a real estate investment trust (“REIT”) under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the “Code”), commencing with its taxable year ended December 31, 2010.
Note 2. Significant Accounting Policies
Capitalization of Costs. The Company capitalizes costs directly related to the redevelopment, renovation and expansion of its investment in real estate. Costs associated with such projects are capitalized as incurred. If the project is abandoned, these costs are expensed during the period in which the redevelopment, renovation or expansion project is abandoned. Costs considered for capitalization include, but are not limited to, construction costs, interest, real estate taxes and insurance, if appropriate. These costs are capitalized only during the period in which activities necessary to ready an asset for its intended use are in progress. In the event that the activities to ready the asset for its intended use are suspended, the capitalization period will cease until such activities are resumed. Costs incurred for maintaining and repairing properties, which do not extend their useful lives, are expensed as incurred.
Interest is capitalized based on actual capital expenditures from the period when redevelopment, renovation or expansion commences until the asset is ready for its intended use, at the weighted average borrowing rate during the period.
7
| June 30, 2022 | December 31, 2021 | ||||||||||||||||||||||||||||||||||
| Gross | Accumulated Amortization | Net | Gross | Accumulated Amortization | Net | ||||||||||||||||||||||||||||||
| In-place leases | $ | $ | ( | $ | $ | $ | ( | $ | |||||||||||||||||||||||||||
| Above-market leases | ( | ( | |||||||||||||||||||||||||||||||||
| Below-market leases | ( | ( | ( | ( | |||||||||||||||||||||||||||||||
| Total | $ | $ | ( | $ | ( | $ | $ | ( | $ | ( | |||||||||||||||||||||||||
8
| Description | Standard Depreciable Life | |||||||
| Land | Not depreciated | |||||||
| Building | ||||||||
| Building Improvements | ||||||||
| Tenant Improvements | Shorter of lease term or useful life | |||||||
| Leasing Costs | Lease term | |||||||
| In-place Leases | Lease term | |||||||
| Above/Below-Market Leases | Lease term | |||||||
| For the Six Months Ended June 30, | |||||||||||
| 2022 | 2021 | ||||||||||
| Beginning | |||||||||||
| Cash and cash equivalents at beginning of period | $ | $ | |||||||||
| Restricted cash | |||||||||||
| Cash and cash equivalents and restricted cash | |||||||||||
| Ending | |||||||||||
| Cash and cash equivalents at end of period | |||||||||||
| Restricted cash | |||||||||||
| Cash and cash equivalents and restricted cash | |||||||||||
| Net decrease in cash and cash equivalents and restricted cash | $ | ( | $ | ( | |||||||
9
As of June 30, 2022 and December 31, 2021, approximately $42.7 million and $39.7 million, respectively, of straight-line rent and accounts receivable, net of allowances of approximately $0.7 million and $0.5 million as of June 30, 2022 and December 31, 2021, respectively, were included as a component of other assets in the accompanying consolidated balance sheets.
10
Note 3. Concentration of Credit Risk
Financial instruments that potentially subject the Company to a significant concentration of credit risk consist primarily of cash and cash equivalents. The Company may maintain deposits in federally insured financial institutions in excess of federally insured limits. However, the Company’s management believes the Company is not exposed to significant credit risk due to the financial position of the depository institutions in which those deposits are held.
As of June 30, 2022, the Company owned 44 buildings aggregating approximately 2.9 million square feet and 13 improved land parcels consisting of approximately 68.0 acres located in Northern New Jersey/New York City, which accounted for a combined percentage of approximately 24.9 % of its annualized base rent. Such annualized base rent percentages are based on contractual base rent from leases in effect as of June 30, 2022, excluding any partial or full rent abatements.
Other real estate companies compete with the Company in its real estate markets. This results in competition for tenants to occupy space. The existence of competing properties could have a material impact on the Company’s ability to lease space and on the level of rent that can be achieved. The Company had no tenant that accounted for greater than 10% of the Company's annualized base rent as of June 30, 2022.
Note 4. Investments in Real Estate
During the three months ended June 30, 2022, the Company acquired ten industrial properties with a total initial investment, including acquisition costs, of approximately $221.6 million, of which $169.5 million was recorded to land, $43.7 million to buildings and improvements, and $8.4 million to intangible assets. Additionally, the Company assumed $12.8 million in liabilities.
During the six months ended June 30, 2022, the Company acquired 12 industrial properties with a total initial investment, including acquisition costs, of approximately $291.9 million, of which $199.5 million was recorded to land, $82.8 million to buildings and improvements, and $9.6 million to intangible assets. Additionally, the Company assumed $15.0 million in liabilities.
The Company recorded revenues and net income for the three months ended June 30, 2022 of approximately $1.7 million and $0.7 million, respectively, and recorded revenues and net income for the six months ended June 30, 2022 of approximately $1.7 million and $0.7 million, respectively, related to the 2022 acquisitions.
During the three months ended June 30, 2021, the Company acquired six industrial properties with a total initial investment, including acquisition costs, of approximately $57.8 million, of which $44.0 million was recorded to land, $9.8 million to buildings and improvements, and $4.0 million to intangible assets. Additionally, the Company assumed $2.2 million in liabilities.
During the six months ended June 30, 2021, the Company acquired ten industrial properties with a total initial investment, including acquisition costs, of approximately $167.7 million, of which $107.7 million was recorded to land, $51.6 million to buildings and improvements, and $8.4 million to intangible assets. Additionally, the Company assumed $7.8 million in liabilities.
11
The Company recorded revenues and net income for the three months ended June 30, 2021 of approximately $2.0 million and $0.7 million, respectively, and recorded revenues and net income for the six months ended June 30, 2021 of approximately $2.5 million and $1.0 million, respectively, related to the 2021 acquisitions.
The above assets and liabilities were recorded at fair value, which uses Level 3 inputs. The properties were acquired from unrelated third parties using existing cash on hand, proceeds from property sales and the issuance of common stock and borrowings on the revolving credit facility.
As of June 30, 2022, the Company had four properties under redevelopment that, upon completion, will consist of two properties aggregating approximately 0.3 million square feet and two improved land parcels aggregating approximately 12.1 acres with a total expected investment of approximately $108.3 million, including redevelopment costs, capitalized interest and other costs. During the second quarter of 2022, the Company completed redevelopment of its Countyline 29 property in Hialeah, FL consisting of approximately 0.2 million square feet. The total investment was approximately $37.7 million. The Company capitalized interest associated with redevelopment and expansion activities of approximately $1.6 million and $0.1 million during the six months ended June 30, 2022 and 2021, respectively.
Note 5. Held for Sale/Disposed Assets
The Company considers a property to be held for sale when it meets the criteria established under ASC 360, Property, Plant, and Equipment. Properties held for sale are reported at the lower of the carrying amount or fair value less estimated costs to sell and are not depreciated while they are held for sale. As of June 30, 2022, the Company did not have any properties held for sale.
During the six months ended June 30, 2022, the Company sold one property (consisting of 18 buildings) located in the Northern New Jersey/New York City market for a sales price of approximately $110.4 million, resulting in a gain of approximately $76.0 million.
Note 6. Debt
The following table summarizes the components of the Company’s indebtedness as of June 30, 2022 and December 31, 2021 (dollars in thousands). The Company has no secured debt:
| June 30, 2022 | December 31, 2021 | Margin Above SOFR | Interest Rate 1 | Contractual Maturity Date | ||||||||||||||||||||||||||||
| Unsecured Debt: | ||||||||||||||||||||||||||||||||
| Unsecured Debt: | ||||||||||||||||||||||||||||||||
| Credit Facility | $ | $ | % | 8/20/2025 | ||||||||||||||||||||||||||||
5-Year Term Loan | % | 1/1/2027 | ||||||||||||||||||||||||||||||
$ | n/a | % | 9/1/2022 | |||||||||||||||||||||||||||||
$ | n/a | % | 7/14/2024 | |||||||||||||||||||||||||||||
$ | n/a | % | 7/7/2026 | |||||||||||||||||||||||||||||
$ | n/a | % | 10/31/2027 | |||||||||||||||||||||||||||||
$ | n/a | % | 7/15/2028 | |||||||||||||||||||||||||||||
$ | n/a | % | 12/3/2029 | |||||||||||||||||||||||||||||
$ | n/a | % | 8/17/2030 | |||||||||||||||||||||||||||||
$ | n/a | % | 7/15/2031 | |||||||||||||||||||||||||||||
| Total Unsecured Debt | ||||||||||||||||||||||||||||||||
| Total Unsecured Debt | ||||||||||||||||||||||||||||||||
| Less: Unamortized premium/discount and debt issuance costs | ( | ( | ||||||||||||||||||||||||||||||
| Total | $ | $ | ||||||||||||||||||||||||||||||
12
2The interest rates on these loans are comprised of the Secured Overnight Financing Rate (“SOFR”) plus a SOFR margin. The SOFR margins will range from 1.10 % to 1.55 % (1.10 % as of June 30, 2022) for the revolving credit facility and 1.25 % to 1.75 % (1.25 % as of June 30, 2022) for the $100.0 million term loan, depending on the ratio of the Company’s outstanding consolidated indebtedness to the value of the Company’s consolidated gross asset value and includes a 10 basis points SOFR credit adjustment.
3Collectively, the “Senior Unsecured Notes”.
4On August 1, 2022, the Company prepaid a $50.0 million tranche of the Senior Unsecured Notes using borrowings from the Company’s revolving credit facility. The notes bore interest at 4.23 % and had an original maturity date of September 1, 2022.
On June 29, 2022, the Company entered into the First Amendment to the Sixth Amended and Restated Senior Credit Agreement (as amended, the “Amended Facility”) which (i) increased the borrowing capacity of the revolving credit facility by $150.0 million to $400.0 million, (ii) decreased the accordion feature by $150.0 million to $500.0 million, and (iii) provided for the calculation of interest, pricing and fees based on SOFR instead of LIBOR. The Amended Facility consists of a $400.0 million revolving credit facility that matures in August 2025 and a $100.0 million term loan that matures in January 2027. As of June 30, 2022 and December 31, 2021, there were $12.0 million and $0 , respectively, of borrowings outstanding on the revolving credit facility and $100.0 million of borrowings outstanding on the term loan.
The aggregate amount of the Amended Facility may be increased up to $500.0 million, subject to the approval of the administrative agent and the identification of lenders willing to make available additional amounts. Outstanding borrowings under the Amended Facility are limited to the lesser of (i) the sum of the $100.0 million term loan and the $400.0 million revolving credit facility, or (ii) 60.0 % of the value of the unencumbered properties. Interest on the Amended Facility, including the term loan, is generally to be paid based upon, at the Company’s option, either (i) SOFR plus the applicable SOFR margin or (ii) the applicable base rate, which is the greatest of the administrative agent’s prime rate, 0.50 % above the federal funds effective rate, or thirty-day SOFR plus the applicable SOFR margin for SOFR rate loans under the Amended Facility plus 1.25 %. The applicable SOFR margin will range from 1.10 % to 1.55 % (1.10 % as of June 30, 2022) for the revolving credit facility and 1.25 % to 1.75 % (1.25 % as of June 30, 2022) for the $100.0 million term loan, depending on the ratio of the Company’s outstanding consolidated indebtedness to the value of the Company’s consolidated gross asset value and includes a 10 basis points SOFR credit adjustment. The Amended Facility requires quarterly payments of an annual facility fee in an amount ranging from 0.15 % to 0.30 %, depending on the ratio of the Company’s outstanding consolidated indebtedness to the value of the Company’s consolidated gross asset value.
The Amended Facility and the Senior Unsecured Notes are guaranteed by the Company and by substantially all of the current and to-be-formed subsidiaries of the Company that own an unencumbered property. The Amended Facility and the Senior Unsecured Notes are not secured by the Company’s properties or by interests in the subsidiaries that hold such properties. The Amended Facility and the Senior Unsecured Notes include a series of financial and other covenants with which the Company must comply. The Company was in compliance with the covenants under the Amended Facility and the Senior Unsecured Notes as of June 30, 2022 and December 31, 2021.
13
The scheduled principal payments of the Company’s debt as of June 30, 2022 were as follows (dollars in thousands):
| Credit Facility | Term Loan | Senior Unsecured Notes | Total Debt | ||||||||||||||||||||
| 2022 (6 months) | $ | $ | $ | 1 | $ | ||||||||||||||||||
| 2023 | |||||||||||||||||||||||
| 2024 | |||||||||||||||||||||||
| 2025 | |||||||||||||||||||||||
| 2026 | |||||||||||||||||||||||
| Thereafter | |||||||||||||||||||||||
| Total debt | |||||||||||||||||||||||
| Deferred financing costs, net | ( | ( | ( | ||||||||||||||||||||
| Total debt, net | $ | $ | $ | $ | |||||||||||||||||||
| Weighted average interest rate | % | % | % | % | |||||||||||||||||||
1On August 1, 2022, the Company prepaid a $50.0 million tranche of the Senior Unsecured Notes using borrowings from the Company’s revolving credit facility. The notes bore interest at 4.23 % and had an original maturity date of September 1, 2022.
Note 7. Leasing
| 2022 (6 months) | $ | ||||
| 2023 | |||||
| 2024 | |||||
| 2025 | |||||
| 2026 | |||||
| Thereafter | |||||
| Total | $ | ||||
Note 8. Derivative Financial Instruments
The Company had no interest rate caps as of June 30, 2022. The Company had one interest rate cap to hedge the variable cash flows associated with $50.0 million of its existing $100.0 million variable-rate term loan, that expired on May 4, 2021. The cap had a notional value of $50.0 million and effectively capped the annual interest rate payable at 4.0 % plus 1.20 % to 1.70 %, depending on leverage, with respect to $50.0 million for the period from December 1, 2014 (effective date) to May 4, 2021.
| For the Three Months Ended June 30, | For the Six Months Ended June 30, | ||||||||||||||||||||||
| 2022 | 2021 | 2022 | 2021 | ||||||||||||||||||||
| Interest rate caps in cash flow hedging relationships: | |||||||||||||||||||||||
| Amount of gain recognized in accumulated other comprehensive income (loss) (“AOCI”) on derivatives (effective portion) | $ | $ | $ | $ | |||||||||||||||||||
| Amount of gain reclassified from AOCI into interest expense (effective portion) | $ | $ | $ | $ | |||||||||||||||||||
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Note 9. Fair Value Measurements
ASC 820 requires disclosure of the level within the fair value hierarchy in which the fair value measurements fall, including measurements using quoted prices in active markets for identical assets or liabilities (Level 1), quoted prices for similar instruments in active markets or quoted prices for identical or similar instruments in markets that are not active (Level 2), and significant valuation assumptions that are not readily observable in the market (Level 3).
Financial Instruments Disclosed at Fair Value
As of June 30, 2022 and December 31, 2021, the fair values of cash and cash equivalents, accounts receivable and accounts payable approximated their carrying values because of the short-term nature of these investments or liabilities based on Level 1 inputs. The fair values of the Company’s mortgage loan payable and Senior Unsecured Notes were estimated by calculating the present value of principal and interest payments, based on borrowing rates available to the Company, which are Level 2 inputs, adjusted with a credit spread, as applicable, and assuming the loans are outstanding through maturity. The fair value of the Company’s Facility approximated its carrying value because the variable interest rates approximate market borrowing rates available to the Company, which are Level 2 inputs.
| Fair Value Measurement Using | |||||||||||||||||||||||||||||
| Total Fair Value | Quoted Price in Active Markets for Identical Assets and Liabilities (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | Carrying Value | |||||||||||||||||||||||||
| Liabilities | |||||||||||||||||||||||||||||
| Debt at: | |||||||||||||||||||||||||||||
| June 30, 2022 | $ | $ | $ | $ | $ | ||||||||||||||||||||||||
| December 31, 2021 | $ | $ | $ | $ | $ | ||||||||||||||||||||||||
Note 10. Stockholders’ Equity
The Company’s authorized capital stock consists of 400,000,000 shares of common stock, $0.01 par value per share, and 100,000,000 shares of preferred stock, $0.01 par value per share. The Company has an at-the-market equity offering program (the “$300 300.0 219.4 million remaining as of June 30, 2022) in amounts and at times to be determined by the Company from time to time. Prior to the implementation of the $300 300 27,087 76.03 300 2.0 million and paying total compensation to the applicable sales agents of approximately $29,000 1,084,294 and 1,790,818 shares, respectively, of common stock at a weighted average offering price of $64.21 and $61.84 per share, respectively, under the Previous $300 Million ATM Program and the $300 68.6 million and $109.1 million, respectively, and paying total compensation to the applicable sales agents of approximately $1.0 million and $1.6 million, respectively.
The Company has a share repurchase program authorizing the Company to repurchase up to 3,000,000 shares of its outstanding common stock from time to time through December 31, 2022. Purchases made pursuant to the program will be made in either the open market or in privately negotiated transactions as permitted by federal securities laws and other legal requirements. The timing, manner, price and amount of any repurchases will be determined by the Company in its discretion and will be subject to economic and market conditions, stock price, applicable legal requirements and other factors. The program may be suspended or discontinued at any time. As of June 30, 2022, the Company had not repurchased any shares of stock pursuant to its share repurchase program.
15
In connection with the Annual Meeting of Stockholders on May 3, 2022, the Company granted a total of 10,362 unrestricted shares of the Company's common stock to its independent directors under the 2019 Plan with a grant date fair value per share of $63.70 . The grant date fair value of the common stock was determined using the closing price of the Company’s common stock on the date of the grant. The Company recognized approximately $0.8
The Company has a Non-Qualified Deferred Compensation Plan (the “Deferred Compensation Plan”) maintained for the benefit of select employees and members of the Company’s Board of Directors, in which certain of their cash and equity-based compensation may be deposited. Deferred Compensation Plan assets are held in a rabbi trust, which is subject to the claims of the Company’s creditors in the event of bankruptcy or insolvency. The shares held in the Deferred Compensation Plan are classified within stockholders’ equity in a manner similar to the manner in which treasury stock is classified. Subsequent changes in the fair value of the shares are not recognized. During the three months ended June 30, 2022 and 2021, 3,582 and 5,181 shares of common stock, respectively, and during the six months ended June 30, 2022 and 2021, 150,867 and 136,503 shares of common stock, respectively, were deposited into the Deferred Compensation Plan.
As of June 30, 2022, there were 1,898,961 shares of common stock authorized for issuance as restricted stock grants, unrestricted stock awards or Performance Share awards under the 2019 Plan, of which 819,008 were remaining and available for issuance. The grant date fair value per share of restricted stock awards issued during the period from February 16, 2010 (commencement of operations) to June 30, 2022 ranged from $14.20 to $78.33 . The fair value of the restricted stock that was granted during the six months ended June 30, 2022 was approximately $3.9 million and the vesting period for the restricted stock is typically between and five years . As of June 30, 2022, the Company had approximately $10.7 million of total unrecognized compensation costs related to restricted stock issuances, which is expected to be recognized over a remaining weighted average period of approximately 2.8 years. The Company recognized compensation costs of approximately $0.8 and $0.7 million for the three months ended June 30, 2022 and 2021, respectively, and approximately $2.2 million and $1.3 million for the six months ended June 30, 2022 and 2021, respectively, related to the restricted stock issuances.
The following is a summary of the total restricted shares granted to the Company’s executive officers and employees with the related weighted average grant date fair value share prices for the six months ended June 30, 2022:
Restricted Stock Activity:
| Shares | Weighted Average Grant Date Fair Value | ||||||||||
| Non-vested shares outstanding as of December 31, 2021 | $ | ||||||||||
| Granted | |||||||||||
| Forfeited | ( | ||||||||||
| Vested | ( | ||||||||||
| Non-vested shares outstanding as of June 30, 2022 | $ | ||||||||||
| Non-vested Shares Vesting Schedule | Number of Shares | |||||||
| 2022 (6 months) | ||||||||
| 2023 | ||||||||
| 2024 | ||||||||
| 2025 | ||||||||
| 2026 | ||||||||
| Thereafter | ||||||||
| Total Non-vested Shares | ||||||||
Long-Term Incentive Plan:
As of June 30, 2022, there are three open performance measurement periods for the Performance Share awards: January 1, 2020 to December 31, 2022, January 1, 2021 to December 31, 2023, and January 1, 2022 to December 31, 2024.
16
The following table summarizes certain information with respect to the Performance Share awards granted on or after January 1, 2019 and includes the forfeiture of certain of the Performance Share awards during the three and six months ended June 30, 2022 (dollars in thousands):
| Performance Share Period | Fair Value on Date of Grant | Expense for the Three Months Ended June 30, | Expense for the Six Months Ended June 30, | |||||||||||||||||||||||||||||
| 2022 | 2021 | 2022 | 2021 | |||||||||||||||||||||||||||||
| January 1, 2019 - December 31, 2021 | $ | $ | $ | $ | $ | |||||||||||||||||||||||||||
| January 1, 2020 - December 31, 2022 | ( | |||||||||||||||||||||||||||||||
| January 1, 2021 - December 31, 2023 | ||||||||||||||||||||||||||||||||
| January 1, 2022 - December 31, 2024 | ||||||||||||||||||||||||||||||||
| Total | $ | $ | $ | $ | $ | |||||||||||||||||||||||||||
Dividends:
| For the Three Months Ended | Security | Dividend per Share | Declaration Date | Record Date | Date Paid | |||||||||||||||||||||||||||
| March 31, 2022 | Common stock | $ | February 8, 2022 | March 25, 2022 | April 8, 2022 | |||||||||||||||||||||||||||
| June 30, 2022 | Common stock | $ | May 3, 2022 | June 30, 2022 | July 14, 2022 | |||||||||||||||||||||||||||
Note 11. Net Income (Loss) Per Share
Pursuant to ASC 260-10-45, Determining Whether Instruments Granted in Share-Based Payment Transactions Are Participating Securities, unvested share-based payment awards that contain non-forfeitable rights to dividends are participating securities and are included in the computation of earnings per share pursuant to the two-class method. The two-class method of computing earnings per share allocates earnings per share for common stock and any participating securities according to dividends declared (whether paid or unpaid) and participation rights in undistributed earnings. Under the two-class method, earnings per common share are computed by dividing the sum of distributed earnings to common stockholders and undistributed earnings allocated to common stockholders by the weighted average number of common shares outstanding for the period. The Company’s non-vested shares of restricted stock are considered participating securities since these share-based awards contain non-forfeitable rights to dividends irrespective of whether the awards ultimately vest or expire. The Company had no
In accordance with the Company’s policies of determining whether instruments granted in share-based payment transactions are participating securities and accounting for earnings per share, the net income (loss) per common share is adjusted for earnings distributed through declared dividends (if any) and allocated to all participating securities (weighted average common shares outstanding and unvested restricted shares outstanding) under the two-class method. Under this method, allocations were made to 295,247 and 216,025 of weighted average unvested restricted shares outstanding for the three months ended June 30, 2022 and 2021, respectively, and 299,433 and 213,897 of weighted average unvested restricted shares outstanding for the six months ended June 30, 2022 and 2021, respectively.
Performance Share awards which may be payable in shares of the Company’s common stock after the conclusion of each pre-established performance measurement period are included as contingently issuable shares in the calculation of diluted weighted average common shares of stock outstanding assuming the reporting period is the end of the measurement period, and the effect is dilutive. Diluted shares related to the Performance Share awards were 90,217 and 85,110 for the three and six months ended June 30, 2022, respectively, and 228,177 and 223,047 for the three and six months ended June 30, 2021, respectively.
Note 12. Commitments and Contingencies
17
Note 13. Subsequent Events
On July 5, 2022, the Company acquired one industrial property in Medley, FL, for a total purchase price of approximately $20.0 million. The property was acquired from an unrelated third party using existing cash on hand and borrowings from the Company’s revolving credit facility.
On August 2, 2022, the Company acquired one industrial property in Hawthorne, CA, for a total purchase price of approximately $6.5 million. The property was acquired from an unrelated third party using borrowings from the Company’s revolving credit facility.
On August 1, 2022, the Company prepaid a $50.0 million tranche of the Senior Unsecured Notes using borrowings from the Company’s revolving credit facility. The notes bore interest at 4.23 % and had an original maturity date of September 1, 2022.
On August 2, 2022, the Company’s board of directors declared a cash dividend in the amount of $0.40 per share of its common stock payable on October 14, 2022 to the stockholders of record as of the close of business on September 30, 2022.
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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations.
This Quarterly Report on Form 10-Q contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We caution investors that forward-looking statements are based on management’s beliefs and on assumptions made by, and information currently available to, management. When used, the words “anticipate”, “believe”, “estimate”, “expect”, “intend”, “may”, “might”, “plan”, “project”, “result”, “should”, “will”, “seek”, “target”, “see”, “likely”, “position”, “opportunity”, “outlook”, “potential”, “future” and similar expressions which do not relate solely to historical matters are intended to identify forward-looking statements. These statements are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors, that are beyond our control. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated, or projected. We expressly disclaim any responsibility to update our forward-looking statements, whether as a result of new information, future events, or otherwise, except as required by law. Accordingly, investors should use caution in relying on past forward-looking statements, which are based on results and trends at the time they are made, to anticipate future results or trends.
Some of the risks and uncertainties that may cause our actual results, performance, or achievements to differ materially from those expressed or implied by forward-looking statements include, among others, the following:
•the factors included under the headings “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, 2021, which was filed with the Securities and Exchange Commission on February 9, 2022, in our Quarterly Report on Form 10-Q for the quarter ended March 31, 2022, which was filed with the Securities and Exchange Commission on May 4, 2022, in this Quarterly Report on Form 10-Q, and in our other public filings;
•our ability to identify and acquire industrial properties on terms favorable to us;
•general volatility of the capital markets and the market price of our common stock;
•adverse economic or real estate conditions or developments in the industrial real estate sector and/or in the markets in which we acquire properties;
•our dependence on key personnel and our reliance on third-party property managers;
•our inability to comply with the laws, rules and regulations applicable to companies, and in particular, public companies;
•our ability to manage our growth effectively;
•tenant bankruptcies and defaults on, or non-renewal of, leases by tenants;
•decreased rental rates or increased vacancy rates;
•increased interest rates and operating costs;
•declining real estate valuations and impairment charges;
•our expected leverage, our failure to obtain necessary outside financing, and existing and future debt service obligations;
•our ability to make distributions to our stockholders;
•our failure to successfully hedge against interest rate increases;
•our failure to successfully operate acquired properties;
•risks relating to our real estate redevelopment, renovation and expansion strategies and activities (including rising inflation, supply chain disruptions and construction delays);
•the ongoing impact of the novel coronavirus (“COVID-19”), or the impact of any future pandemic, epidemic or outbreak of any other highly infectious disease, on the U.S., regional and global economies and on our business, financial condition and results of operations and that of our tenants;
•our failure to qualify or maintain our status as a real estate investment trust (“REIT”), and possible adverse changes to tax laws;
19
•uninsured or underinsured losses and costs relating to our properties or that otherwise result from future litigation;
•environmental uncertainties and risks related to natural disasters;
•financial market fluctuations; and
•changes in real estate and zoning laws and increases in real property tax rates.
Overview
Terreno Realty Corporation (“Terreno”, and together with its subsidiaries, “we”, “us”, “our”, “our Company”, or “the Company”) acquires, owns and operates industrial real estate in six major coastal U.S. markets: Los Angeles, Northern New Jersey/New York City, San Francisco Bay Area, Seattle, Miami, and Washington, D.C. We invest in several types of industrial real estate, including warehouse/distribution (approximately 77.7% of our total annualized base rent as of June 30, 2022), flex (including light industrial and research and development, or R&D) (approximately 4.5%), transshipment (approximately 6.2%) and improved land (approximately 11.6%). We target functional properties in infill locations that may be shared by multiple tenants and that cater to customer demand within the various submarkets in which we operate. Infill locations are geographic locations surrounded by high concentrations of already developed land and existing buildings. As of June 30, 2022, we owned a total of 249 buildings aggregating approximately 15.1 million square feet, 42 improved land parcels consisting of approximately 147.7 acres and four properties under redevelopment that, upon completion, will consist of two properties aggregating approximately 0.3 million square feet and two improved land parcels aggregating approximately 12.1 acres. As of June 30, 2022, our buildings and improved land parcels were approximately 97.9% and 97.0% leased, respectively, to 576 customers, the largest of which accounted for approximately 4.5% of our total annualized base rent. See “Item 1 – Our Investment Strategy – Industrial Facility General Characteristics” in our Annual Report on Form 10-K for the year ended December 31, 2021 for a general description of these types of industrial real estate.
We are an internally managed Maryland corporation and elected to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended, or the Code, commencing with our taxable year ended December 31, 2010.
The following table summarizes by type our investments in real estate as of June 30, 2022:
| Type | Number of Buildings or Improved Land Parcels | Annualized Base Rent (in thousands) 1 | % of Total | |||||||||||||||||
| Warehouse/distribution | 218 | $ | 157,589 | 77.7 | % | |||||||||||||||
| Flex | 13 | 9,121 | 4.5 | % | ||||||||||||||||
| Transshipment | 18 | 12,525 | 6.2 | % | ||||||||||||||||
| Improved land | 42 | 23,667 | 11.6 | % | ||||||||||||||||
| Total | 291 | $ | 202,902 | 100.0 | % | |||||||||||||||
1Annualized base rent is calculated as contractual monthly base rent per the leases, excluding any partial or full rent abatements, as of June 30, 2022, multiplied by 12.
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The following table summarizes by market our investments in real estate as of June 30, 2022:
| Los Angeles | Northern New Jersey/New York City | San Francisco Bay Area | Seattle | Miami | Washington, D.C. | Total/Weighted Average | |||||||||||||||||
Investments in Real Estate | |||||||||||||||||||||||
| Number of Buildings | 53 | 44 | 52 | 45 | 33 | 22 | 249 | ||||||||||||||||
| Rentable Square Feet | 2,753,852 | 2,868,885 | 2,438,401 | 2,814,762 | 2,464,338 | 1,761,704 | 15,101,942 | ||||||||||||||||
| % of Total | 18.2 | % | 19.0 | % | 16.1 | % | 18.6 | % | 16.4 | % | 11.7 | % | 100.0 | % | |||||||||
Occupancy % as of June 30, 2022 | 99.3 | % | 96.1 | % | 99.9 | % | 97.5 | % | 99.6 | % | 94.1 | % | 97.9 | % | |||||||||
Annualized Base Rent (in thousands) 1 | $ | 30,158 | $ | 40,670 | $ | 34,506 | $ | 32,199 | $ | 21,920 | $ | 19,783 | $ | 179,236 | |||||||||
| % of Total | 16.8 | % | 22.7 | % | 19.3 | % | 18.0 | % | 12.2 | % | 11.0 | % | 100.0 | % | |||||||||
Annualized Base Rent 1 Per Occupied Square Foot | $ | 11.03 | $ | 14.74 | $ | 14.16 | $ | 11.74 | $ | 8.93 | $ | 11.94 | $ | 11.79 | |||||||||
Weighted Average Remaining Lease Term (Years) 2 | 5.9 | 4.7 | 3.2 | 4.2 | 5.1 | 3.0 | 4.4 | ||||||||||||||||
Investments in Improved Land | |||||||||||||||||||||||
| Number of Land Parcels | 11 | 13 | 3 | 10 | 2 | 3 | 42 | ||||||||||||||||
| Acres | 22.9 | 68.0 | 7.1 | 25.8 | 3.2 | 20.7 | 147.7 | ||||||||||||||||
| % of Total | 15.5 | % | 46.1 | % | 4.8 | % | 17.5 | % | 2.1 | % | 14.0 | % | 100.0 | % | |||||||||
Occupancy % as of June 30, 2022 | 90.7 | % | 100.0 | % | 100.0 | % | 91.3 | % | 100.0 | % | 100.0 | % | 97.0 | % | |||||||||
Annualized Base Rent (in thousands) 1 | $ | 6,150 | $ | 9,785 | $ | 1,452 | $ | 4,124 | $ | 422 | $ | 1,733 | $ | 23,666 | |||||||||
| % of Total | 26.0 | % | 41.3 | % | 6.1 | % | 17.4 | % | 1.8 | % | 7.4 | % | 100.0 | % | |||||||||
Annualized Base Rent 1 Per Occupied Square Foot | $ | 6.82 | $ | 3.45 | $ | 4.72 | $ | 4.18 | $ | 3.07 | $ | 1.98 | $ | 3.90 | |||||||||
Weighted Average Remaining Lease Term (Years) 2 | 4.5 | 6.1 | 3.6 | 3.3 | 2.2 | 5.5 | 4.7 | ||||||||||||||||
Total Investments in Real Estate and Improved Land | |||||||||||||||||||||||
Annualized Base Rent (in thousands) 1 | $ | 36,308 | $ | 50,455 | $ | 35,958 | $ | 36,323 | $ | 22,342 | $ | 21,516 | $ | 202,902 | |||||||||
% of Total Annualized Base Rent 1 | 17.9 | % | 24.9 | % | 17.7 | % | 17.9 | % | 11.1 | % | 10.5 | % | 100.0 | % | |||||||||
Gross Book Value (in thousands) 3 | $ | 586,895 | $ | 764,302 | $ | 554,107 | $ | 605,016 | $ | 427,330 | $ | 318,790 | $ | 3,256,440 | |||||||||
| % of Total Gross Book Value | 18.0 | % | 23.5 | % | 17.0 | % | 18.6 | % | 13.1 | % | 9.8 | % | 100.0 | % | |||||||||
1Annualized base rent is calculated as contractual monthly base rent per the leases, excluding any partial or full rent abatements, as of June 30, 2022, multiplied by 12.
2Weighted average remaining lease term is calculated by summing the remaining lease term of each lease as of June 30, 2022, weighted by the respective square footage.
3Includes four properties under redevelopment that, upon completion, will consist of two properties aggregating approximately 0.3 million square feet and two improved land parcels aggregating approximately 12.1 acres.
As of June 30, 2022, we owned four properties under redevelopment that, upon completion, will consist of two properties aggregating approximately 0.3 million square feet and two improved land parcels aggregating approximately 12.1 acres with a total expected investment of approximately $108.3 million, including redevelopment costs, capitalized interest and other costs.
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The following table summarizes our capital expenditures incurred during the three and six months ended June 30, 2022 and 2021 (dollars in thousands):
| For the Three Months Ended June 30, | For the Six Months Ended June 30, | ||||||||||||||||||||||
| 2022 | 2021 | 2022 | 2021 | ||||||||||||||||||||
| Building improvements | $ | 11,356 | $ | 9,940 | $ | 20,872 | $ | 11,694 | |||||||||||||||
| Tenant improvements | 6,577 | 2,499 | 11,124 | 3,420 | |||||||||||||||||||
| Leasing commissions | 5,245 | 4,985 | 9,936 | 7,727 | |||||||||||||||||||
| Redevelopment, renovation and expansion | 7,232 | 5,311 | 19,183 | 5,883 | |||||||||||||||||||
Total capital expenditures 1 | $ | 30,410 | $ | 22,735 | $ | 61,115 | $ | 28,724 | |||||||||||||||
1Includes approximately $19.2 million and $13.8 million for the three months ended June 30, 2022 and 2021, respectively, and approximately $42.7 million and $15.0 million for the six months ended June 30, 2022 and 2021, respectively, related to leasing acquired vacancy, redevelopment construction in progress and renovation and expansion projects (stabilization capital) at 29 and 14 properties for the three months ended June 30, 2022 and 2021, respectively, and at 34 and 14 properties for the six months ended June 30, 2022 and 2021, respectively. Also includes approximately $3.4 million and $3.6 million for the three and six months ended June 30, 2022, respectively, related to roof replacements in advance of rooftop solar installations as part of our ESG initiatives.
Our industrial properties are typically subject to leases on a “triple net basis,” in which tenants pay their proportionate share of real estate taxes, insurance and operating costs, or are subject to leases on a “modified gross basis,” in which tenants pay expenses over certain threshold levels. In addition, approximately 93.6% of our leased space includes fixed rental increases or Consumer Price Index-based rental increases. Lease terms typically range from three to ten years. We monitor the liquidity and creditworthiness of our tenants on an ongoing basis by reviewing outstanding accounts receivable balances, and as provided under the respective lease agreements, review the tenant’s financial condition periodically as appropriate. As needed, we hold discussions with the tenant’s management about their business and we conduct site visits of the tenant’s operations.
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Our top 20 customers based on annualized base rent as of June 30, 2022 are as follows:
| Customer | Leases | Rentable Square Feet | % of Total Rentable Square Feet | Annualized Base Rent (in thousands) 1 | % of Total Annualized Base Rent | ||||||||||||||||||||||||||||||
| 1 | Amazon.com 2 | 6 | 471,880 | 3.1 | % | $ | 9,069 | 4.5 | % | ||||||||||||||||||||||||||
| 2 | FedEx Corporation 3 | 6 | 246,779 | 1.6 | % | 4,880 | 2.4 | % | |||||||||||||||||||||||||||
| 3 | Danaher | 3 | 171,707 | 1.1 | % | 3,960 | 2.0 | % | |||||||||||||||||||||||||||
| 4 | United States Government | 8 | 300,732 | 2.0 | % | 3,794 | 1.9 | % | |||||||||||||||||||||||||||
| 5 | District of Columbia | 7 | 234,071 | 1.5 | % | 3,343 | 1.6 | % | |||||||||||||||||||||||||||
| 6 | O'Neill Logistics | 2 | 237,692 | 1.6 | % | 2,069 | 1.0 | % | |||||||||||||||||||||||||||
| 7 | Port Kearny Security, Inc. 4 | 1 | — | — | % | 2,040 | 1.0 | % | |||||||||||||||||||||||||||
| 8 | DirectBuy Home Improvement | 2 | 230,891 | 1.5 | % | 2,011 | 1.0 | % | |||||||||||||||||||||||||||
| 9 | B&B Granite Block Sales, LLC 5 | 1 | — | — | % | 1,944 | 1.0 | % | |||||||||||||||||||||||||||
| 10 | Costco-Innovel Solutions LLC | 1 | 219,910 | 1.5 | % | 1,870 | 0.9 | % | |||||||||||||||||||||||||||
| 11 | Hanjin International America, Inc. and Hanjin Transportation Co., LTD | 1 | 114,061 | 0.8 | % | 1,848 | 0.9 | % | |||||||||||||||||||||||||||
| 12 | XPO Logistics | 2 | 180,717 | 1.2 | % | 1,843 | 0.9 | % | |||||||||||||||||||||||||||
| 13 | Team Alliance Logistics Inc. DBA A&V Transportation 6 | 2 | — | — | % | 1,777 | 0.9 | % | |||||||||||||||||||||||||||
| 14 | L3 Harris Technologies, Inc. | 1 | 147,898 | 1.0 | % | 1,751 | 0.8 | % | |||||||||||||||||||||||||||
| 15 | Divergent Technologies, Inc. 7 | 2 | 72,808 | 0.6 | % | 1,613 | 0.8 | % | |||||||||||||||||||||||||||
| 16 | Bar Logistics | 1 | 203,263 | 1.3 | % | 1,593 | 0.8 | % | |||||||||||||||||||||||||||
| 17 | Topaz Lighting Corp. | 1 | 190,000 | 1.2 | % | 1,552 | 0.8 | % | |||||||||||||||||||||||||||
| 18 | YRC | 2 | 61,252 | 0.4 | % | 1,540 | 0.8 | % | |||||||||||||||||||||||||||
| 19 | PODS Enterprises. LLC | 1 | 201,977 | 1.3 | % | 1,515 | 0.7 | % | |||||||||||||||||||||||||||
| 20 | Envogue International | 1 | 192,000 | 1.3 | % | 1,454 | 0.7 | % | |||||||||||||||||||||||||||
| Total | 51 | 3,477,638 | 23.0 | % | $ | 51,466 | 25.4 | % | |||||||||||||||||||||||||||
1Annualized base rent is calculated as contractual monthly base rent per the leases, excluding any partial or full rent abatements, as of June 30, 2022, multiplied by 12.
2Includes two improved land parcels consisting of approximately 6.2 acres.
3Includes two improved land parcels consisting of approximately 7.7 acres.
4Includes an improved land parcel consisting of approximately 16.9 acres.
5Includes an improved land parcel consisting of approximately 7.2 acres.
6Includes two improved land parcels consisting of approximately 4.4 acres.
7Includes an improved land parcel consisting of approximately 1.4 acres.
The following table summarizes the anticipated lease expirations for leases in place as of June 30, 2022, without giving effect to the exercise of unexercised renewal options or termination rights, if any, at or prior to the scheduled expirations:
| Year | Rentable Square Feet | % of Total Rentable Square Feet | Annualized Base Rent (in thousands) 2, 3 | % of Total Annualized Base Rent | ||||||||||||||||||||||
2022 (6 months) 1 | 988,633 | 6.5 | % | $ | 8,027 | 3.4 | % | |||||||||||||||||||
| 2023 | 1,955,040 | 12.9 | % | 26,103 | 11.1 | % | ||||||||||||||||||||
| 2024 | 1,854,679 | 12.3 | % | 25,150 | 10.8 | % | ||||||||||||||||||||
| 2025 | 1,805,514 | 12.0 | % | 35,947 | 15.3 | % | ||||||||||||||||||||
| 2026 | 2,447,748 | 16.2 | % | 38,749 | 16.5 | % | ||||||||||||||||||||
| Thereafter | 5,733,470 | 38.0 | % | 100,337 | 42.9 | % | ||||||||||||||||||||
| Total | 14,785,084 | 97.9 | % | $ | 234,313 | 100.0 | % | |||||||||||||||||||
1Includes leases that expire on or after June 30, 2022 and month-to-month leases totaling approximately 30,348 square feet.
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2Annualized base rent is calculated as contractual monthly base rent per the leases at expiration, excluding any partial or full rent abatements, as of June 30, 2022, multiplied by 12.
3Includes annualized base rent related to 42 improved land parcels totaling approximately 147.7 acres.
Our ability to re-lease or renew expiring space at rental rates equal to or in excess of current rental rates will impact our results of operations. As of June 30, 2022, leases representing approximately 3.4% of the total annualized base rent of our portfolio are scheduled to expire during the year ending December 31, 2022. We currently expect that, on average, the rental rates we are likely to achieve on new (re-leased) or renewed leases for our 2022 expirations will be above the rates currently being paid for the same space. Cash rent changes on new and renewed leases totaling approximately 0.5 million square feet and 7.2 acres of improved land commencing during the three months ended June 30, 2022 were approximately 55.4% higher as compared to the previous rental rates for that same space, and cash rent changes on new and renewed leases totaling approximately 1.2 million square feet and 11.3 acres commencing during the six months ended June 30, 2022 were approximately 42.8% higher as compared to the previous rental rates for that same space. We had a tenant retention ratio for the operating portfolio of 27.5% and 38.6%, respectively, for the three and six months ended June 30, 2022. We had a tenant retention ratio for the improved land portfolio of 100.0% and 87.4%, respectively, for the three and six months ended June 30, 2022. We define tenant retention ratio as the square footage or acreage of all leases commenced during the period that are rented by existing tenants divided by the square footage or acreage of all expiring leases during the reporting period. The square footage or acreage of tenants that default or buy-out prior to expiration of their lease and short-term leases of less than one year are not included in the calculation.
Our past performance may not be indicative of future results, and we cannot assure you that leases will be renewed or that our properties will be re-leased at all or at rental rates equal to or above the current average rental rates. Further, re-leased/renewed rental rates in a particular market may not be consistent with rental rates across our portfolio as a whole and re-leased/renewed rental rates for particular properties within a market may not be consistent with rental rates across our portfolio within a particular market, in each case due to a number of factors, including local real estate conditions, local supply and demand for industrial space, the condition of the property, the impact of leasing incentives, including free rent and tenant improvements, and whether the property, or space within the property, has been redeveloped.
Recent Developments
Acquisition Activity
During the three months ended June 30, 2022, we acquired ten industrial properties for a total purchase price of approximately $203.3 million. The properties were acquired from unrelated third parties using existing cash on hand, net proceeds from dispositions, net proceeds from the issuance of common stock and debt. The following table sets forth the industrial properties we acquired during the three months ended June 30, 2022:
| Property Name | Location | Acquisition Date | Number of Buildings | Square Feet | Purchase Price (in thousands) 1 | Stabilized Cap Rate 2 | Acreage 3 | |||||||||||||||||||||||||||||||||||||
| NE 91st | Redmond, WA | April 8, 2022 | 2 | 32,000 | $ | 9,780 | 4.1 | % | — | |||||||||||||||||||||||||||||||||||
| 87 Doremus | Newark, NJ | April 18, 2022 | — | — | 17,300 | 5.3 | % | 9.7 | ||||||||||||||||||||||||||||||||||||
| 3660 Thomas Road | Santa Clara, CA | May 4, 2022 | 1 | 135,000 | 54,600 | 2.5 | % | — | ||||||||||||||||||||||||||||||||||||
| 127 Doremus Avenue | Newark, NJ | May 19, 2022 | — | — | 11,900 | 6.9 | % | 2.4 | ||||||||||||||||||||||||||||||||||||
| 3660 Fee Ana | Anaheim, CA | May 24, 2022 | — | — | 15,000 | 4.7 | % | 2.1 | ||||||||||||||||||||||||||||||||||||
| 332 Hindry Avenue | Inglewood, CA | May 25, 2022 | 1 | 19,000 | 9,280 | 2.4 | % | — | ||||||||||||||||||||||||||||||||||||
| 8320-8400 Isis Avenue | Los Angeles, CA | May 25, 2022 | 1 | 40,000 | 17,902 | 3.2 | % | — | ||||||||||||||||||||||||||||||||||||
| Teagarden | San Leandro, CA | June 1, 2022 | 5 | 104,000 | 34,600 | 3.5 | % | — | ||||||||||||||||||||||||||||||||||||
| 293 Roanoke Avenue | Newark, NJ | June 7, 2022 | — | — | 13,000 | 5.4 | % | 1.8 | ||||||||||||||||||||||||||||||||||||
| 8660 Willows Road | Redmond, WA | June 17, 2022 | — | — | 19,900 | 4.3 | % | 3.5 | ||||||||||||||||||||||||||||||||||||
| Total/Weighted Average | 10 | 330,000 | $ | 203,262 | 3.8 | % | 19.5 | |||||||||||||||||||||||||||||||||||||
1Excludes intangible liabilities and mortgage premiums, if any. The total aggregate initial investment was approximately $221.6 million, including $8.4 million in capitalized closing costs and acquisition costs and $9.9 million in assumed intangible liabilities.
2Stabilized capitalization rates, referred to herein as stabilized cap rates, are calculated, at the time of acquisition, as annualized cash basis net operating income for the property stabilized to market occupancy (generally 95%) divided by
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the total acquisition cost for the property. Total acquisition cost basis for the property includes the initial purchase price, the effects of marking assumed debt to market, buyer’s due diligence and closing costs, estimated near-term capital expenditures and leasing costs necessary to achieve stabilization. We define cash basis net operating income for the property as net operating income excluding straight-line rents and amortization of lease intangibles. These stabilized cap rates are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control, including risks related to our ability to meet our estimated forecasts related to stabilized cap rates and those risk factors contained in our Annual Report on Form 10-K for the year ended December 31, 2021 and in our other public filings.
3Represents acreage of improved land parcels.
Redevelopment Activity
As of June 30, 2022, we had four properties under redevelopment that, upon completion, will consist of two properties aggregating approximately 0.3 million square feet and two improved land parcels aggregating approximately 12.1 acres with a total expected investment of approximately $108.3 million, including redevelopment costs, capitalized interest and other costs as follows:
| Property Name | Total Expected Investment (in thousands) 1 | Amount Spent to Date (in thousands) | Estimated Amount Remaining to Spend (in thousands) | Estimated Stabilized Cap Rate 2 | Estimated Post-Development Square Feet | Estimated Completion Quarter | % Pre-leased June 30, 2022 | |||||||||||||||||||||||||||||||||||||
73rd Street | $ | 20,616 | $ | 18,313 | $ | 2,303 | 6.5 | % | 128,844 | Q3 2022 | 66.1 | % | ||||||||||||||||||||||||||||||||
Countyline #30 | 37,867 | 37,102 | 765 | 3.8 | % | 205,107 | Q3 2022 | 100.0 | % | |||||||||||||||||||||||||||||||||||
Berryessa 3 | 24,563 | 24,182 | 381 | 5.1 | % | N/A | Q1 2023 | — | % | |||||||||||||||||||||||||||||||||||
Paterson Plank III 4 | 25,303 | 19,545 | 5,758 | 4.4 | % | N/A | Q2 2023 | — | % | |||||||||||||||||||||||||||||||||||
| Total/Weighted Average | $ | 108,349 | $ | 99,142 | $ | 9,207 | 4.7 | % | 333,951 | 86.9 | % | |||||||||||||||||||||||||||||||||
1Total expected investment for the properties include the initial purchase price, buyer’s due diligence and closing costs, estimated near-term redevelopment expenditures, capitalized interest and leasing costs necessary to achieve stabilization.
2Estimated stabilized cap rates are calculated as estimated annualized cash basis net operating income for the properties stabilized to market occupancy (generally 95%) divided by the total acquisition cost for the property. We define cash basis net operating income for the property as net operating income excluding straight-line rents and amortization of lease intangibles. These stabilized cap rates are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control, including risks related to our ability to meet our estimated forecasts related to stabilized cap rates and those risk factors contained in our Annual Report on Form 10-K for the year ended December 31, 2021 and in our other public filings.
3Improved land parcel of approximately 7.2 acres.
4Improved land parcel of approximately 4.9 acres.
During the second quarter of 2022, we completed redevelopment of our Countyline 29 property in Hialeah, FL consisting of approximately 0.2 million square feet. The property has an estimated stabilized cap rate of 3.8% and the total aggregate investment was approximately $37.7 million.
Disposition Activity
During the six months ended June 30, 2022, we sold one property (consisting of 18 buildings) located in the Northern New Jersey/New York City market for a sales price of approximately $110.4 million, resulting in a gain of approximately $76.0 million.
The following summarizes the condensed results of operations of the property sold during the three and six months ended June 30, 2022 (dollars in thousands):
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| For the Three Months Ended June 30, | For the Six Months Ended June 30, | ||||||||||||||||||||||
| 2022 | 2021 | 2022 | 2021 | ||||||||||||||||||||
| Rental revenues | $ | 458 | $ | 1,005 | $ | 1,554 | $ | 1,985 | |||||||||||||||
| Tenant expense reimbursements | 122 | 422 | 647 | 1,001 | |||||||||||||||||||
| Property operating expenses | (186) | (478) | (745) | (1,152) | |||||||||||||||||||
| Depreciation and amortization | — | (273) | (243) | (554) | |||||||||||||||||||
| Income from operations | $ | 394 | $ | 676 | $ | 1,213 | $ | 1,280 | |||||||||||||||
Credit Facility
On June 29, 2022, we entered into the First Amendment to the Sixth Amended and Restated Senior Credit Agreement (as amended, the “Amended Facility”) which (i) increased the borrowing capacity of the revolving credit facility by $150.0 million to $400.0 million, (ii) decreased the accordion feature by $150.0 million to $500.0 million, and (iii) provided for the calculation of interest, pricing and fees based on SOFR instead of LIBOR.
Senior Unsecured Notes
On August 1, 2022, we prepaid a $50.0 million tranche of the Senior Unsecured Notes using borrowings from our revolving credit facility. The notes bore interest at 4.23% and had an original maturity date of September 1, 2022.
ATM Program
We have an at-the-market equity offering program (the “$300 Million ATM Program”) pursuant to which we may issue and sell shares of our common stock having an aggregate offering price of up to $300.0 million ($219.4 million remaining as of June 30, 2022) in amounts and at times as we determine from time to time. Prior to the implementation of the $300 Million ATM Program, we had a previous at-the-market equity program, which was substantially utilized as of June 10, 2021 and which is no longer active. We intend to use the net proceeds from the offering of the shares under the $300 Million ATM Program, if any, for general corporate purposes, which may include future acquisitions, redevelopments and repayment of indebtedness, including borrowings under our revolving credit facility. During both the three and six months ended June 30, 2022, we issued an aggregate of 27,087 shares of common stock at a weighted average offering price of $76.03 per share under the $300 Million ATM Program, resulting in net proceeds of approximately $2.0 million and paying total compensation to the applicable sales agents of approximately $29,000.
Share Repurchase Program
We have a share repurchase program authorizing us to repurchase up to 3,000,000 shares of our outstanding common stock from time to time through December 31, 2022. Purchases made pursuant to this program, if any, will be made in either the open market or in privately negotiated transactions as permitted by federal securities laws and other legal requirements. The timing, manner, price and amount of any repurchases will be determined by us in our discretion and will be subject to economic and market conditions, stock price, applicable legal requirements and other factors. The program may be suspended or discontinued at any time. As of June 30, 2022, we had not repurchased any shares of our common stock pursuant to our share repurchase program.
Dividend and Distribution Activity
On August 2, 2022, our board of directors declared a cash dividend in the amount of $0.40 per share of our common stock payable on October 14, 2022 to the stockholders of record as of the close of business on September 30, 2022.
Contractual Commitments
As of August 2, 2022, we had outstanding contracts with third-party sellers to acquire three industrial properties for a total aggregate purchase price of $51.3 million, as described under the heading “Material Cash Commitments” in this Quarterly Report on Form 10-Q. There is no assurance that we will acquire the properties under contract because the proposed acquisitions are subject to the completion of satisfactory due diligence and various closing conditions.
Inflation
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The U.S. economy has experienced an increase in inflation rates recently affecting consumers and a wide variety of industries and sectors. Inflation has increased construction costs, including tenant improvements and capital projects, and operating costs. Most of our leases require tenants to pay their share of operating expenses, including common area maintenance, real estate taxes and insurance, thereby reducing our exposure to increases in costs and operating expenses resulting from inflation. In addition, leases with respect to approximately 59.9% of our total rentable square feet expire within five years which enables us to seek to replace existing leases with new leases at the then-existing market rate.
Financial Condition and Results of Operations
We derive substantially all of our revenues from rents received from tenants under existing leases on each of our properties. These revenues include fixed base rents and recoveries of certain property operating expenses that we have incurred and that we pass through to the individual tenants. Approximately 93.6% of our leased space includes fixed rental increases or Consumer Price Index-based rental increases. Lease terms typically range from three to ten years.
Our primary cash expenses consist of our property operating expenses, which include: real estate taxes, repairs and maintenance, management expenses, insurance, utilities, general and administrative expenses, which include compensation costs, office expenses, professional fees and other administrative expenses, acquisition costs, which include third-party costs paid to brokers and consultants, and interest expense, primarily on our revolving credit facility, term loans and senior unsecured notes.
Our consolidated results of operations often are not comparable from period to period due to the impact of property acquisitions at various times during the course of such periods. The results of operations of any acquired property are included in our financial statements as of the date of its acquisition.
The analysis of our results below for the three and six months ended June 30, 2022 and 2021 includes the changes attributable to same store properties. The same store pool for the comparison of the three and six months ended June 30, 2022 and 2021 includes all properties that were owned and in operation as of June 30, 2022 and since January 1, 2021 and excludes properties that were either disposed of prior to, held for sale to a third party or in redevelopment as of June 30, 2022. As of June 30, 2022, the same store pool consisted of 200 buildings aggregating approximately 12.4 million square feet representing approximately 81.8% of our total square feet owned and 24 improved land parcels consisting of approximately 91.5 acres. As of June 30, 2022, the non-same store properties, which we acquired, redeveloped, or sold during 2021 and 2022 or were held for sale or in redevelopment as of June 30, 2022, consisted of 49 buildings aggregating approximately 2.7 million square feet, 18 improved land parcels consisting of approximately 56.2 acres and four properties under redevelopment that, upon completion, will consist of two properties aggregating approximately 0.3 million square feet and two improved land parcels aggregating approximately 12.1 acres. As of June 30, 2022 and 2021, our consolidated same store pool occupancy was approximately 98.0% and 97.9%, respectively.
Our future financial condition and results of operations, including rental revenues, straight-line rents and amortization of lease intangibles, may be impacted by the acquisitions of additional properties, and expenses may vary materially from historical results.
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Comparison of the Three Months Ended June 30, 2022 to the Three Months Ended June 30, 2021:
| For the Three Months Ended June 30, | |||||||||||||||||||||||
| 2022 | 2021 | $ Change | % Change | ||||||||||||||||||||
| (Dollars in thousands) | |||||||||||||||||||||||
Rental revenues 1 | |||||||||||||||||||||||
| Same store | $ | 41,443 | $ | 38,876 | $ | 2,567 | 6.6 | % | |||||||||||||||
Non-same store operating properties 2 | 11,018 | 3,559 | 7,459 | 209.6 | % | ||||||||||||||||||
| Total rental revenues | 52,461 | 42,435 | 10,026 | 23.6 | % | ||||||||||||||||||
Tenant expense reimbursements 1 | |||||||||||||||||||||||
| Same store | 10,936 | 9,915 | 1,021 | 10.3 | % | ||||||||||||||||||
Non-same store operating properties 2 | 1,972 | 945 | 1,027 | 108.7 | % | ||||||||||||||||||
| Total tenant expense reimbursements | 12,908 | 10,860 | 2,048 | 18.9 | % | ||||||||||||||||||
| Total revenues | 65,369 | 53,295 | 12,074 | 22.7 | % | ||||||||||||||||||
| Property operating expenses | |||||||||||||||||||||||
| Same store | 12,719 | 11,751 | 968 | 8.2 | % | ||||||||||||||||||
Non-same store operating properties 2 | 3,085 | 1,420 | 1,665 | 117.3 | % | ||||||||||||||||||
| Total property operating expenses | 15,804 | 13,171 | 2,633 | 20.0 | % | ||||||||||||||||||
Net operating income 3 | |||||||||||||||||||||||
| Same store | 39,660 | 37,040 | 2,620 | 7.1 | % | ||||||||||||||||||
Non-same store operating properties 2 | 9,905 | 3,084 | 6,821 | 221.2 | % | ||||||||||||||||||
| Total net operating income | $ | 49,565 | $ | 40,124 | $ | 9,441 | 23.5 | % | |||||||||||||||
| Other costs and expenses | |||||||||||||||||||||||
| Depreciation and amortization | 15,288 | 11,968 | 3,320 | 27.7 | % | ||||||||||||||||||
| General and administrative | 7,333 | 6,866 | 467 | 6.8 | % | ||||||||||||||||||
| Acquisition costs and other | 1,027 | 117 | 910 | 777.8 | % | ||||||||||||||||||
| Total other costs and expenses | 23,648 | 18,951 | 4,697 | 24.8 | % | ||||||||||||||||||
| Other income (expense) | |||||||||||||||||||||||
| Interest and other income | 115 | 221 | (106) | (48.0) | % | ||||||||||||||||||
| Interest expense, including amortization | (5,047) | (4,016) | (1,031) | 25.7 | % | ||||||||||||||||||
| Gain on sales of real estate investments | 76,048 | — | 76,048 | n/a | |||||||||||||||||||
| Total other income (expense) | 71,116 | (3,795) | 74,911 | n/a | |||||||||||||||||||
| Net income | $ | 97,033 | $ | 17,378 | $ | 79,655 | 458.4 | % | |||||||||||||||
1Accounting Standards Update (“ASU”) No. 2018-11, Leases (Topic 842), allows us to elect not to separate lease and non-lease rental income. All rental income earned pursuant to tenant leases is reflected as one line, “Rental revenues and tenant expense reimbursements” on our accompanying consolidated statements of operations. We believe that the above presentation of rental revenues and tenant expense reimbursements is not, and is not intended to be, a presentation in accordance with accounting principles generally accepted in the United States of America (“GAAP”), and a reconciliation to total revenue is provided above. We believe this information is frequently used by management, investors, and other interested parties to evaluate our performance. See “Note 2 - Significant Accounting Policies” in our condensed notes to consolidated financial statements for more information regarding our adoption of this standard.
2Includes 2022 and 2021 acquisitions and dispositions, eighteen improved land parcels and four properties under redevelopment as of June 30, 2022.
3Includes straight-line rents and amortization of lease intangibles. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of net operating income and same store net operating income from net income and a discussion of why we believe net operating income and same store net operating income are useful supplemental measures of our operating performance.
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Revenues. Total revenues increased approximately $12.1 million for the three months ended June 30, 2022 compared to the same period from the prior year due primarily to increased revenue on new and renewed leases, property acquisitions during 2022 and 2021 and an increase in occupancy rate. Cash rents on new and renewed leases totaling approximately 0.5 million square feet commencing during the three months ended June 30, 2022 increased approximately 55.4% compared to the previous rental rates for that same space. For the three months ended June 30, 2022 and 2021, approximately $1.4 million and $1.1 million, respectively, was recorded in straight-line rental revenues related to contractual rent abatements given to certain tenants.
Property operating expenses. Total property operating expenses increased approximately $2.6 million during the three months ended June 30, 2022 compared to the same period from the prior year. The increase in total property operating expenses was primarily due to an increase of approximately $1.7 million attributable to property acquisitions during 2022 and 2021 as well as increases in insurance premiums, real estate taxes related to annual rate increases and utilities expenses incurred at certain of our properties.
Depreciation and amortization. Depreciation and amortization increased approximately $3.3 million during the three months ended June 30, 2022 compared to the same period from the prior year primarily due to property acquisitions during 2022 and 2021.
General and administrative expenses. General and administrative expenses increased approximately $0.5 million primarily due to increased restricted stock amortization and other compensation expenses due to an increase in the number of employees and salaries for the three months ended June 30, 2022 compared to the same period from the prior year.
Acquisition costs and other. Acquisition costs and other increased approximately $0.9 million during the three months ended June 30, 2022 compared to the same period from the prior year primarily due to environmental remediation at our Avenue A property of approximately $1.0 million.
Interest and other income. Interest and other income for the three months ended June 30, 2022 remained consistent with the same period in the prior year.
Interest expense, including amortization. Interest expense increased approximately $1.0 million for the three months ended June 30, 2022 compared to the same period from the prior year primarily due to the issuance of approximately $150.0 million of senior unsecured notes on July 15, 2021 and $125.0 million of senior unsecured notes on October 28, 2021.
Gain on sales of real estate investments. Gain on sales of real estate investments increased approximately $76.0 million for the three months ended June 30, 2022 compared to the same period from the prior year. We sold one property during the three months ended June 30, 2022 and we did not sell any properties during the three months ended June 30, 2021.
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Comparison of the Six Months Ended June 30, 2022 to the Six Months Ended June 30, 2021:
| For the Six Months Ended June 30, | |||||||||||||||||||||||
| 2022 | 2021 | $ Change | % Change | ||||||||||||||||||||
| (Dollars in thousands) | |||||||||||||||||||||||
Rental revenues 1 | |||||||||||||||||||||||
| Same store | $ | 82,297 | $ | 76,558 | $ | 5,739 | 7.5 | % | |||||||||||||||
Non-same store operating properties 2 | 20,505 | 5,686 | 14,819 | 260.6 | % | ||||||||||||||||||
| Total rental revenues | 102,802 | 82,244 | 20,558 | 25.0 | % | ||||||||||||||||||
Tenant expense reimbursements 1 | |||||||||||||||||||||||
| Same store | 22,385 | 19,948 | 2,437 | 12.2 | % | ||||||||||||||||||
Non-same store operating properties 2 | 4,217 | 1,794 | 2,423 | 135.1 | % | ||||||||||||||||||
| Total tenant expense reimbursements | 26,602 | 21,742 | 4,860 | 22.4 | % | ||||||||||||||||||
| Total revenues | 129,404 | 103,986 | 25,418 | 24.4 | % | ||||||||||||||||||
| Property operating expenses | |||||||||||||||||||||||
| Same store | 26,375 | 24,005 | 2,370 | 9.9 | % | ||||||||||||||||||
Non-same store operating properties 2 | 6,305 | 2,678 | 3,627 | 135.4 | % | ||||||||||||||||||
| Total property operating expenses | 32,680 | 26,683 | 5,997 | 22.5 | % | ||||||||||||||||||
Net operating income 3 | |||||||||||||||||||||||
| Same store | 78,307 | 72,501 | 5,806 | 8.0 | % | ||||||||||||||||||
Non-same store operating properties 2 | 18,417 | 4,802 | 13,615 | 283.5 | % | ||||||||||||||||||
| Total net operating income | $ | 96,724 | $ | 77,303 | $ | 19,421 | 25.1 | % | |||||||||||||||
| Other costs and expenses | |||||||||||||||||||||||
| Depreciation and amortization | 30,270 | 23,344 | 6,926 | 29.7 | % | ||||||||||||||||||
| General and administrative | 14,860 | 12,448 | 2,412 | 19.4 | % | ||||||||||||||||||
| Acquisition costs and other | 1,055 | 172 | 883 | 513.4 | % | ||||||||||||||||||
| Total other costs and expenses | 46,185 | 35,964 | 10,221 | 28.4 | % | ||||||||||||||||||
| Other income (expense) | |||||||||||||||||||||||
| Interest and other income | 236 | 457 | (221) | (48.4) | % | ||||||||||||||||||
| Interest expense, including amortization | (10,128) | (8,161) | (1,967) | 24.1 | % | ||||||||||||||||||
| Gain on sales of real estate investments | 76,048 | — | 76,048 | n/a | |||||||||||||||||||
| Total other income (expense) | 66,156 | (7,704) | 73,860 | n/a | |||||||||||||||||||
| Net income | $ | 116,695 | $ | 33,635 | $ | 83,060 | 246.9 | % | |||||||||||||||
1ASU No. 2018-11, Leases (Topic 842), Targeted Improvements, allows us to elect not to separate lease and non-lease rental income. All rental income earned pursuant to tenant leases is reflected as one line, “Rental revenues and tenant expense reimbursements” on our accompanying consolidated statements of operations. We believe that the above presentation of rental revenues and tenant expense reimbursements is not, and is not intended to be, a presentation in accordance with GAAP. We believe this information is frequently used by management, investors, and other interested parties to evaluate our performance. See “Note 2 - Significant Accounting Policies” in our condensed notes to consolidated financial statements for more information regarding our adoption of this standard.
2Includes 2021 and 2022 acquisitions and dispositions, eighteen improved land parcels and four properties under redevelopment as of June 30, 2022.
3Includes straight-line rents and amortization of lease intangibles. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of net operating income and same store net operating income from net income and a discussion of why we believe net operating income and same store net operating income are useful supplemental measures of our operating performance.
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Revenues. Total revenues increased approximately $25.4 million for the six months ended June 30, 2022 compared to the same period from the prior year due primarily to increased revenue on new and renewed leases, property acquisitions during 2022 and 2021 and an increase in occupancy rate. Cash rents on new and renewed leases totaling approximately 1.2 million square feet commencing during the six months ended June 30, 2022 increased approximately 42.8% compared to the same period from the prior year. For the six months ended June 30, 2022 and 2021, approximately $3.2 million and $2.2 million, respectively, was recorded in straight-line rental revenues related to contractual rent abatements given to certain tenants and approximately $0.1 million and $0.2 million, respectively, was recorded in lease termination revenue.
Property operating expenses. Total property operating expenses increased approximately $6.0 million during the six months ended June 30, 2022 compared to the same period from the prior year. The increase in total property operating expenses was primarily due to an increase of approximately $3.6 million attributable to property acquisitions during 2022 and 2021 as well increases in insurance premiums, real estate taxes related to annual rate increases and utilities expenses incurred at certain of our properties.
Depreciation and amortization. Depreciation and amortization increased approximately $6.9 million during the six months ended June 30, 2022 compared to the same period from the prior year primarily due to property acquisitions during 2021 and 2022.
General and administrative expenses. General and administrative expenses increased approximately $2.4 million for the six months ended June 30, 2022 primarily due to increased restricted stock amortization and other compensation expenses, including an increase in bonus expense and an increase in the number of employees compared to the same period from the prior year.
Acquisition costs and other. Acquisition costs and other increased approximately $0.9 million during the six months ended June 30, 2022 compared to the same period from the prior year primarily due to environmental remediation at our Avenue A property of approximately $1.0 million.
Interest and other income. Interest and other income for the six months ended June 30, 2022 remained consistent with the same period in the prior year.
Interest expense, including amortization. Interest expense increased approximately $2.0 million for the six months ended June 30, 2022 compared to the same period from the prior year. This increase was primarily due to the issuance of approximately $150.0 million of senior unsecured notes on July 15, 2021 and $125.0 million of senior unsecured notes on October 28, 2021, partially offset by the repayment of an $11.3 million mortgage loan in 2021.
Gain on sales of real estate investments. Gain on sales of real estate investments increased approximately $76.0 million for the six months ended June 30, 2022 compared to the same period from the prior year. We sold one property during the six months ended June 30, 2022 and we did not sell any properties during the six months ended June 30, 2021.
Liquidity and Capital Resources
The primary objective of our financing strategy is to maintain financial flexibility with a conservative capital structure using retained cash flows, proceeds from dispositions of properties, long-term debt and the issuance of common and perpetual preferred stock to finance our growth. Over the long-term, we intend to:
•limit the sum of the outstanding principal amount of our consolidated indebtedness and the liquidation preference of any outstanding perpetual preferred stock to less than 35% of our total enterprise value;
•maintain a fixed charge coverage ratio in excess of 2.0x;
•maintain a debt-to-adjusted EBITDA ratio below 6.0x;
•limit the principal amount of our outstanding floating rate debt to less than 20% of our total consolidated indebtedness; and
•have staggered debt maturities that are aligned to our expected average lease term (five to seven years), positioning us to re-price parts of our capital structure as our rental rates change with market conditions.
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We intend to preserve a flexible capital structure with a long-term goal to maintain our investment grade rating and be in a position to issue additional unsecured debt and perpetual preferred stock. Fitch Ratings assigned us an issuer rating of BBB with a stable outlook. A security rating is not a recommendation to buy, sell or hold securities and may be subject to revision or withdrawal at any time by the assigning rating agency. There can be no assurance that we will be able to maintain our current credit rating. Our credit rating can affect the amount and type of capital we can access, as well as the terms of any financings we may obtain. In the event our current credit rating is downgraded, it may become difficult or expensive to obtain additional financing or refinance existing obligations and commitments. We intend to primarily utilize senior unsecured notes, term loans, credit facilities, dispositions of properties, and proceeds from the issuance of common stock and perpetual preferred stock. We may also assume debt in connection with property acquisitions which may have a higher loan-to-value ratio.
We expect to meet our short-term liquidity requirements generally through net cash provided by operations, existing cash balances and, if necessary, short-term borrowings under our revolving credit facility. We believe that our net cash provided by operations will be adequate to fund operating requirements, pay interest on any borrowings and fund distributions in accordance with the REIT requirements of the federal income tax laws. In the near-term, we intend to fund future investments in properties with cash on hand, term loans, senior unsecured notes, mortgages, borrowings under our revolving credit facility, perpetual preferred and common stock issuances and, from time to time, property dispositions. We expect to meet our long-term liquidity requirements, including with respect to other investments in industrial properties, property acquisitions, property redevelopments, renovations and expansions and scheduled debt maturities, through borrowings under our revolving credit facility, periodic issuances of common stock, perpetual preferred stock, and long-term unsecured and secured debt, and, from time to time, with proceeds from the disposition of properties. The success of our acquisition strategy may depend, in part, on our ability to obtain and borrow under our revolving credit facility and to access additional capital through issuances of equity and debt securities.
We do not have any off-balance sheet arrangements that have or are reasonably likely to have a current or future effect on our financial condition, changes in financial condition, revenues or expenses, results of operations, liquidity, capital expenditures or capital resources that are material to investors.
Equity Sources of Liquidity
The following sets forth certain information regarding our current at-the-market common stock offering program as of June 30, 2022:
| ATM Stock Offering Program | Date Implemented | Maximum Aggregate Offering Price (in thousands) | Aggregate Common Stock Available (in thousands) | |||||||||||||||||
| $300 Million ATM Program | June 11, 2021 | $ | 300,000 | $ | 219,375 | |||||||||||||||
The table below sets forth the activity under our at-the-market common stock offering programs during the three and six months ended June 30, 2022 and 2021, respectively (in thousands, except share and price per share data):
| For the Three Months Ended | Shares Sold | Weighted Average Price Per Share | Net Proceeds (in thousands) | Sales Commissions (in thousands) | ||||||||||||||||||||||
| June 30, 2022 | 27,087 | $ | 76.03 | $ | 2,030 | $ | 29 | |||||||||||||||||||
| June 30, 2021 | 1,084,294 | $ | 64.21 | $ | 68,611 | $ | 1,010 | |||||||||||||||||||
For the Six Months Ended | Shares Sold | Weighted Average Price Per Share | Net Proceeds (in thousands) | Sales Commissions (in thousands) | ||||||||||||||||||||||
| June 30, 2022 | 27,087 | $ | 76.03 | $ | 2,030 | $ | 29 | |||||||||||||||||||
| June 30, 2021 | 1,790,818 | $ | 61.84 | $ | 109,137 | $ | 1,606 | |||||||||||||||||||
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Debt Sources of Liquidity
As of June 30, 2022, we had $50.0 million of senior unsecured notes that mature in September 2022, $100.0 million of senior unsecured notes that mature in July 2024, $50.0 million of senior unsecured notes that mature in July 2026, $50.0 million of senior unsecured notes that mature in October 2027, $100.0 million of senior unsecured notes that mature in July 2028, $100.0 million of senior unsecured notes that mature in December 2029, $125.0 million of senior unsecured notes that mature in August 2030, and $50.0 million of senior unsecured notes that mature in July 2031 (collectively, the “Senior Unsecured Notes”).
On June 29, 2022, we entered into the First Amendment to the Sixth Amended and Restated Senior Credit Agreement (as amended, the “Amended Facility”) which (i) increased the borrowing capacity of the revolving credit facility by $150.0 million to $400.0 million, (ii) decreased the accordion feature by $150.0 million to $500.0 million, and (iii) provided for the calculation of interest, pricing and fees based on SOFR instead of LIBOR. The Amended Facility consists of a $400.0 million revolving credit facility that matures in August 2025 and a $100.0 million term loan that matures in January 2027. As of June 30, 2022 and 2021, there were $12.0 million and $0, respectively, of borrowings outstanding on our revolving credit facility and $100.0 million of borrowings outstanding on our term loan.
The aggregate amount of the Amended Facility may be increased up to $500.0 million, subject to the approval of the administrative agent and the identification of lenders willing to make available additional amounts. Outstanding borrowings under the Amended Facility are limited to the lesser of (i) the sum of the $100.0 million term loan and the $400.0 million revolving credit facility, or (ii) 60.0% of the value of the unencumbered properties. Interest on the Amended Facility, including the term loan, is generally to be paid based upon, at our option, either (i) SOFR plus the applicable SOFR margin or (ii) the applicable base rate, which is the greatest of the administrative agent’s prime rate, 0.50% above the federal funds effective rate, or thirty-day SOFR plus the applicable SOFR margin for SOFR rate loans under the Amended Facility plus 1.25%. The applicable SOFR margin will range from 1.10% to 1.55% (1.10% as of June 30, 2022) for the revolving credit facility and 1.25% to 1.75% (1.25% as of June 30, 2022) for the $100.0 million term loan, depending on the ratio of our outstanding consolidated indebtedness to the value of our consolidated gross asset value and includes a 10 basis points SOFR credit adjustment.. The Amended Facility requires quarterly payments of an annual facility fee in an amount ranging from 0.15% to 0.30%, depending on the ratio of our outstanding consolidated indebtedness to the value of our consolidated gross asset value.
The Amended Facility and the Senior Unsecured Notes are guaranteed by us and by substantially all of the current and to-be-formed subsidiaries of the borrower that own an unencumbered property. The Amended Facility and the Senior Unsecured Notes are not secured by our properties or by interests in the subsidiaries that hold such properties. The Amended Facility and the Senior Unsecured Notes include a series of financial and other covenants with which we must comply. We were in compliance with the covenants under the Amended Facility and the Senior Unsecured Notes as of June 30, 2022 and 2021.
As of June 30, 2022 and December 31, 2021, we held cash and cash equivalents totaling approximately $7.2 million and $204.4 million, respectively.
The following tables summarize our debt maturities and principal payments as of June 30, 2022 and our market capitalization, capitalization ratios, Adjusted EBITDA, interest coverage, fixed charge coverage and debt ratios as of and for the six months ended June 30, 2022 and 2021 (dollars in thousands, except per share data):
| Credit Facility | Term Loan | Senior Unsecured Notes | Total Debt | ||||||||||||||||||||
| 2022 (6 months) | $ | — | $ | — | $ | 50,000 | 1 | $ | 50,000 | ||||||||||||||
| 2023 | — | — | — | — | |||||||||||||||||||
| 2024 | — | — | 100,000 | 100,000 | |||||||||||||||||||
| 2025 | 12,000 | — | — | 12,000 | |||||||||||||||||||
| 2026 | — | — | 50,000 | 50,000 | |||||||||||||||||||
| Thereafter | — | 100,000 | 425,000 | 525,000 | |||||||||||||||||||
| Total Debt | 12,000 | 100,000 | 625,000 | 737,000 | |||||||||||||||||||
| Deferred financing costs, net | — | (455) | (3,486) | (3,941) | |||||||||||||||||||
| Total Debt, net | $ | 12,000 | $ | 99,545 | $ | 621,514 | $ | 733,059 | |||||||||||||||
| Weighted average interest rate | 2.3% | 2.8% | 3.2% | 3.1% | |||||||||||||||||||
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1On August 1, 2022, we prepaid a $50.0 million tranche of the Senior Unsecured Notes using borrowings from our revolving credit facility. The notes bore interest at 4.23% and had an original maturity date of September 1, 2022.
| As of June 30, 2022 | As of June 30, 2021 | ||||||||||
| Total Debt, net | $ | 733,059 | $ | 448,154 | |||||||
| Equity | |||||||||||
| Common Stock | |||||||||||
Shares Outstanding 1 | 75,546,968 | 70,467,125 | |||||||||
Market Price 2 | $ | 55.73 | $ | 64.52 | |||||||
| Total Equity | 4,210,233 | 4,546,539 | |||||||||
| Total Market Capitalization | $ | 4,943,292 | $ | 4,994,693 | |||||||
Total Debt-to-Total Investments in Properties 3 | 22.5% | 18.5% | |||||||||
Total Debt-to-Total Market Capitalization 4 | 14.8% | 9.0% | |||||||||
Floating Rate Debt as a % of Total Debt 5 | 15.2% | 22.3% | |||||||||
Unhedged Floating Rate Debt as a % of Total Debt 6 | 15.2% | 22.3% | |||||||||
Adjusted EBITDA 7 | $ | 86,939 | $ | 69,959 | |||||||
Interest Coverage 8 | 8.6 | x | 8.6 | x | |||||||
Fixed Charge Coverage 9 | 7.4 | x | 8.5 | x | |||||||
Total Debt-to-Adjusted EBITDA 10 | 4.1 | x | 3.1 | x | |||||||
| Weighted Average Maturity of Total Debt (years) | 5.4 | 4.1 | |||||||||
1Includes 292,524 and 215,962 shares of unvested restricted stock outstanding as of June 30, 2022 and 2021, respectively. Also includes 426,594 and 275,727 shares held in the Deferred Compensation Plan as of June 30, 2022 and 2021, respectively.
2Closing price of a share of our common stock on the New York Stock Exchange on June 30, 2022 and 2021, respectively, in dollars per share.
3Total debt-to-total investments in properties is calculated as total debt, including premiums and net of deferred financing costs, divided by total investments in properties.
4Total debt-to-total market capitalization is calculated as total debt, including premiums and net of deferred financing costs, divided by total market capitalization.
5Floating rate debt as a percentage of total debt is calculated as floating rate debt, including premiums and net of deferred financing costs, divided by total debt, including premiums and net of deferred financing costs.
6Unhedged floating rate debt as a percentage of total debt is calculated as unhedged floating rate debt, including premiums and net of deferred financing costs, divided by total debt, including premiums and net of deferred financing costs.
7Earnings before interest, taxes, gains (losses) from sales of property, depreciation and amortization, acquisition costs and stock-based compensation (“Adjusted EBITDA”) for the six months ended June 30, 2022 and 2021, respectively. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of Adjusted EBITDA from net income and a discussion of why we believe Adjusted EBITDA is a useful supplemental measure of our operating performance.
8Interest coverage is calculated as Adjusted EBITDA divided by interest expense, including amortization. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of Adjusted EBITDA from net income and a discussion of why we believe Adjusted EBITDA is a useful supplemental measure of our operating performance.
9Fixed charge coverage is calculated as Adjusted EBITDA divided by interest expense, including amortization plus capitalized interest. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of Adjusted EBITDA from net income and a discussion of why we believe Adjusted EBITDA is a useful supplemental measure of our operating performance.
10Total debt-to-Adjusted EBITDA is calculated as total debt, including premiums and net of deferred financing costs, divided by annualized Adjusted EBITDA. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of Adjusted EBITDA from net income and a discussion of why we believe Adjusted EBITDA is a useful supplemental measure of our operating performance.
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The following table sets forth the cash dividends paid or payable per share during the six months ended June 30, 2022:
| For the Three Months Ended | Security | Dividend per Share | Declaration Date | Record Date | Date Paid | |||||||||||||||||||||||||||
| March 31, 2022 | Common stock | $ | 0.34 | February 8, 2022 | March 25, 2022 | April 8, 2022 | ||||||||||||||||||||||||||
| June 30, 2022 | Common stock | $ | 0.34 | May 3, 2022 | June 30, 2022 | July 14, 2022 | ||||||||||||||||||||||||||
Sources and Uses of Cash
Our principal sources of cash are cash from operations, borrowings under loans payable, draws on our Amended Facility, common and preferred stock issuances, proceeds from property dispositions and issuances of unsecured notes. Our principal uses of cash are asset acquisitions, debt service, capital expenditures, operating costs, corporate overhead costs and common stock dividends.
Cash From Operating Activities. Net cash provided by operating activities totaled approximately $63.2 million for the six months ended June 30, 2022 compared to approximately $59.2 million for the six months ended June 30, 2021. This increase in cash provided by operating activities is primarily attributable to additional cash flows generated from the properties acquired during 2022 and 2021 and increased rents on new and renewed leases at our same store properties.
Cash From Investing Activities. Net cash used in investing activities was approximately $219.1 million and $183.4 million for the six months ended June 30, 2022 and 2021, respectively, which consisted primarily of cash paid for property acquisitions of approximately $277.0 million and $160.0 million, respectively, and additions to capital improvements of approximately $48.9 million and $23.4 million, respectively.
Cash From Financing Activities. Net cash used in financing activities was approximately $38.6 million for the six months ended June 30, 2022, which consisted primarily of approximately $51.3 million in equity dividend payments, partially offset by a $12.0 million draw on our revolving credit facility and approximately $1.5 million in net proceeds from the issuance of common stock. Net cash provided by financing activities was approximately $59.1 million for the six months ended June 30, 2021, which consisted primarily of approximately $111.0 million in net proceeds from the issuance of common stock, partially offset by approximately $40.0 million in equity dividend payments and approximately $11.3 million in mortgage loan payments.
Critical Accounting Policies
A summary of our critical accounting policies is set forth in our Annual Report on Form 10-K for the year ended December 31, 2021 and in the condensed notes to consolidated financial statements in this Quarterly Report on Form 10-Q.
Material Cash Commitments
As of August 2, 2022, we have three outstanding contracts with third-party sellers to acquire three industrial properties for a total aggregate purchase price of $51.3 million. There is no assurance that we will acquire the properties under contract because the proposed acquisitions are subject to the completion of satisfactory due diligence and various closing conditions.
The following table summarizes our material cash commitments due by period as of June 30, 2022 (dollars in thousands):
| Material Cash Commitments | Less than 1 Year | 1-3 Years | 3-5 Years | More than 5 Years | Total | |||||||||||||||||||||||||||
| Debt | $ | 50,000 | $ | 100,000 | $ | 162,000 | $ | 425,000 | $ | 737,000 | ||||||||||||||||||||||
| Debt interest payments | 19,073 | 34,155 | 27,533 | 32,163 | 112,924 | |||||||||||||||||||||||||||
| Operating lease commitments | 634 | 1,354 | 1,436 | 1,167 | 4,591 | |||||||||||||||||||||||||||
Purchase obligations 1 | 51,300 | — | — | — | 51,300 | |||||||||||||||||||||||||||
| Total | $ | 121,007 | $ | 135,509 | $ | 190,969 | $ | 458,330 | $ | 905,815 | ||||||||||||||||||||||
1As of August 2, 2022
As of August 2, 2022, we executed three non-binding letters of intent with third-party sellers to acquire three industrial properties for a total anticipated purchase price of approximately $78.5 million. In the normal course of its business, we enter into non-binding letters of intent to purchase properties from third parties that may obligate us to make payments or perform other obligations upon the occurrence of certain events, including the execution of a purchase and sale agreement and
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satisfactory completion of various due diligence matters. There can be no assurance that we will enter into purchase and sale agreements with respect to these properties or otherwise complete any such prospective purchases on the terms described or at all.
Non-GAAP Financial Measures
We use the following non-GAAP financial measures that we believe are useful to investors as key supplemental measures of our operating performance: funds from operations, or FFO, Adjusted EBITDA, net operating income, or NOI, same store NOI and cash-basis same store NOI. FFO, Adjusted EBITDA, NOI, same store NOI and cash-basis same store NOI should not be considered in isolation or as a substitute for measures of performance in accordance with GAAP. Further, our computation of FFO, Adjusted EBITDA, NOI, same store NOI and cash-basis same store NOI may not be comparable to FFO, Adjusted EBITDA, NOI, same store NOI and cash-basis same store NOI reported by other companies.
We compute FFO in accordance with standards established by the National Association of Real Estate Investment Trusts (“Nareit”), which defines FFO as net income (loss) (determined in accordance with GAAP), excluding gains (losses) from sales of property and impairment write-downs of depreciable real estate, plus depreciation and amortization on real estate assets and after adjustments for unconsolidated partnerships and joint ventures (which are calculated to reflect FFO on the same basis). We believe that presenting FFO provides useful information to investors regarding our operating performance because it is a measure of our operations without regard to specified non-cash items, such as real estate depreciation and amortization and gain or loss on sale of assets.
We believe that FFO is a meaningful supplemental measure of our operating performance because historical cost accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, many industry investors and analysts have considered the presentation of operating results for real estate companies that use historical cost accounting alone to be insufficient. As a result, we believe that the use of FFO, together with the required GAAP presentations, provide a more complete understanding of our operating performance.
The following table reflects the calculation of FFO reconciled from net income for the three and six months ended June 30, 2022 and 2021 (dollars in thousands except per share data):
| For the Three Months Ended June 30, | For the Six Months Ended June 30, | ||||||||||||||||||||||||||||||||||||||||||||||
| 2022 | 2021 | $ Change | % Change | 2022 | 2021 | $ Change | % Change | ||||||||||||||||||||||||||||||||||||||||
Net income | $ | 97,033 | $ | 17,378 | $ | 79,655 | 458.4 | % | $ | 116,695 | $ | 33,635 | $ | 83,060 | 246.9 | % | |||||||||||||||||||||||||||||||
| Gain on sales of real estate investments | (76,048) | — | (76,048) | n/a | (76,048) | — | (76,048) | n/a | |||||||||||||||||||||||||||||||||||||||
| Depreciation and amortization | 15,288 | 11,968 | 3,320 | 27.7 | % | 30,270 | 23,344 | 6,926 | 29.7 | % | |||||||||||||||||||||||||||||||||||||
| Non-real estate depreciation | (21) | (17) | (4) | 23.5 | % | (44) | (30) | (14) | 46.7 | % | |||||||||||||||||||||||||||||||||||||
Allocation to participating securities 1 | (144) | (90) | (54) | 60.0 | % | (285) | (176) | (109) | 61.9 | % | |||||||||||||||||||||||||||||||||||||
Funds from operations attributable to common stockholders 2 | $ | 36,108 | $ | 29,239 | $ | 6,869 | 23.5 | % | $ | 70,588 | $ | 56,773 | $ | 13,815 | 24.3 | % | |||||||||||||||||||||||||||||||
Basic FFO per common share | $ | 0.48 | $ | 0.42 | $ | 0.06 | 14.3 | % | $ | 0.94 | $ | 0.82 | $ | 0.12 | 14.6 | % | |||||||||||||||||||||||||||||||
Diluted FFO per common share | $ | 0.48 | $ | 0.42 | $ | 0.06 | 14.3 | % | $ | 0.94 | $ | 0.82 | $ | 0.12 | 14.6 | % | |||||||||||||||||||||||||||||||
Weighted average basic common shares | 75,250,655 | 69,580,253 | 75,225,233 | 69,094,360 | |||||||||||||||||||||||||||||||||||||||||||
Weighted average diluted common shares | 75,340,872 | 69,808,430 | 75,310,343 | 69,317,407 | |||||||||||||||||||||||||||||||||||||||||||
1To be consistent with our policies of determining whether instruments granted in share-based payment transactions are participating securities and accounting for earnings per share, the FFO per common share is adjusted for FFO distributed through declared dividends (if any) and allocated to all participating securities (weighted average common shares outstanding and unvested restricted shares outstanding) under the two-class method. Under this method, allocations were made to 295,247 and 216,025 of weighted average unvested restricted shares outstanding for the three
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months ended June 30, 2022 and 2021, respectively, and 299,433 and 213,897 of weighted average unvested restricted shares outstanding for the six months ended June 30, 2022 and 2021, respectively.
2Includes performance share award expense of approximately $0.4 million and $1.3 million for the three months ended June 30, 2022 and 2021, respectively, and approximately $1.9 million and $2.6 million for the six months ended June 30, 2022 and 2021, respectively. See “Note 10 – Stockholders’ Equity” in our condensed notes to consolidated financial statements for more information regarding our performance share awards.
FFO increased by approximately $6.9 million and $13.8 million for the three and six months ended June 30, 2022, respectively, compared to the same periods from the prior year due primarily to property acquisitions during 2021 and 2022 as well as same store NOI growth of approximately $2.6 million and $5.8 million for the three and six months ended June 30, 2022, respectively, compared to the same periods from the prior year. The FFO increase was partially offset by increased weighted average common shares outstanding, increased acquisition costs and other due to environmental remediation at our Avenue A property and increased general and administrative expenses due to additional headcount for the three and six months ended June 30, 2022 compared to the same periods from the prior year.
We compute Adjusted EBITDA as earnings before interest, taxes, depreciation and amortization, gain on sales of real estate investments, acquisition costs and stock-based compensation. We believe that presenting Adjusted EBITDA provides useful information to investors regarding our operating performance because it is a measure of our operations on an unleveraged basis before the effects of tax, gain (loss) on sales of real estate investments, non-cash depreciation and amortization expense, acquisition costs and stock-based compensation. By excluding interest expense, Adjusted EBITDA allows investors to measure our operating performance independent of our capital structure and indebtedness and, therefore, allows for more meaningful comparison of our operating performance between quarters and other interim periods as well as annual periods and for the comparison of our operating performance to that of other companies, both in the real estate industry and in other industries. As we are currently in a growth phase, acquisition costs are excluded from Adjusted EBITDA to allow for the comparison of our operating performance to that of stabilized companies.
The following table reflects the calculation of Adjusted EBITDA reconciled from net income for the three and six months ended June 30, 2022 and 2021 (dollars in thousands):
| For the Three Months Ended June 30, | For the Six Months Ended June 30, | ||||||||||||||||||||||||||||||||||||||||||||||
| 2022 | 2021 | $ Change | % Change | 2022 | 2021 | $ Change | % Change | ||||||||||||||||||||||||||||||||||||||||
| Net income | $ | 97,033 | $ | 17,378 | $ | 79,655 | 458.4 | % | $ | 116,695 | $ | 33,635 | $ | 83,060 | 246.9 | % | |||||||||||||||||||||||||||||||
| Gain on sales of real estate investments | (76,048) | — | (76,048) | n/a | (76,048) | — | (76,048) | n/a | |||||||||||||||||||||||||||||||||||||||
| Depreciation and amortization | 15,288 | 11,968 | 3,320 | 27.7 | % | 30,270 | 23,344 | 6,926 | 29.7 | % | |||||||||||||||||||||||||||||||||||||
| Interest expense, including amortization | 5,047 | 4,016 | 1,031 | 25.7 | % | 10,128 | 8,161 | 1,967 | 24.1 | % | |||||||||||||||||||||||||||||||||||||
| Stock-based compensation | 2,010 | 2,677 | (667) | (24.9) | % | 4,839 | 4,647 | 192 | 4.1 | % | |||||||||||||||||||||||||||||||||||||
| Acquisition costs and other | 1,027 | 117 | 910 | 777.8 | % | 1,055 | 172 | 883 | 513.4 | % | |||||||||||||||||||||||||||||||||||||
| Adjusted EBITDA | $ | 44,357 | $ | 36,156 | $ | 8,201 | 22.7 | % | $ | 86,939 | $ | 69,959 | $ | 16,980 | 24.3 | % | |||||||||||||||||||||||||||||||
We compute NOI as rental revenues, including tenant expense reimbursements, less property operating expenses. We compute same store NOI as rental revenues, including tenant expense reimbursements, less property operating expenses on a same store basis. NOI excludes depreciation, amortization, general and administrative expenses, acquisition costs and interest expense, including amortization. We compute cash-basis same store NOI as same store NOI excluding straight-line rents and amortization of lease intangibles. The same store pool includes all properties that were owned and in operation as of June 30, 2022 and since January 1, 2021 and excludes properties that were either disposed of prior to, held for sale to a third party or in redevelopment as of June 30, 2022. As of June 30, 2022, the same store pool consisted of 200 buildings aggregating approximately 12.4 million square feet representing approximately 81.8% of our total square feet owned and 24 improved land parcels containing approximately 91.5 acres. We believe that presenting NOI, same store NOI and cash-basis same store NOI provides useful information to investors regarding the operating performance of our properties because NOI excludes certain items that are not considered to be controllable in connection with the management of the properties, such as depreciation, amortization, general and administrative expenses, acquisition costs and interest expense. By presenting same store NOI and cash-basis same store NOI, the operating results on a same store basis are directly comparable from period to period.
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The following table reflects the calculation of NOI, same store NOI and cash-basis same store NOI reconciled from net income for the three and six months ended June 30, 2022 and 2021 (dollars in thousands):
| For the Three Months Ended June 30, | For the Six Months Ended June 30, | ||||||||||||||||||||||||||||||||||||||||||||||
| 2022 | 2021 | $ Change | % Change | 2022 | 2021 | $ Change | % Change | ||||||||||||||||||||||||||||||||||||||||
Net income 1 | $ | 97,033 | $ | 17,378 | $ | 79,655 | 458.4 | % | $ | 116,695 | $ | 33,635 | $ | 83,060 | 246.9 | % | |||||||||||||||||||||||||||||||
| Depreciation and amortization | 15,288 | 11,968 | 3,320 | 27.7 | % | 30,270 | 23,344 | 6,926 | 29.7 | % | |||||||||||||||||||||||||||||||||||||
| General and administrative | 7,333 | 6,866 | 467 | 6.8 | % | 14,860 | 12,448 | 2,412 | 19.4 | % | |||||||||||||||||||||||||||||||||||||
| Acquisition costs and other | 1,027 | 117 | 910 | 777.8 | % | 1,055 | 172 | 883 | 513.4 | % | |||||||||||||||||||||||||||||||||||||
| Total other income and expenses | (71,116) | 3,795 | (74,911) | n/a | (66,156) | 7,704 | (73,860) | n/a | |||||||||||||||||||||||||||||||||||||||
| Net operating income | 49,565 | 40,124 | 9,441 | 23.5 | % | 96,724 | 77,303 | 19,421 | 25.1 | % | |||||||||||||||||||||||||||||||||||||
Less non-same store NOI 2 | (9,905) | (3,084) | (6,821) | 221.2 | % | (18,417) | (4,802) | (13,615) | 283.5 | % | |||||||||||||||||||||||||||||||||||||
Same store NOI | $ | 39,660 | $ | 37,040 | $ | 2,620 | 7.1 | % | $ | 78,307 | $ | 72,501 | $ | 5,806 | 8.0 | % | |||||||||||||||||||||||||||||||
Less straight-line rents and amortization of lease intangibles 3 | (1,735) | (2,964) | 1,229 | (41.5) | % | (3,865) | (5,695) | 1,830 | (32.1) | % | |||||||||||||||||||||||||||||||||||||
Cash-basis same store NOI | $ | 37,925 | $ | 34,076 | $ | 3,849 | 11.3 | % | $ | 74,442 | $ | 66,806 | $ | 7,636 | 11.4 | % | |||||||||||||||||||||||||||||||
| Less termination fee income | (100) | (29) | (71) | 244.8 | % | (248) | (147) | (101) | 68.7 | % | |||||||||||||||||||||||||||||||||||||
| Cash-basis same store NOI excluding termination fees | $ | 37,825 | $ | 34,047 | $ | 3,778 | 11.1 | % | $ | 74,194 | $ | 66,659 | $ | 7,535 | 11.3 | % | |||||||||||||||||||||||||||||||
1Includes approximately $0.1 million and $0.1 million of lease termination income for the three months ended June 30, 2022 and 2021, respectively, and approximately $0.2 million and $0.2 million of lease termination income for the six months ended June 30, 2022 and 2021, respectively.
2Includes 2021 and 2022 acquisitions and dispositions, 18 improved land parcels consisting of approximately 56.2 acres and four properties under redevelopment and one completed redevelopment property with an aggregate book value of approximately $37.7 million as of June 30, 2022.
3Includes straight-line rents and amortization of lease intangibles for the same store pool only.
Cash-basis same store NOI increased by approximately $3.8 million for the three months ended June 30, 2022 compared to the same period from the prior year primarily due to increased rental revenue on new and renewed leases and contractual rent increases included in pre-existing leases. For the three months ended June 30, 2022 and 2021, total contractual rent abatements of approximately $0.5 million and $0.7 million, respectively, were given to certain tenants in the same-store pool and approximately $0.1 million and $0 million, respectively, in lease termination income was received from certain tenants in the same store pool. In addition, approximately $0.1 million of the increase in cash-basis same store NOI for the three months ended June 30, 2022 related to properties that were acquired vacant or with near term expirations in 2020.
Cash-basis same store NOI increased by approximately $7.6 million for the six months ended June 30, 2022 compared to the same period from the prior year primarily due to increased rental revenue on new and renewed leases and increased occupancy. For the six months ended June 30, 2022 and 2021, total contractual rent abatements of approximately $1.4 million and $1.6 million, respectively, were given to certain tenants in the same-store pool and approximately $0.2 million and $0.1 million, respectively, in lease termination income was received from certain tenants in the same store pool. In addition, approximately $0.2 million of the increase in cash-basis same store NOI for the six months ended June 30, 2022 related to properties that were acquired vacant or with near term expirations in 2020.
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Item 3. Quantitative and Qualitative Disclosures About Market Risk.
Market risk includes risks that arise from changes in interest rates, foreign currency exchange rates, commodity prices, equity prices and other market changes that affect market sensitive instruments. In pursuing our business strategies, the primary market risk which we are exposed to is interest rate risk. We are exposed to interest rate changes primarily as a result of debt used to maintain liquidity, fund capital expenditures and expand our investment portfolio and operations. We seek to limit the impact of interest rate changes on earnings and cash flows and to lower our overall borrowing costs. As described below, some of our outstanding debt bears interest at variable rates, and we expect that some of our future outstanding debt will have variable interest rates. We may use interest rate caps and/or swap agreements to manage our interest rate risks relating to our variable rate debt. We expect to replace variable rate debt on a regular basis with fixed rate, long-term debt to finance our assets and operations.
As of June 30, 2022, we had $100.0 million of borrowings outstanding under our Amended Facility, none of which were subject to interest rate caps. See “Note 8 - Derivative Financial Instruments” in our condensed notes to consolidated financial statements for more information regarding our prior interest rate cap. Amounts borrowed under our Amended Facility bear interest at a variable rate based on SOFR plus an applicable SOFR margin. The weighted average interest rate on borrowings outstanding under our Amended Facility was 2.8% as of June 30, 2022. If the SOFR rate were to fluctuate by 0.25%, interest expense would increase or decrease, depending on rate movement, future earnings and cash flows by approximately $0.3 million annually on the total of the outstanding balances on our Amended Facility as of June 30, 2022.
We expect that all LIBOR settings relevant to us will cease to be published or will no longer be representative after June 30, 2023. As a result, any of our LIBOR-based borrowings that extend beyond such date will need to be converted to a replacement rate. If a contract is not transitioned to an alternative variable rate and LIBOR is discontinued, the impact is likely to vary by contract. As of June 30, 2022, each of the agreements governing our variable rate debt either have been transitioned to SOFR or provide for the replacement of LIBOR if it becomes unavailable during the term of such agreement.
The discontinuation of LIBOR will not affect our ability to borrow or maintain already outstanding borrowings or swaps, but as our contracts indexed to LIBOR are converted to SOFR, the differences between LIBOR and SOFR, plus the recommended spread adjustment, could result in interest costs that are higher than if LIBOR remained available. Additionally, although SOFR is the ARRC’s recommended replacement rate, it is also possible that lenders may instead choose alternative replacement rates that may differ from LIBOR in ways similar to SOFR or in ways that would result in higher interest costs for us. It is not yet possible to predict the magnitude of LIBOR’s end on our borrowing costs given the remaining uncertainty about which rates will replace LIBOR.
Item 4. Controls and Procedures.
Evaluation of Disclosure Controls and Procedures
Our management has evaluated, under the supervision and with the participation of our Chief Executive Officer, President and Chief Financial Officer, the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act), and has concluded that as of the end of the period covered by this report, our disclosure controls and procedures were effective to give reasonable assurance that information required to be disclosed by us in the reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission’s rules and forms and is accumulated and communicated to our management, including our Chief Executive Officer, President and Chief Financial Officer, as appropriate to allow timely decisions regarding required disclosures.
Changes in Internal Control Over Financial Reporting
There were no changes in our internal control over financial reporting during the quarter ended June 30, 2022 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.
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PART II. OTHER INFORMATION
Item 1. Legal Proceedings.
We are not involved in any material litigation nor, to our knowledge, is any material litigation threatened against us.
Item 1A. Risk Factors.
Except to the extent updated below or to the extent additional factual information disclosed elsewhere in this Quarterly Report on Form 10-Q relates to such risk factors (including, without limitation, the matters discussed in Part I, “Item 2—Management’s Discussion and Analysis of Financial Condition and Results of Operations”), there have been no material changes to the risk factors disclosed in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021.
Item 2. Unregistered Sale of Equity Securities and Use of Proceeds.
(a)Not Applicable.
(b)Not Applicable.
(c)Not Applicable.
Item 3. Defaults Upon Senior Securities.
None.
Item 4. Mine Safety Disclosures.
Not Applicable.
Item 5. Other Information.
None.
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Item 6. Exhibits
Exhibit Number | Exhibit Description | |||||||
| 10.1 | ||||||||
| 31.1* | ||||||||
| 31.2* | ||||||||
| 31.3* | ||||||||
| 32.1** | ||||||||
| 32.2** | ||||||||
| 32.3** | ||||||||
| 101.SCH* | Inline XBRL Taxonomy Extension Schema Document | |||||||
| 101.CAL* | Inline XBRL Taxonomy Extension Calculation Linkbase Document | |||||||
| 101.LAB* | Inline XBRL Taxonomy Extension Label Linkbase Document | |||||||
| 101.PRE* | Inline XBRL Taxonomy Extension Presentation Linkbase Document | |||||||
| 101.DEF* | Inline XBRL Taxonomy Definition Linkbase Document | |||||||
| 104* | Cover Page Interactive Data File (formatted as inline XBRL and with applicable taxonomy extension information contained in Exhibits 101.*) | |||||||
________________
* Filed herewith.
** Furnished herewith.
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SIGNATURES
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 thereunto duly authorized.
| Terreno Realty Corporation | |||||||||||
| August 3, 2022 | By: | /s/ W. Blake Baird | |||||||||
| W. Blake Baird | |||||||||||
| Chairman and Chief Executive Officer | |||||||||||
| August 3, 2022 | By: | /s/ Michael A. Coke | |||||||||
| Michael A. Coke | |||||||||||
| President | |||||||||||
| August 3, 2022 | By: | /s/ Jaime J. Cannon | |||||||||
| Jaime J. Cannon | |||||||||||
| Chief Financial Officer (Principal Financial Officer) | |||||||||||
| August 3, 2022 | By: | /s/ Melinda Weston | |||||||||
| Melinda Weston | |||||||||||
| Chief Accounting Officer (Principal Accounting Officer) | |||||||||||
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