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Liberty Property Trust Announces Second Quarter 2017 Results

MALVERN, Penn., July 25, 2017 (GLOBE NEWSWIRE) -- Liberty Property Trust announced financial and operating results for the quarter ended June 30, 2017.

Management Comments
”Liberty’s results at mid-year reflect the continued strength of the industrial real estate market,” said Bill Hankowsky, chairman and chief executive officer. “We anticipate consistently strong leasing volumes, rent growth and occupancy gains for the remainder of the year.”

Highlights for Second Quarter 2017

  • Net income available to common shareholders $0.35 per diluted share
  • NAREIT Funds from Operations $0.65 per diluted share
  • Same store operating income increased by 1.4%, over prior year quarter
  • Same store operating income for the industrial portfolio increased by 2.7%
  • Portfolio occupancy on a commenced basis at quarter-end 95.6%, and on a signed basis 97.2%
  • 6.5 million square feet of lease transactions completed
  • Rents on industrial leases up 11.9%
  • Rents on office leases up 5.7%
  • $73.6 million in development starts

Earnings Guidance

  • Liberty increased Funds from Operations guidance range for 2017 to be $2.49 - $2.55 per diluted share

Financial Results
Net income: Net income available to common shareholders for the second quarter of 2017 was $51.4 million, or $0.35 per diluted share, compared to $49.6 million, or $0.34 per diluted share, for the second quarter of 2016.

For the six months ended June 30, 2017, net income available to common shareholders was $94.4 million, or $0.64 per diluted share, compared to $107.2 million, or $0.73 per diluted share, for the first six months of 2016.

Funds from Operations: The company uses the National Association of Real Estate Investment Trusts (“NAREIT”) definition of Funds from Operations (“FFO”) as an operating measure of the company’s

financial performance.  A reconciliation of U.S. GAAP net income to NAREIT FFO is included in the financial data tables accompanying this press release.

NAREIT FFO available to common shareholders for the second quarter of 2017 was $98.2 million, or $0.65 per diluted share, compared to $102.2 million, or $0.68 per diluted share, for the second quarter of 2016. 

Net income and NAREIT FFO for the second quarter of 2017 were impacted by gain on the sale of non-depreciable assets of $3.8 million ($0.025 per diluted share).

FFO available to common shareholders for the six months ended June 30, 2017 was $188.8 million, or $1.25 per diluted share, compared to $195.3 million, or $1.30 per diluted share, for the first six months of 2016.

Operating Performance               
Same Store Performance: Property level operating income for same store properties increased by 0.7% on a cash basis and by 1.4% on a straight line basis for the second quarter of 2017, compared to the same quarter in 2016. For the six months ended June 30, 2017, property level operating income for same store properties increased by 1.1% on a cash basis and on a straight line basis, compared to the same period in 2016.

  • Same store operating income for the industrial portfolio increased by 2.1% on a cash basis and 2.7% on a straight line basis. For the six months ended June 30, 2017, industrial same store operating income increased by 2.3% on a cash basis and 2.4% on a straight line basis, compared to the same period in 2016.
  • Same store operating income for the office portfolio decreased by 6.6% on a cash basis and by 5.5% on a straight line basis. For the six months ended June 30, 2017, office same store operating income decreased by 5.2% on a cash basis and on a straight line basis, compared to the same period in 2016.

Occupancy: At June 30, 2017, Liberty’s operating portfolio of 98.9 million square feet was 95.6% occupied, compared to 96.1% at the end of the first quarter 2017. During the quarter, Liberty completed lease transactions totaling 6.5 million square feet of space, and occupancy on a signed but not yet commenced basis is 97.2%.

Industrial Portfolio: The primary driver of Liberty’s results is the performance of its industrial portfolio. The 92.3 million square foot industrial portfolio was 95.9% leased at quarter-end, compared to 96.6% for the previous quarter. Industrial distribution rents increased 11.9% on renewal and replacement leases signed during the quarter.  96% of these leases have built-in rent escalators.

Office Portfolio: Occupancy of Liberty’s 6.6 million square foot office portfolio was 91.5%, up from 88.4% from the previous quarter. During the quarter, a previously announced lease for 170,000 square feet of office space commenced. This lease resulted in a significant increase in office occupancy, as well as a higher than usual tenant improvement costs.  Office rents increased 5.7% on renewal and replacement leases signed in the office portfolio, and 97% of these leases contain built-in rent escalators.
                                                                                                                                             
Real Estate Investments

Development Deliveries: In the second quarter, Liberty brought into service four wholly-owned development properties for a total investment of $65.2 million. The properties contain 724,000 square feet of leasable space and were 100% occupied as of the end of the quarter. The yield on these properties at June 30, 2017 was 7.9%.

Development Starts: In the second quarter, Liberty began development of two wholly-owned properties totaling 1,026,000 square feet of leasable space at a projected investment of $73.6 million. The properties consist of:

  • 7157 Ridge Road, Hanover, MD, 220,000 square feet, 100% leased
  • 100 Carolina Way, Carlisle, PA 805,600 square feet for inventory

Real Estate Acquisitions
During the second quarter, Liberty purchased one 101,000 square foot industrial building currently under development in Gardena, CA for $20.1 million.

Real Estate Dispositions
During the second quarter, Liberty sold two suburban office buildings totaling 94,000 square feet for $8.1 million.

2017 Outlook
A reconciliation of projected NAREIT FFO per share to projected U.S. GAAP net income available to common shareholders per share for 2017 is below (all amounts projected). Additional information on assumptions underlying this guidance is included in Liberty’s second quarter supplemental financial report on the company’s website.

          Revised 2017
Outlook
  Previous 2017
Outlook
Net income available to common shareholders per diluted share   $1.99 - $2.19   $1.42 - $1.75
Depreciation and amortization of unconsolidated joint ventures   0.05 – 0.07   0.06 – 0.08
Depreciation and amortization   1.18 – 1.20   1.24 – 1.28
Gain on property dispositions(1)   (0.74) – (0.92)     (0.30) – (0.60)
Noncontrolling interest share of addbacks   0.01 – 0.01   0.00 – 0.01
NAREIT FFO, per diluted share   $2.49 - $2.55   $2.42 - $2.52
 
(1)  Includes equity share of gain on disposition of unconsolidated joint ventures.

About the Company
Liberty Property Trust (NYSE:LPT) is a leader in commercial real estate, serving customers in the United States and United Kingdom, through the development, acquisition, ownership and management of superior office and industrial properties. Liberty's 99 million square foot operating portfolio includes 560 properties which provide office, distribution and light manufacturing facilities to 1,200 tenants. 

Additional information about the company, including Liberty’s Quarterly Supplemental Package with detailed financial information, is available in the Investors section of the Company’s web site at www.libertyproperty.com. If you are unable to access the web site, a copy of the supplemental package may be obtained by contacting Liberty by phone at 610-648-1704, or by e-mail to jleonard@libertyproperty.com.

Liberty will host a conference call during which management will discuss second quarter results on Tuesday, July 25, 2017, at 1 p.m. Eastern Time.  To access the conference call, please dial 855-277-7530. The passcode needed for access is 46839831. A replay of the call will be available until August 25, 2017, by dialing 1-855-859-2056 using the same passcode as above. The call can also be accessed via the Internet on the Investors page of Liberty’s web site at www.libertyproperty.com.

The statements contained in this press release may include forward-looking statements within the meaning of the federal securities law.  These forward-looking statements include statements relating to, among others things, achievement of strategic targets, expectations for our operating results, business and financial condition, business and our growth prospects, as well as statements that are generally accompanied by words such as “believes,” “anticipates,” “expects,” “estimates,” “should,” “seeks,” “intends,” “proposed,” “planned,” “outlook,” “remain confident,” and “goal” or similar expressions. Although Liberty believes that the expectations reflected in such forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be achieved.  As forward-looking statements, these statements involve risks, uncertainties and other factors that could cause actual results to differ materially from the expected results.  These risks, uncertainties and other factors include, without limitation, uncertainties affecting real estate business generally (such as entry into new leases, renewals of leases and dependence on tenants’ business operations), risks relating to our ability to maintain and increase property occupancy and rental rates, risks relating to the continued repositioning of the Company's portfolio, risks relating to construction and development activities, risks relating to acquisition and disposition activities, risks relating to the integration of the operations of entities that we have acquired or may acquire, risks relating to joint venture relationships and any possible need to perform under certain guarantees that we have issued or may issue in connection with such relationships, risks related to properties developed by the Company on a fee basis, risks associated with tax abatement, tax credit programs, or other government incentives, possible environmental liabilities, risks relating to leverage and debt service (including availability of financing terms acceptable to the Company and sensitivity of the Company's operations and financing arrangements to fluctuations in interest rates), dependence on the primary markets in which the Company's properties are located, the existence of complex regulations relating to status as a REIT and the adverse consequences of the failure to qualify as a REIT, risks relating to litigation and the potential adverse impact of market interest rates on the market price for the Company's securities, and other risks and uncertainties detailed in the company’s filings with the Securities and Exchange Commission.  The company assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.


Liberty Property Trust
Balance Sheet 
June 30, 2017
(Unaudited and in thousands)
         
    June 30, 2017   December 31, 2016
Assets        
Real estate:        
Land and land improvements   $ 1,094,121     $ 1,094,470  
Building and improvements     4,562,908       4,501,921  
Less: accumulated depreciation     (995,032 )     (940,115 )
         
Operating real estate     4,661,997       4,656,276  
         
Development in progress     410,027       267,450  
Land held for development     351,933       336,569  
         
Net real estate     5,423,957       5,260,295  
         
Cash and cash equivalents     14,748       43,642  
Restricted cash     18,115       12,383  
Accounts receivable     14,509       13,994  
Deferred rent receivable     120,124       109,245  
Deferred financing and leasing costs, net     159,112       153,393  
Investments in and advances to unconsolidated joint ventures     268,346       245,078  
Assets held for sale     2,731       4,548  
Prepaid expenses and other assets     137,993       150,235  
         
Total assets   $ 6,159,635     $ 5,992,813  
         
Liabilities        
         
Mortgage loans, net   $ 271,851     $ 276,650  
Unsecured notes, net     2,281,650       2,280,286  
Credit facility     177,000        
Accounts payable     56,188       65,914  
Accrued interest     21,718       21,878  
Dividend and distributions payable     60,334       71,501  
Other liabilities     222,697       206,124  
Total liabilities     3,091,438       2,922,353  
         
Noncontrolling interest     7,537       7,537  
         
Equity        
Shareholders' equity        
Common shares of beneficial interest     147       147  
Additional paid-in capital     3,666,703       3,655,910  
Accumulated other comprehensive loss     (45,332 )     (56,031 )
Distributions in excess of net income     (619,929 )     (596,635 )
Total shareholders' equity     3,001,589       3,003,391  
         
Noncontrolling interest - operating partnership     54,170       54,631  
Noncontrolling interest - consolidated joint ventures     4,901       4,901  
         
Total equity     3,060,660       3,062,923  
                   
Total liabilities, noncontrolling interest - operating partnership and equity                                       $ 6,159,635     $ 5,992,813  

 

Liberty Property Trust
Statement of Operations
June 30, 2017
(Unaudited and in thousands, except per share amounts)
                 
    Quarter Ended   Year to Date
    June 30, 2017   June 30, 2016   June 30, 2017   June 30, 2016
Operating Revenue                
Rental   $   124,969     $   139,143     $   248,350     $   278,198  
Operating expense reimbursement     39,902       47,511       80,402       98,597  
Development service fee income     18,259             29,744        
  Total operating revenue     183,130       186,654       358,496       376,795  
                 
Operating Expenses                
Rental property     17,716       24,745       37,600       53,255  
Real estate taxes     23,244       25,202       46,525       50,522  
General and administrative     15,282       15,629       32,224       36,619  
Depreciation and amortization     45,789       53,545       91,249       107,623  
Development service fee expense     17,828             28,832        
  Total operating expenses     119,859       119,121       236,430       248,019  
                 
  Operating Income     63,271       67,533       122,066       128,776  
                 
Other Income/Expense                
Interest and other income     1,928       4,992       3,804       9,590  
Interest expense     (21,942 )     (30,131 )     (44,285 )     (61,543 )
  Total other income/expense     (20,014 )     (25,139 )     (40,481 )     (51,953 )
                 
Income before gain on property dispositions, income taxes,                
  noncontrolling interest and equity in earnings of                
  unconsolidated joint ventures     43,257       42,394       81,585       76,823  
Gain on property dispositions     5,895       3,832       6,702       24,353  
Income taxes     (324 )     (752 )     (946 )     (1,553 )
Equity in earnings of unconsolidated joint ventures     3,990       5,583       9,721       10,497  
                 
Net Income     52,818       51,057       97,062       110,120  
  Noncontrolling interest - operating partnerships     (1,350 )     (1,317 )     (2,499 )     (2,826 )
  Noncontrolling interest - consolidated joint ventures     (57 )     (113 )     (120 )     (113 )
Net Income available to common shareholders   $   51,411     $   49,627     $   94,443     $   107,181  
                 
  Net income   $   52,818     $   51,057     $   97,062     $   110,120  
  Other comprehensive gain (loss) - foreign currency translation     7,503       (13,509 )     10,680       (18,596 )
  Other comprehensive (loss) gain - derivative instruments     (38 )     (435 )     275       (1,795 )
Comprehensive income     60,283       37,113       108,017       89,729  
  Less: comprehensive income attributable to noncontrolling interest     (1,582 )     (1,101 )     (2,875 )     (2,458 )
Comprehensive income attributable to common shareholders   $   58,701     $   36,012     $   105,142     $   87,271  
                 
Basic income per common share   $   0.35     $   0.34     $   0.64     $   0.73  
                 
Diluted income per common share   $   0.35     $   0.34     $   0.64     $   0.73  
                 
Weighted average shares                
  Basic               146,688       145,995       146,602       146,002  
  Diluted     147,508       146,735       147,355       146,622  

 

Liberty Property Trust
Statement of Funds from Operations
June 30, 2017
(Unaudited and in thousands, except per share amounts)
 
  Quarter Ended   Year to Date
  June 30, 2017   June 30, 2016   June 30, 2017   June 30, 2016
NAREIT FFO              
       
Reconciliation of net income available to common shareholders to
NAREIT FFO available to common shareholders:
             
Net income available to common shareholders $   51,411     $   49,627     $   94,443     $   107,181  
               
Adjustments:              
Depreciation and amortization of unconsolidated joint ventures   2,295       2,262       4,620       4,938  
Depreciation and amortization   45,343       53,142       90,421       106,894  
Gain on property dispositions / impairment - real estate assets of
unconsolidated joint ventures
        (153 )           (1,993 )
Gain on property dispositions / impairment - real estate assets   (2,108 )     (3,832 )     (2,915 )     (24,353 )
Noncontrolling interest share in addback for depreciation and amortization
and gain on property dispositions / impairment - real estate assets
  (1,065 )     (1,213 )     (2,155 )     (2,017 )
NAREIT FFO available to common shareholders - basic   95,876       99,833       184,414       190,650  
               
Noncontrolling interest share in addback for depreciation and amortization
and gain on property dispositions / impairment - real estate assets
  1,065       1,213       2,155       2,017  
Noncontrolling interest excluding preferred unit distributions   1,232       1,199       2,263       2,590  
NAREIT FFO available to common shareholders - diluted $   98,173     $   102,245     $   188,832     $   195,257  
               
               
               
NAREIT FFO available to common shareholders - basic per share $   0.65     $   0.68     $   1.26     $   1.31  
NAREIT FFO available to common shareholders - diluted per share $   0.65     $   0.68     $   1.25     $   1.30  
               
               
               
AFFO              
               
NAREIT FFO available to common shareholders - diluted $   98,173     $   102,245     $   188,832     $   195,257  
Straight line rent adjustment, net of related bad debt expense   (4,979 )     (3,179 )     (9,946 )     (7,603 )
Share - based compensation expense   2,324       1,615       8,864       8,802  
Tenant Improvements and Lease Transaction Costs   (18,213 )     (18,515 )     (28,012 )     (29,928 )
Non-reimbursed Capital Expenditures   (4,527 )     (2,871 )     (4,933 )     (4,459 )
Gain on sale of non-depreciable assets   (3,801 )           (3,817 )      
Gain on debt extinguishment         (3,331 )           (4,243 )
AFFO available to common shareholders - diluted $   68,977     $   75,964     $   150,988     $   157,826  
               
Reconciliation of weighted average shares:              
Weighted average common shares - all basic calculations   146,688       145,995       146,602       146,002  
Dilutive shares for long term compensation plans   820       740       753       620  
Diluted shares for net income calculations   147,508       146,735       147,355       146,622  
Weighted average common units   3,528       3,539       3,528       3,539  
Diluted shares for NAREIT FFO calculations   151,036       150,274       150,883       150,161  
 
NAREIT Funds from Operations available to common shareholders is defined by NAREIT as net income (computed in accordance with U.S. GAAP), excluding gains (or losses) from sales of depreciable property and impairments of depreciable real estate assets, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.  The SEC has agreed to the disclosure of this non-GAAP financial measure on a per share basis in its Release No. 34-47226, Conditions for Use of Non-GAAP Financial Measures. The Company believes that the calculation of NAREIT FFO is helpful to investors and management as it is a measure of the Company’s operating performance that excludes depreciation and amortization and gains and losses from operating property dispositions. As a result, year over year comparison of NAREIT FFO reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, development activities, general and administrative expenses, and interest costs, providing perspective not immediately apparent from net income. In addition, management believes that NAREIT FFO provides useful information to the investment community about the Company’s financial performance when compared to other REITs since NAREIT FFO is generally recognized as the standard for reporting the operating performance of a REIT. NAREIT FFO available to common shareholders does not represent net income or cash flows from operations as defined by U.S. GAAP and does not necessarily indicate that cash flows will be sufficient to fund cash needs. It should not be considered as an alternative to net income as an indicator of the Company’s operating performance or to cash flows as a measure of liquidity. NAREIT FFO available to common shareholders also does not represent cash flows generated from operating, investing or financing activities as defined by U.S. GAAP. The Company believes that the line on its consolidated statements of comprehensive income entitled “net income available to common shareholders” is the most directly comparable U.S. GAAP measure to FFO.
Inquiries: Jeanne Leonard, Liberty Property Trust, 610.648.1704

Liberty Property Trust