Kilroy Realty Corporation | |||
First Quarter 2020 Supplemental Financial Report | |||
Table of Contents | |||
Page | |||
Corporate Data and Financial Highlights | |||
1 | |||
2 | |||
3 | |||
4 | |||
5 | |||
6 | |||
7-8 | |||
9 | |||
Portfolio Data | |||
10 | |||
11-15 | |||
16 | |||
17 | |||
18-20 | |||
21 | |||
Consolidated Ventures (Noncontrolling Property Partnerships) | 22 | ||
Development | |||
Stabilized Office Development Projects & Completed Residential Development Projects | 23 | ||
24 | |||
25 | |||
Debt and Capitalization Data | |||
26 | |||
27-28 | |||
29-31 | |||
32-35 |
This Supplemental Financial Report contains "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. These statements include, among other things, information concerning lease expirations, debt maturities, potential investments, development and redevelopment activity, projected construction costs, dispositions and other forward-looking financial data. In some instances, forward-looking statements can be identified by the use of forward-looking terminology such as "expect," "future," "will," "would," "pursue," or "project" and variations of such words and similar expressions that do not relate to historical matters. Forward-looking statements are based on Kilroy Realty Corporation's current expectations, beliefs and assumptions, and are not guarantees of future performance. Forward-looking statements are inherently subject to uncertainties, risks, changes in circumstances, trends and factors that are difficult to predict, many of which are outside of Kilroy Realty Corporation's control. Accordingly, actual performance, results and events may vary materially from those indicated or implied in the forward-looking statements, and you should not rely on the forward-looking statements as predictions of future performance, results or events. Numerous factors could cause actual future performance, results and events to differ materially from those indicated in the forward-looking statements, including, among others: global market and general economic conditions and their effect on our liquidity and financial conditions and those of our tenants; adverse economic or real estate conditions generally, and specifically, in the States of California and Washington; risks associated with our investment in real estate assets, which are illiquid, and with trends in the real estate industry; defaults on or non-renewal of leases by tenants; any significant downturn in tenants'businesses; our ability to re-lease property at or above current market rates; costs to comply with government regulations, including environmental remediation; the availability of cash for distribution and debt service and exposure to risk of default under debt obligations; increases in interest rates and our ability to manage interest rate exposure; the availability of financing on attractive terms or at all, which may adversely impact our future interest expense and our ability to pursue development, redevelopment and acquisition opportunities and refinance existing debt; a decline in real estate asset valuations, which may limit our ability to dispose of assets at attractive prices or obtain or maintain debt financing, and which may result in write-offs or impairment charges; significant competition, which may decrease the occupancy and rental rates of properties; potential losses that may not be covered by insurance; the ability to successfully complete acquisitions and dispositions on announced terms; the ability to successfully operate acquired, developed and redeveloped properties; the ability to successfully complete development and redevelopment projects on schedule and within budgeted amounts; delays or refusals in obtaining all necessary zoning, land use and other required entitlements, governmental permits and authorizations for our development and redevelopment properties; increases in anticipated capital expenditures, tenant improvement and/or leasing costs; defaults on leases for land on which some of our properties are located; adverse changes to, or enactment or implementations of, tax laws or other applicable laws, regulations or legislation, as well as business and consumer reactions to such changes; risks associated with joint venture investments, including our lack of sole decision-making authority, our reliance on co-venturers' financial condition and disputes between us and our co-venturers; environmental uncertainties and risks related to natural disasters; our ability to maintain our status as a REIT; and uncertainties regarding the impact of the COVID-19 pandemic, and restrictions intended to prevent its spread, on our business and the economy generally. These factors are not exhaustive and additional factors could adversely affect our business and financial performance. For a discussion of additional factors that could materially adversely affect Kilroy Realty Corporation's business and financial performance, see the factors included under the caption "Risk Factors" in Kilroy Realty Corporation's quarterly report on Form 10-Q for the period ending March 31, 2020 to be filed on April 30, 2020 and in its annual report on Form 10-K for the year ended December 31, 2019, and its other filings with the Securities and Exchange Commission. All forward-looking statements are based on currently available information and speak only as of the dates on which they are made. Kilroy Realty Corporation assumes no obligation to update any forward-looking statement made in this Supplemental Financial Report that becomes untrue because of subsequent events, new information or otherwise, except to the extent we are required to do so in connection with our ongoing requirements under federal securities laws.
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Company Background
Kilroy Realty Corporation (NYSE:KRC), a publicly traded real estate investment trust and member of the S&P MidCap 400 Index, is one of the West Coast's premier landlords. The Company has over seven decades of experience developing, acquiring and managing office and mixed-use real estate assets. At March 31, 2020, the Company's stabilized portfolio totaled approximately 14.3 million square feet of primarily office and life science space that was 93.5% occupied and 97.3% leased located in the coastal regions of Los Angeles, San Diego, the San Francisco Bay Area and Greater Seattle and 200 residential units located in the Hollywood submarket of Los Angeles.
Board of Directors | Executive Management Team | Investor Relations | ||||
John Kilroy | Chairman | John Kilroy | President and CEO | 12200 W. Olympic Blvd., Suite 200 | ||
Edward F. Brennan, PhD | Lead Independent | Jeffrey C. Hawken | Executive VP and COO | Los Angeles, CA 90064 | ||
Jolie Hunt | Robert Paratte | Executive VP, Leasing and Business Development | (310) 481-8400 | |||
Web: www.kilroyrealty.com | ||||||
Scott S. Ingraham | Tyler H. Rose | Executive VP and CFO | E-mail: investorrelations@kilroyrealty.com | |||
Gary R. Stevenson | Heidi R. Roth | Executive VP and Chief Administrative Officer | ||||
Peter B. Stoneberg | Justin W. Smart | Executive VP, Development and Construction Services |
Equity Research Coverage
BofA Securities | J.P. Morgan | ||
James Feldman | (646) 855-5808 | Anthony Paolone | (212) 622-6682 |
BMO Capital Markets Corp. | KeyBanc Capital Markets | ||
John P. Kim | (212) 885-4115 | Craig Mailman | (917) 368-2316 |
BTIG | Mizuho Securities USA LLC | ||
Thomas Catherwood | (212) 738-6140 | Omotayo Okusanya | (646) 949-9672 |
Citigroup Investment Research | RBC Capital Markets | ||
Michael Bilerman | (212) 816-1383 | Mike Carroll | (440) 715-2649 |
Deutsche Bank Securities, Inc. | Robert W. Baird & Co. | ||
Derek Johnston | (210) 250-5683 | David B. Rodgers | (216) 737-7341 |
Evercore ISI | Scotiabank | ||
Steve Sakwa | (212) 446-9462 | Nicholas Yulico | (212) 225-6904 |
Goldman Sachs & Co. LLC | Stifel, Nicolaus & Company | ||
Richard Skidmore | (801) 741-5459 | John W. Guinee III | (443) 224-1307 |
Green Street Advisors | Wells Fargo | ||
Daniel Ismail | (949) 640-8780 | Blaine Heck | (443) 263-6529 |
Jefferies LLC | |||
Peter Abramowitz | (212) 336-7241 |
Kilroy Realty Corporation is followed by the analysts listed above. Please note that any opinions, estimates or forecasts regarding Kilroy Realty Corporation's performance made by these analysts are theirs alone and do not represent opinions, forecasts or predictions of Kilroy Realty Corporation or its management. Kilroy Realty Corporation does not by its reference above or distribution imply its endorsement of or concurrence with such information, conclusions or recommendations.
1
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Executive Summary
Quarterly Financial Highlights
- Net income available to common stockholders per share of $0.37
- FFO per share of $1.00
- The per share amounts above include a reduction in revenue of approximately $0.06 per share related to the cumulative impact of transitioning oneco-working tenant and two retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic
- Revenues of $221.3 million, net of a $6.5 million reduction of revenue as noted above
- Same Store GAAP NOI decreased 0.2% compared to the prior year
- Same Store Cash NOI increased 14.9% compared to the prior year
- Due to the uncertainty resulting from theCOVID-19 pandemic, the Company is withdrawing its previous full year 2020 guidance
Quarterly Operating Highlights
- Stabilized portfolio was 93.5% occupied and 97.3% leased atquarter-end
- 137,993 square feet of leases commenced in the stabilized portfolio
- 221,728 square feet of leases executed in the stabilized portfolio
- GAAP rents increased approximately 57.5% from prior levels
- Cash rents increased approximately 45.3% from prior levels
- As of the date of this report, across all property types, collected approximately 96% of our April 2020 contractual rent billings, including from all of our top 15 tenants and excluding a rent relief program with certain retail tenants. Adjusted for the retail rent relief program, collected 93% of contractual rent billings
Capital Markets Highlights | Strategic Highlights | |
- In February, completed a public offering of 5,750,000 shares of common stock priced at $86.00 per share structured as a12-month forward sale. In March, fully physically settled these shares for net proceeds of approximately $474.9 million
- In March, fully physically settled 3,147,110 shares of common stock in connection with forward transactions under the ATM program for net proceeds of approximately $247.3 million
- In April, completed a private placement of $350.0 million aggregate principal amount often-year, 4.27% unsecured senior notes due 2031
- As of the date of this report, approximately $1.0 billion of unrestricted cash on hand and $370.0 million of availability under the unsecured revolving credit facility
- In January, transferred 333 Dexter, a 635,000 square foot development project located in the South Lake Union submarket of Seattle from the under construction phase to the tenant improvement phase. The project is 100% leased to a Fortune 50 public company
- In January, transferred Netflix // On Vine, a 355,000 square foot development project located in the Hollywood submarket of Los Angeles, from the under construction phase to the tenant improvement phase. This project is 100% leased to Netflix, Inc.
- In February, completed construction on 225 residential units, the second of three phases of the residential development at our One Paseomixed-use project in the Del Mar submarket of San Diego. Together, Phases I and II were 44% leased and are in lease-up
- In March, completed and added The Exchange on 16th, a $585.0 million, 750,000 square foot development project located in San Francisco's Mission Bay district, to the stabilized portfolio. The office component of the project is 100% leased to Dropbox
- In March, added One Paseo Retail, a 96,000 square foot retail development project located in San Diego's Del Mar submarket, to the stabilized portfolio
- In March, transferred One Paseo Office, a 285,000 square foot development project located in the Del Mar submarket of San Diego from the under construction phase to the tenant improvement phase
________________________
Note: Definitions for commonly used terms in this Supplemental Financial Report are on pages 32-33 "Definitions Included in Supplemental."
2
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Financial Highlights
(unaudited, $ in thousands, except per share amounts)
Three Months Ended | ||||||||||||||||
3/31/2020 (1) | 12/31/2019 (1) | 9/30/2019 | 6/30/2019 (1) | 3/31/2019 | ||||||||||||
INCOME ITEMS: | ||||||||||||||||
Revenues | $ | 221,328 | $ | 220,235 | $ | 215,525 | $ | 200,492 | $ | 201,202 | ||||||
Lease Termination Fees, net | 60 | - | - | 1,824 | 1,888 | |||||||||||
Net Operating Income (2) | 157,826 | 154,679 | 152,170 | 141,916 | 142,442 | |||||||||||
Capitalized Interest and Debt Costs | 21,418 | 20,339 | 20,585 | 20,880 | 19,437 | |||||||||||
Net Income Available to Common Stockholders | 39,817 | 72,500 | 43,846 | 42,194 | 36,903 | |||||||||||
EBITDA, as adjusted (2) (3) | 134,232 | 131,734 | 129,163 | 120,025 | 119,172 | |||||||||||
Funds From Operations (3) (4) | 110,173 | 109,518 | 109,243 | 99,905 | 99,812 | |||||||||||
Net Income Available to Common Stockholders per common share - diluted (5) | $ | 0.37 | $ | 0.67 | $ | 0.41 | $ | 0.41 | $ | 0.36 | ||||||
Funds From Operations per common share - diluted (3) (4) | $ | 1.00 | $ | 1.00 | $ | 1.01 | $ | 0.95 | $ | 0.95 | ||||||
LIQUIDITY ITEMS: | ||||||||||||||||
Funds Available for Distribution (4) | $ | 84,899 | $ | 65,443 | $ | 65,078 | $ | 52,369 | $ | 65,934 | ||||||
Dividends per common share (5) | $ | 0.485 | $ | 0.485 | $ | 0.485 | $ | 0.485 | $ | 0.455 | ||||||
RATIOS: | ||||||||||||||||
Net Operating Income Margins | 71.3% | 70.2% | 70.6% | 70.8% | 70.8% | |||||||||||
Fixed Charge Coverage Ratio | 3.9x | 4.0x | 4.2x | 3.9x | 4.0x | |||||||||||
FFO Payout Ratio | 51.5% | 47.8% | 48.0% | 50.0% | 46.9% | |||||||||||
FAD Payout Ratio | 66.9% | 80.1% | 80.5% | 95.4% | 71.1% | |||||||||||
ASSETS: | ||||||||||||||||
Real Estate Held for Investment before Depreciation | $ | 9,822,116 | $ | 9,628,773 | $ | 8,977,843 | $ | 8,824,558 | $ | 8,616,167 | ||||||
Total Assets | 9,735,147 | 8,900,094 | 8,623,815 | 8,094,721 | 7,883,987 | |||||||||||
CAPITALIZATION: (6) | ||||||||||||||||
Total Debt | $ | 3,713,236 | $ | 3,579,502 | $ | 3,334,967 | $ | 3,210,427 | $ | 3,020,882 | ||||||
Total Common Equity and Noncontrolling Interests in the Operating Partnership | 7,458,583 | 9,064,520 | 8,414,862 | 7,602,085 | 7,823,144 | |||||||||||
Total Market Capitalization | 11,171,819 | 12,644,022 | 11,749,829 | 10,812,512 | 10,844,026 | |||||||||||
Total Debt / Total Market Capitalization | 33.2% | 28.3% | 28.4% | 29.7% | 27.9% | |||||||||||
______________________________________________________
Note: Definitions for commonly used terms in this Supplemental Financial Report are on pages 32-33 "Definitions Included in Supplemental."
- Net Income Available to Common Stockholders includes a reduction in revenue of $6.5 million related to the cumulative impact of transitioning oneco-working tenant and two retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic for the three months ended March 31, 2020 and $29.6 million and $7.2 million of gains on sale of depreciable operating properties for the three months ended December 31, 2019 and June 30, 2019, respectively.
- Please refer to pages34-35 for reconciliations of GAAP Net Income Available to Common Stockholders to Net Operating Income and EBITDA, as adjusted. The Company's calculation of EBITDA, as adjusted, is the same as EBITDAre, as defined by NAREIT, as the Company does not have any unconsolidated joint ventures.
- EBITDA, as adjusted, and Funds From Operations include a reduction in revenue of $6.5 million related to the cumulative impact of transitioning oneco-working tenant and two retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic for the three months ended March 31, 2020.
- Please refer to page 7 for reconciliations of GAAP Net Income Available to Common Stockholders to Funds From Operations available to common stockholders and unitholders and Funds Available for Distribution to common stockholders and unitholders and page 8 for a reconciliation of GAAP Net Cash Provided by Operating Activities to Funds Available for Distribution to common stockholders and unitholders.
- Reported amounts are attributable to common stockholders, common unitholders and restricted stock unit holders.
- Please refer to page 26 for additional information regarding our capital structure.
3
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Common Stock Data (NYSE: KRC)
Three Months Ended | ||||||||||||||||
3/31/2020 | 12/31/2019 | 9/30/2019 | 6/30/2019 | 3/31/2019 | ||||||||||||
High Price | $ | 88.28 | $ | 84.50 | $ | 80.06 | $ | 78.36 | $ | 76.50 | ||||||
Low Price | $ | 49.01 | $ | 76.35 | $ | 74.25 | $ | 72.87 | $ | 61.44 | ||||||
Closing Price | $ | 63.70 | $ | 83.90 | $ | 77.89 | $ | 73.81 | $ | 75.96 | ||||||
Dividends per share - annualized | $ | 1.94 | $ | 1.94 | $ | 1.94 | $ | 1.94 | $ | 1.82 | ||||||
Closing common shares (in 000's) (1) | 115,068 | 106,016 | 106,012 | 100,972 | 100,967 | |||||||||||
Closing common partnership units (in 000's) (1) | 2,021 | 2,023 | 2,023 | 2,023 | 2,023 | |||||||||||
117,089 | 108,039 | 108,035 | 102,995 | 102,990 | ||||||||||||
________________________
- As of the end of the period.
4
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Consolidated Balance Sheets
(unaudited, $ in thousands)
3/31/2020 | 12/31/2019 | 9/30/2019 | 6/30/2019 | 3/31/2019 | ||||||||||||
ASSETS: | ||||||||||||||||
Land and improvements | $ | 1,506,357 | $ | 1,466,166 | $ | 1,315,448 | $ | 1,284,582 | $ | 1,184,496 | ||||||
Buildings and improvements | 5,997,523 | 5,866,477 | 5,770,226 | 5,712,448 | 5,300,313 | |||||||||||
Undeveloped land and construction in progress | 2,318,236 | 2,296,130 | 1,892,169 | 1,827,528 | 2,131,358 | |||||||||||
Total real estate assets held for investment | 9,822,116 | 9,628,773 | 8,977,843 | 8,824,558 | 8,616,167 | |||||||||||
Accumulated depreciation and amortization | (1,622,369) | (1,561,361) | (1,505,785) | (1,480,766) | (1,441,506) | |||||||||||
Total real estate assets held for investment, net | 8,199,747 | 8,067,412 | 7,472,058 | 7,343,792 | 7,174,661 | |||||||||||
Real estate assets and other assets held for sale, net | - | - | 77,751 | - | - | |||||||||||
Cash and cash equivalents | 762,134 | 60,044 | 297,620 | 52,415 | 49,693 | |||||||||||
Restricted cash | 16,300 | 16,300 | 6,300 | 6,300 | 6,300 | |||||||||||
Marketable securities | 19,984 | 27,098 | 26,188 | 25,203 | 24,098 | |||||||||||
Current receivables, net | 16,534 | 26,489 | 34,116 | 27,563 | 28,016 | |||||||||||
Deferred rent receivables, net | 352,352 | 337,937 | 314,812 | 297,358 | 280,756 | |||||||||||
Deferred leasing costs and acquisition-related intangible assets, net | 204,392 | 212,805 | 202,063 | 203,451 | 187,309 | |||||||||||
Right of use ground lease assets | 96,145 | 96,348 | 83,200 | 82,647 | 82,794 | |||||||||||
Prepaid expenses and other assets, net | 67,559 | 55,661 | 109,707 | 55,992 | 50,360 | |||||||||||
TOTALASSETS | $ | 9,735,147 | $ | 8,900,094 | $ | 8,623,815 | $ | 8,094,721 | $ | 7,883,987 | ||||||
LIABILITIES AND EQUITY: | ||||||||||||||||
Liabilities: | ||||||||||||||||
Secured debt, net | $ | 257,359 | $ | 258,593 | $ | 259,027 | $ | 259,455 | $ | 259,878 | ||||||
Unsecured debt, net | 3,050,103 | 3,049,185 | 3,048,209 | 2,553,651 | 2,552,883 | |||||||||||
Unsecured line of credit | 380,000 | 245,000 | - | 375,000 | 185,000 | |||||||||||
Accounts payable, accrued expenses and other liabilities | 417,547 | 418,848 | 439,081 | 385,567 | 373,691 | |||||||||||
Ground lease liabilities | 98,247 | 98,400 | 87,617 | 87,082 | 87,247 | |||||||||||
Accrued dividends and distributions | 57,620 | 53,219 | 53,205 | 50,800 | 47,676 | |||||||||||
Deferred revenue and acquisition-related intangible liabilities, net | 130,843 | 139,488 | 134,828 | 136,266 | 138,973 | |||||||||||
Rents received in advance and tenant security deposits | 65,913 | 66,503 | 57,428 | 59,997 | 55,457 | |||||||||||
Liabilities and deferred revenue of real estate assets held for sale | - | - | 4,911 | - | - | |||||||||||
Total liabilities | 4,457,632 | 4,329,236 | 4,084,306 | 3,907,818 | 3,700,805 | |||||||||||
Equity: | ||||||||||||||||
Stockholders' Equity | ||||||||||||||||
Common stock | 1,151 | 1,060 | 1,060 | 1,010 | 1,010 | |||||||||||
Additional paid-in capital | 5,067,181 | 4,350,917 | 4,342,296 | 3,984,867 | 3,976,204 | |||||||||||
Distributions in excess of earnings | (76,182) | (58,467) | (78,707) | (70,345) | (62,690) | |||||||||||
Total stockholders' equity | 4,992,150 | 4,293,510 | 4,264,649 | 3,915,532 | 3,914,524 | |||||||||||
Noncontrolling Interests | ||||||||||||||||
Common units of the Operating Partnership | 87,655 | 81,917 | 81,393 | 78,463 | 78,413 | |||||||||||
Noncontrolling interests in consolidated property partnerships | 197,710 | 195,431 | 193,467 | 192,908 | 190,245 | |||||||||||
Total noncontrolling interests | 285,365 | 277,348 | 274,860 | 271,371 | 268,658 | |||||||||||
Total equity | 5,277,515 | 4,570,858 | 4,539,509 | 4,186,903 | 4,183,182 | |||||||||||
TOTAL LIABILITIES AND EQUITY | $ | 9,735,147 | $ | 8,900,094 | $ | 8,623,815 | $ | 8,094,721 | $ | 7,883,987 | ||||||
5
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Consolidated Statements of Operations
(unaudited, $ and shares in thousands, except per share amounts)
Three Months Ended March 31, | |||||||
2020 | 2019 | ||||||
REVENUES | |||||||
Rental income (1) | $ | 218,633 | $ | 199,382 | |||
Other property income | 2,695 | 1,820 | |||||
Total revenues | 221,328 | 201,202 | |||||
EXPENSES | |||||||
Property expenses | 38,983 | 38,149 | |||||
Real estate taxes | 22,202 | 18,639 | |||||
Ground leases | 2,317 | 1,972 | |||||
General and administrative expenses | 19,010 | 23,341 | |||||
Leasing costs | 1,456 | 1,757 | |||||
Depreciation and amortization | 74,370 | 66,135 | |||||
Total expenses | 158,338 | 149,993 | |||||
OTHER (EXPENSES) INCOME | |||||||
Interest income and other net investment (loss) gain | (3,128) | 1,828 | |||||
Interest expense | (14,444) | (11,243) | |||||
Total other (expenses) income | (17,572) | (9,415) | |||||
NET INCOME | 45,418 | 41,794 | |||||
Net income attributable to noncontrolling common units of the Operating Partnership | (705) | (700) | |||||
Net income attributable to noncontrolling interests in consolidated property partnerships | (4,896) | (4,191) | |||||
Total income attributable to noncontrolling interests | (5,601) | (4,891) | |||||
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS | $ | 39,817 | $ | 36,903 | |||
Weighted average common shares outstanding - basic | |||||||
106,875 | 100,901 | ||||||
Weighted average common shares outstanding - diluted | 107,390 | 101,443 | |||||
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS PER SHARE | |||||||
Net income available to common stockholders per share - basic | $ | 0.37 | $ | 0.36 | |||
Net income available to common stockholders per share - diluted | |||||||
$ | 0.37 | $ | 0.36 | ||||
________________________
- Rental income is presented net of reductions in revenue related to the creditworthiness of tenants. For the three months ended March 31, 2020, rental income includes a reduction in revenue of $6.5 million related to the cumulative impact of transitioning oneco-working tenant and two retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic.
6
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Funds From Operations and Funds Available for Distribution
(unaudited, $ in thousands, except per share amounts)
Three Months Ended March 31, | |||||||
2020 | 2019 | ||||||
FUNDS FROM OPERATIONS: (1) | |||||||
Net income available to common stockholders | $ | 39,817 | $ | 36,903 | |||
Adjustments: | |||||||
Net income attributable to noncontrolling common units of the Operating Partnership | 705 | 700 | |||||
Net income attributable to noncontrolling interests in consolidated property partnerships | 4,896 | 4,191 | |||||
Depreciation and amortization of real estate assets | 72,438 | 64,971 | |||||
Funds From Operations attributable to noncontrolling interests in consolidated property partnerships | (7,683) | (6,953) | |||||
Funds From Operations (1)(2) | $ | 110,173 | $ | 99,812 | |||
Weighted average common shares/units outstanding - basic (3) | 110,031 | 104,062 | |||||
Weighted average common shares/units outstanding - diluted (4) | 110,546 | 104,603 | |||||
FFO per common share/unit - basic (1) | $ | 1.00 | $ | 0.96 | |||
FFO per common share/unit - diluted (1) | |||||||
$ | 1.00 | $ | 0.95 | ||||
FUNDS AVAILABLE FOR DISTRIBUTION: (1) | |||||||
Funds From Operations (1)(2) | $ | 110,173 | $ | 99,812 | |||
Adjustments: | |||||||
Recurring tenant improvements, leasing commissions and capital expenditures | (17,063) | (21,583) | |||||
Amortization of deferred revenue related to tenant-funded tenant improvements (2)(5) | (5,002) | (3,817) | |||||
Net effect of straight-line rents | (14,415) | (16,511) | |||||
Amortization of net below market rents (6) | (2,586) | (2,094) | |||||
Amortization of deferred financing costs and net debt discount/premium | 505 | 135 | |||||
Non-cash executive compensation expense (7) | 7,159 | 7,584 | |||||
Lease related adjustments, leasing costs and other (8) | 3,461 | 35 | |||||
Adjustments attributable to noncontrolling interests in consolidated property partnerships | 2,667 | 2,373 | |||||
Funds Available for Distribution (1) | $ | 84,899 | $ | 65,934 | |||
________________________
- See page 31 for Management Statements on Funds From Operations and Funds Available for Distribution. Reported per common share/unit amounts are attributable to common stockholders, common unitholders and restricted stock unit holders.
- FFO available to common stockholders and unitholders includes amortization of deferred revenue related totenant-funded tenant improvements of $5.0 million and $3.8 million for the three months ended March 31, 2020 and 2019, respectively. These amounts are adjusted out of FFO in our calculation of FAD.
- Calculated based on weighted average shares outstanding including participatingshare-based awards and assuming the exchange of all common limited partnership units outstanding.
- Calculated based on weighted average shares outstanding including participating andnon-participatingshare-based awards, dilutive impact of stock options, and contingently issuable shares and assuming the exchange of all common limited partnership units outstanding.
- Represents revenue recognized during the period as a result of the amortization of deferred revenue recorded fortenant-funded tenant improvements.
- Represents thenon-cash adjustment related to the acquisition of buildings with above and/or below market rents.
- Includesnon-cash amortization of share-based compensation and accrued potential future executive retirement benefits.
- Includes other cash andnon-cash adjustments attributable to lease-related matters including GAAP revenue recognition timing differences, leasing costs and other.
7
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Reconciliation of GAAP Net Cash Provided by Operating Activities to Funds Available for Distribution
(unaudited, $ in thousands)
Three Months Ended March 31, | |||||||
2020 | 2019 | ||||||
GAAP Net Cash Provided by Operating Activities | $ | 122,940 | $ | 99,790 | |||
Adjustments: | |||||||
Recurring tenant improvements, leasing commissions and capital expenditures | (17,063) | (21,583) | |||||
Depreciation of non-real estate furniture, fixtures and equipment | (1,932) | (1,164) | |||||
Net changes in operating assets and liabilities (1) | (13,582) | (5,962) | |||||
Noncontrolling interests in consolidated property partnerships'share of FFO and FAD | (5,016) | (4,580) | |||||
Cash adjustments related to investing and financing activities | (448) | (567) | |||||
Funds Available for Distribution(2) | |||||||
$ | 84,899 | $ | 65,934 | ||||
_______________________
- Primarily includes changes in the following assets and liabilities: marketable securities; current receivables; prepaid expenses and other assets; accounts payable, accrued expenses and other liabilities; and rents received in advance and tenant security deposits.
- Please refer to page 31 for a Management Statement on Funds Available for Distribution.
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Net Operating Income (1)
(unaudited, $ in thousands)
Three Months Ended March 31, | ||||||||||
2020 | 2019 | % Change | ||||||||
Operating Revenues: | ||||||||||
Rental income (2) | $ | 187,015 | $ | 171,882 | 8.8% | |||||
Tenant reimbursements (2) | 31,618 | 27,500 | 15.0% | |||||||
Other property income | 2,695 | 1,820 | 48.1% | |||||||
Total operating revenues | 221,328 | 201,202 | 10.0% | |||||||
Operating Expenses: | ||||||||||
Property expenses | 38,983 | 38,149 | 2.2% | |||||||
Real estate taxes | 22,202 | 18,639 | 19.1% | |||||||
Ground leases | 2,317 | 1,972 | 17.5% | |||||||
Total operating expenses | 63,502 | 58,760 | 8.1% | |||||||
Net Operating Income | $ | 157,826 | $ | 142,442 | 10.8% | |||||
________________________
- Please refer to page 29 for Management Statements on Net Operating Income and page 34 for a reconciliation of GAAP Net Income Available to Common Stockholders to Net Operating Income.
- Revenue from tenant reimbursements is included in rental income on our consolidated statements of operations.
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First Quarter 2020 Supplemental Financial Report
Same Store Analysis (1)
(unaudited, $ in thousands)
Three Months Ended March 31, | ||||||||||
2020 | 2019 | % Change | ||||||||
Total Same Store Portfolio | ||||||||||
Office Portfolio | ||||||||||
Number of properties | 92 | 92 | ||||||||
Square Feet | 12,931,083 | 12,931,083 | ||||||||
Percent of Stabilized Portfolio | 90.3% | 97.7% | ||||||||
Average Occupancy | 93.7% | 93.2% | ||||||||
Operating Revenues: | ||||||||||
Rental income (2)(3) | $ | 162,951 | $ | 163,462 | (0.3)% | |||||
Tenant reimbursements (2) | 23,463 | 24,979 | (6.1)% | |||||||
Other property income | 2,179 | 1,711 | 27.4 % | |||||||
Total operating revenues | 188,593 | 190,152 | (0.8)% | |||||||
Operating Expenses: | ||||||||||
Property expenses | 34,757 | 36,295 | (4.2)% | |||||||
Real estate taxes | 17,246 | 17,110 | 0.8 % | |||||||
Ground leases | 2,109 | 1,972 | 6.9 % | |||||||
Total operating expenses | 54,112 | 55,377 | (2.3)% | |||||||
GAAP Net Operating Income | $ | 134,481 | $ | 134,775 | (0.2)% | |||||
Same Store Analysis (Cash Basis) (4)
Three Months Ended March 31, | ||||||||||
2020 | 2019 | % Change | ||||||||
Total operating revenues | $ | 183,226 | $ | 167,722 | 9.2 % | |||||
Total operating expenses | 54,129 | 55,381 | (2.3)% | |||||||
Cash Net Operating Income | $ | 129,097 | $ | 112,341 | 14.9 % | |||||
________________________
- Same Store is defined as all properties owned and included in our stabilized portfolio as of January 1, 2019 and still owned and included in the stabilized portfolio as of March 31, 2020. Same Store includes 100% of consolidated property partnerships as well as the residential tower at Columbia Square.
- Revenue from tenant reimbursements is included in rental income on our consolidated statements of operations.
- Rental income is presented net of reductions in revenue related to the creditworthiness of tenants. For the three months ended March 31, 2020, rental income includes a reduction in revenue of $5.9 million related to the cumulative impact of transitioning oneco-working tenant and one retail tenant to a cash basis of reporting as a result of the COVID-19 pandemic. For the three months ended March 31, 2019, rental income includes a recovery of provision for bad debts of $3.1 million.
- Please refer to page 34 for a reconciliation of GAAP Net Income Available to Common Stockholders to Same Store GAAP Net Operating Income and Same Store Cash Net Operating Income.
10
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Stabilized Portfolio Occupancy Overview by Region
Portfolio Breakdown | Occupied at | Leased at | ||||||||||||||
STABILIZED OFFICE PORTFOLIO (1) | Buildings | YTD NOI % | SF % | Total SF | 3/31/2020 | 12/31/2019 (2) | 3/31/2020 | |||||||||
Greater Los Angeles | ||||||||||||||||
Culver City | 19 | 1.7% | 1.1% | 151,908 | 100.0 % | 100.0 % | 100.0 % | |||||||||
El Segundo | 5 | 4.6% | 7.6% | 1,093,050 | 97.5 % | 97.6 % | 97.8 % | |||||||||
Hollywood | 6 | 5.6% | 5.6% | 806,557 | 98.7 % | 98.7 % | 99.2 % | |||||||||
Long Beach | 7 | 2.8% | 6.7% | 952,766 | 92.7 % | 93.2 % | 96.9 % | |||||||||
West Hollywood | 4 | 1.7% | 1.2% | 178,699 | 90.5 % | 95.4 % | 94.0 % | |||||||||
West Los Angeles | 10 | 5.6% | 5.9% | 844,151 | 86.1 % | 90.0 % | 88.0 % | |||||||||
Total Greater Los Angeles | 51 | 22.0% | 28.1% | 4,027,131 | 94.0% | 95.2% | 95.7% | |||||||||
San Diego County | ||||||||||||||||
Del Mar | 15 | 7.7% | 10.1% | 1,448,547 | 89.6 % | 92.2 % | 95.1 % | |||||||||
I-15 Corridor | 5 | 1.3% | 3.8% | 540,892 | 82.5 % | 81.3 % | 96.4 % | |||||||||
Point Loma | 1 | 0.4% | 0.8% | 107,456 | 100.0 % | 100.0 % | 100.0 % | |||||||||
University Towne Center | 1 | 0.1% | 0.3% | 47,846 | 91.4 % | 91.4 % | 91.4 % | |||||||||
Total San Diego County | 22 | 9.5% | 15.0% | 2,144,741 | 88.3% | 89.7% | 95.6% | |||||||||
San Francisco Bay Area | ||||||||||||||||
Menlo Park | 7 | 2.7% | 2.6% | 378,358 | 79.2 % | 87.1 % | 80.2 % | |||||||||
Mountain View | 4 | 4.0% | 3.8% | 542,235 | 100.0 % | 100.0 % | 100.0 % | |||||||||
Palo Alto | 2 | 1.4% | 1.2% | 165,585 | 100.0 % | 100.0 % | 100.0 % | |||||||||
Redwood City | 2 | 3.4% | 2.4% | 347,269 | 100.0 % | 100.0 % | 100.0 % | |||||||||
San Francisco | 11 | 39.2% | 28.7% | 4,107,473 | 93.0 % | 93.1 % | 99.1 % | |||||||||
South San Francisco | 3 | 1.3% | 1.0% | 145,530 | 100.0 % | 100.0 % | 100.0 % | |||||||||
Sunnyvale | 4 | 4.8% | 4.6% | 663,460 | 100.0 % | 100.0 % | 100.0 % | |||||||||
Total San Francisco Bay Area | 33 | 56.8% | 44.3% | 6,349,910 | 94.3% | 95.0% | 98.2% | |||||||||
Greater Seattle | ||||||||||||||||
Bellevue | 2 | 5.4% | 6.4% | 917,027 | 91.1 % | 96.9 % | 98.7 % | |||||||||
Lake Union | 6 | 6.3% | 6.2% | 884,763 | 100.0 % | 98.6 % | 100.0 % | |||||||||
Total Greater Seattle | 8 | 11.7% | 12.6% | 1,801,790 | 95.5% | 97.7% | 99.3% | |||||||||
TOTAL STABILIZED OFFICE PORTFOLIO | 114 | 100.0% | 100.0% | 14,323,572 | 93.5% | 94.6% | 97.3% | |||||||||
Total No. of | |||||||||
STABILIZED RESIDENTIAL PROPERTY | Submarket | Buildings | Units | ||||||
Greater Los Angeles | |||||||||
1550 N. El Centro Avenue | Hollywood | 1 | 200 | ||||||
Average Office Occupancy | |||||||||
Quarter-to-Date | |||||||||
93.7% | |||||||||
________________________ |
- Includes stabilized retail space.
- Represents occupancy for properties in the stabilized portfolio as of the date presented, including properties sold subsequent to the date presented.
Average Residential Occupancy
Quarter-to-Date
93.5%
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Stabilized Office Portfolio Occupancy Overview by Region, continued
Submarket | Square Feet | Occupied | ||||||
Greater Los Angeles, California | ||||||||
3101-3243 La Cienega Boulevard | Culver City | 151,908 | 100.0% | |||||
2240 | E. Imperial Highway | El Segundo | 122,870 | 100.0% | ||||
2250 | E. Imperial Highway | El Segundo | 298,728 | 100.0% | ||||
2260 | E. Imperial Highway | El Segundo | 298,728 | 100.0% | ||||
909 N. Pacific Coast Highway | El Segundo | 244,136 | 92.3% | |||||
999 N. Pacific Coast Highway | El Segundo | 128,588 | 93.4% | |||||
1500 | N. El Centro Avenue | Hollywood | 104,504 | 100.0% | ||||
1525 | N. Gower Street | Hollywood | 9,610 | 100.0% | ||||
1575 | N. Gower Street | Hollywood | 251,245 | 100.0% | ||||
6115 W. Sunset Boulevard | Hollywood | 26,105 | 100.0% | |||||
6121 W. Sunset Boulevard | Hollywood | 91,173 | 100.0% | |||||
6255 W. Sunset Boulevard | Hollywood | 323,920 | 96.8% | |||||
3750 | Kilroy Airport Way | Long Beach | 10,718 | 100.0% | ||||
3760 | Kilroy Airport Way | Long Beach | 165,278 | 92.5% | ||||
3780 | Kilroy Airport Way | Long Beach | 221,452 | 79.4% | ||||
3800 | Kilroy Airport Way | Long Beach | 192,476 | 100.0% | ||||
3840 | Kilroy Airport Way | Long Beach | 136,026 | 100.0% | ||||
3880 | Kilroy Airport Way | Long Beach | 96,923 | 100.0% | ||||
3900 | Kilroy Airport Way | Long Beach | 129,893 | 91.4% | ||||
8560 W. Sunset Boulevard | West Hollywood | 71,875 | 100.0% | |||||
8570 W. Sunset Boulevard | West Hollywood | 43,603 | 95.8% | |||||
8580 W. Sunset Boulevard | West Hollywood | 7,126 | 0.0% | |||||
8590 W. Sunset Boulevard | West Hollywood | 56,095 | 85.6% | |||||
12100 W. Olympic Boulevard | West Los Angeles | 152,048 | 71.6% | |||||
12200 W. Olympic Boulevard | West Los Angeles | 150,832 | 90.2% | |||||
12233 W. Olympic Boulevard | West Los Angeles | 151,029 | 81.0% | |||||
12312 W. Olympic Boulevard | West Los Angeles | 76,644 | 100.0% | |||||
1633 | 26th Street | West Los Angeles | 43,857 | 34.9% | ||||
2100/2110 Colorado Avenue | West Los Angeles | 102,864 | 100.0% | |||||
3130 Wilshire Boulevard | West Los Angeles | 90,074 | 100.0% | |||||
501 Santa Monica Boulevard | West Los Angeles | 76,803 | 97.8% | |||||
Total Greater Los Angeles | 4,027,131 | 94.0% | ||||||
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Stabilized Office Portfolio Occupancy Overview by Region, continued
Submarket | Square Feet | Occupied | ||||||
San Diego, California | ||||||||
12225 | El Camino Real | Del Mar | 58,401 | 100.0% | ||||
12235 | El Camino Real | Del Mar | 53,751 | 88.9% | ||||
12340 | El Camino Real | Del Mar | 89,272 | 50.1% | ||||
12390 | El Camino Real | Del Mar | 70,140 | 100.0% | ||||
12348 | High Bluff Drive | Del Mar | 39,193 | 85.3% | ||||
12770 | El Camino Real | Del Mar | 73,032 | 66.1% | ||||
12780 | El Camino Real | Del Mar | 140,591 | 100.0% | ||||
12790 | El Camino Real | Del Mar | 78,836 | 71.2% | ||||
12400 | High Bluff Drive | Del Mar | 209,220 | 100.0% | ||||
3579 Valley Centre Drive | Del Mar | 54,960 | 31.1% | |||||
3611 Valley Centre Drive | Del Mar | 129,656 | 100.0% | |||||
3661 Valley Centre Drive | Del Mar | 128,364 | 100.0% | |||||
3721 Valley Centre Drive | Del Mar | 115,193 | 100.0% | |||||
3811 Valley Centre Drive | Del Mar | 112,067 | 100.0% | |||||
3745 Paseo Place | Del Mar | 95,871 | 90.0% | |||||
13280 | Evening Creek Drive South | I-15 Corridor | 41,196 | 100.0% | ||||
13290 | Evening Creek Drive South | I-15 Corridor | 61,180 | 100.0% | ||||
13480 | Evening Creek Drive North | I-15 Corridor | 154,157 | 100.0% | ||||
13500 | Evening Creek Drive North | I-15 Corridor | 137,658 | 43.0% | ||||
13520 | Evening Creek Drive North | I-15 Corridor | 146,701 | 89.0% | ||||
2305 Historic Decatur Road | Point Loma | 107,456 | 100.0% | |||||
4690 Executive Drive | University Towne Center | 47,846 | 91.4% | |||||
Total San Diego County | 2,144,741 | 88.3% | ||||||
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Submarket | Square Feet | Occupied | |||||||
San Francisco Bay Area, California | |||||||||
4100 | Bohannon Drive | Menlo Park | 47,379 | 100.0% | |||||
4200 | Bohannon Drive | Menlo Park | 45,451 | 70.8% | |||||
4300 | Bohannon Drive | Menlo Park | 63,079 | 48.8% | |||||
4400 | Bohannon Drive | Menlo Park | 48,146 | 31.4% | |||||
4500 | Bohannon Drive | Menlo Park | 63,078 | 100.0% | |||||
4600 | Bohannon Drive | Menlo Park | 48,147 | 100.0% | |||||
4700 | Bohannon Drive | Menlo Park | 63,078 | 100.0% | |||||
1290-1300 Terra Bella Avenue | Mountain View | 114,175 | 100.0% | ||||||
331 | Fairchild Drive | Mountain View | 87,147 | 100.0% | |||||
680 | E. Middlefield Road | Mountain View | 170,090 | 100.0% | |||||
690 | E. Middlefield Road | Mountain View | 170,823 | 100.0% | |||||
1701 | Page Mill Road | Palo Alto | 128,688 | 100.0% | |||||
3150 | Porter Drive | Palo Alto | 36,897 | 100.0% | |||||
900 | Jefferson Avenue | Redwood City | 228,505 | 100.0% | |||||
900 | Middlefield Road | Redwood City | 118,764 | 100.0% | |||||
100 | Hooper Street | San Francisco | 394,340 | 87.6% | |||||
100 | First Street | San Francisco | 467,095 | 87.2% | |||||
1800 | Owens Street | San Francisco | 750,370 | 99.6% | |||||
303 | Second Street | San Francisco | 784,658 | 78.4% | |||||
201 Third Street | San Francisco | 346,538 | 99.2% | ||||||
360 Third Street | San Francisco | 429,796 | 100.0% | ||||||
250 | Brannan Street | San Francisco | 100,850 | 100.0% | |||||
301 | Brannan Street | San Francisco | 82,834 | 100.0% | |||||
333 | Brannan Street | San Francisco | 185,602 | 100.0% | |||||
345 | Brannan Street | San Francisco | 110,050 | 99.7% | |||||
350 | Mission Street | San Francisco | 455,340 | 99.7% | |||||
345 | Oyster Point Boulevard | South San Francisco | 40,410 | 100.0% | |||||
347 | Oyster Point Boulevard | South San Francisco | 39,780 | 100.0% | |||||
349 | Oyster Point Boulevard | South San Francisco | 65,340 | 100.0% | |||||
505 | Mathilda Avenue | Sunnyvale | 212,322 | 100.0% | |||||
555 | Mathilda Avenue | Sunnyvale | 212,322 | 100.0% | |||||
605 | Mathilda Avenue | Sunnyvale | 162,785 | 100.0% | |||||
599 | Mathilda Avenue | Sunnyvale | 76,031 | 100.0% | |||||
Total San Francisco Bay Area | 6,349,910 | 94.3% | |||||||
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Stabilized Office Portfolio Occupancy Overview by Region, continued
Submarket | Square Feet | Occupied | ||||||
Greater Seattle, Washington | ||||||||
601 | 108th Avenue NE | Bellevue | 488,470 | 98.3% | ||||
10900 NE 4th Street | Bellevue | 428,557 | 82.8% | |||||
837 | N. 34th Street | Lake Union | 112,487 | 100.0% | ||||
701 | N. 34th Street | Lake Union | 141,860 | 100.0% | ||||
801 | N. 34th Street | Lake Union | 169,412 | 100.0% | ||||
320 Westlake Avenue North | Lake Union | 184,644 | 100.0% | |||||
321 Terry Avenue North | Lake Union | 135,755 | 100.0% | |||||
401 Terry Avenue North | Lake Union | 140,605 | 100.0% | |||||
Total Greater Seattle | 1,801,790 | 95.5% | ||||||
TOTAL | 14,323,572 | 93.5% | ||||||
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Information on Leases Commenced (1)
1st & 2nd Generation | 2nd Generation | |||||||||||||||||||||||||
# of Leases (2) | Square Feet (2) | Retention | TI/LC | TI/LC | Changes in | Changes in | Weighted | |||||||||||||||||||
Per Sq.Ft. / | GAAP | Average Lease | ||||||||||||||||||||||||
New | Renewal | New | Renewal | |||||||||||||||||||||||
Rates | Per Sq.Ft. (3) | Year (3) | Rents | Cash Rents | Term (Mo.) | |||||||||||||||||||||
Quarter to Date | 10 | 9 | 47,926 | 90,067 | 27.0% | $ 37.57 | $ | 5.01 | 31.1% | 21.0% | 90 | |||||||||||||||
Information on Leases Executed (1)
1st & 2nd Generation | 2nd Generation | ||||||||||||||||||||||
# of Leases (4) | Square Feet (4) | TI/LC | TI/LC | Changes in | Changes in | Weighted | |||||||||||||||||
Per Sq.Ft. / | Average Lease | ||||||||||||||||||||||
New | Renewal | New | Renewal | ||||||||||||||||||||
Per Sq.Ft. (3) | Year (3) | GAAP Rents | Cash Rents | Term (Mo.) | |||||||||||||||||||
Quarter to Date (5) | 7 | 9 | 131,661 | 90,067 | $ | 60.11 | $ | 8.29 | 57.5% | 45.3% | 87 | ||||||||||||
________________________
- Includes 100% of consolidated property partnerships.
- Represents leasing activity for leases that commenced at properties in the stabilized portfolio during the three months ended March 31, 2020, including first and second generation space, net ofmonth-to-month leases.
- Includes tenant improvement costs andthird-party leasing commissions. Amounts exclude tenant-funded tenant improvements and indirect leasing costs.
- Represents leasing activity for leases signed at properties in the stabilized portfolio during the three months ended March 31, 2020, including first and second generation space, net ofmonth-to-month leases. Excludes leasing on new construction.
- During the three months ended March 31, 2020, 6 new leases totaling 125,420 square feet were signed but not commenced as of March 31, 2020.
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Stabilized Portfolio Capital Expenditures
($ in thousands)
Q1 2020 | ||||
1st Generation (Nonrecurring) Capital Expenditures:(1) | ||||
Capital Improvements | $ | 621 | ||
Tenant Improvements & Leasing Commissions (2) | 4,307 | |||
Total | $ | 4,928 | ||
Q1 2020 | ||||
2nd Generation (Recurring) Capital Expenditures:(1) | ||||
Capital Improvements | $ | 2,976 | ||
Tenant Improvements & Leasing Commissions (2) | 14,087 | |||
Total | $ | 17,063 | ||
________________________
- Includes 100% of capital expenditures of consolidated property partnerships.
- Includes tenant improvement costs andthird-party leasing commissions. Amounts exclude tenant-funded tenant improvements.
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Stabilized Portfolio Lease Expiration Summary Schedule
($ in thousands, except for annualized rent per sq. ft.)
# of Expiring | Total Square | % of Total | Annualized | % of Total | Annualized Rent | ||||||||||||
Year of Expiration | Annualized | ||||||||||||||||
Leases | Feet | Leased Sq. Ft. | Base Rent (1) | Base Rent | per Sq. Ft. | ||||||||||||
Remaining 2020 (2) | 53 | 677,934 | 5.3% | $ | 29,929 | 4.3% | $ | 44.15 | |||||||||
2021 (2) | 81 | 842,815 | 6.4% | 36,455 | 5.3% | 43.25 | |||||||||||
2022 | 62 | 749,300 | 5.8% | 32,462 | 4.6% | 43.32 | |||||||||||
2023 | 77 | 1,233,952 | 9.4% | 65,432 | 9.4% | 53.03 | |||||||||||
2024 | 60 | 952,945 | 7.2% | 46,791 | 6.7% | 49.10 | |||||||||||
2025 | 51 | 634,142 | 4.8% | 30,781 | 4.4% | 48.54 | |||||||||||
2026 | 34 | 1,485,620 | 11.3% | 65,703 | 9.4% | 44.23 | |||||||||||
2027 | 28 | 1,227,633 | 9.3% | 50,287 | 7.2% | 40.96 | |||||||||||
2028 | 21 | 924,891 | 7.0% | 57,805 | 8.3% | 62.50 | |||||||||||
2029 | 26 | 775,552 | 5.9% | 44,468 | 6.4% | 57.34 | |||||||||||
2030 and beyond | 47 | 3,636,258 | 27.6% | 238,262 | 34.0% | 65.52 | |||||||||||
Total (3) | 540 | 13,141,042 | 100.0% | $ | 698,375 | 100.0% | $ | 53.14 | |||||||||
________________________
- Includes 100% of annualized base rent of consolidated property partnerships.
- Adjusting for leasing transactions executed as of March 31, 2020 but not yet commenced, the 2020 and 2021 expirations would be reduced by 173,477 and 173,267 square feet, respectively.
- For leases that have been renewed early with existing tenants, the expiration date and annualized base rent information presented takes into consideration the renewed lease terms. Excludes leases not commenced as of March 31, 2020, space leased undermonth-to-month leases, storage leases, vacant space and future lease renewal options not executed as of March 31, 2020.
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Stabilized Portfolio Lease Expiration Schedule by Region
($ in thousands, except for annualized rent per sq. ft.)
# of | Total | % of Total | Annualized | % of Total | Annualized Rent | |||||||||||
Year | Region | Annualized | ||||||||||||||
Expiring Leases | Square Feet | Leased Sq. Ft. | Base Rent (1) | Base Rent | per Sq. Ft. | |||||||||||
Greater Los Angeles | 30 | 349,319 | 2.7% | $ | 13,724 | 2.0% | $ | 39.29 | ||||||||
2020 | San Diego | 12 | 151,138 | 1.2% | 6,345 | 0.9% | 41.98 | |||||||||
San Francisco Bay Area | 10 | 155,043 | 1.2% | 9,130 | 1.3% | 58.89 | ||||||||||
Greater Seattle | 1 | 22,434 | 0.2% | 730 | 0.1% | 32.54 | ||||||||||
Total | 53 | 677,934 | 5.3% | $ | 29,929 | 4.3% | $ | 44.15 | ||||||||
Greater Los Angeles | 47 | 285,279 | 2.2% | $ | 11,630 | 1.7% | $ | 40.77 | ||||||||
2021 | San Diego | 14 | 289,090 | 2.2% | 11,635 | 1.7% | 40.25 | |||||||||
San Francisco Bay Area | 11 | 239,093 | 1.8% | 12,245 | 1.8% | 51.21 | ||||||||||
Greater Seattle | 9 | 29,353 | 0.2% | 945 | 0.1% | 32.19 | ||||||||||
Total | 81 | 842,815 | 6.4% | $ | 36,455 | 5.3% | $ | 43.25 | ||||||||
Greater Los Angeles | 43 | 364,184 | 2.8% | $ | 16,471 | 2.4% | $ | 45.23 | ||||||||
2022 | San Diego | 8 | 204,237 | 1.6% | 6,991 | 1.0% | 34.23 | |||||||||
San Francisco Bay Area | 6 | 115,111 | 0.9% | 6,558 | 0.9% | 56.97 | ||||||||||
Greater Seattle | 5 | 65,768 | 0.5% | 2,442 | 0.3% | 37.13 | ||||||||||
Total | 62 | 749,300 | 5.8% | $ | 32,462 | 4.6% | $ | 43.32 | ||||||||
Greater Los Angeles | 37 | 356,052 | 2.7% | $ | 18,874 | 2.7% | $ | 53.01 | ||||||||
2023 | San Diego | 13 | 195,866 | 1.5% | 8,163 | 1.2% | 41.68 | |||||||||
San Francisco Bay Area | 21 | 588,422 | 4.5% | 35,145 | 5.0% | 59.73 | ||||||||||
Greater Seattle | 6 | 93,612 | 0.7% | 3,250 | 0.5% | 34.72 | ||||||||||
Total | 77 | 1,233,952 | 9.4% | $ | 65,432 | 9.4% | $ | 53.03 | ||||||||
Greater Los Angeles | 31 | 439,031 | 3.3% | $ | 19,711 | 2.8% | $ | 44.90 | ||||||||
2024 | San Diego | 10 | 68,501 | 0.5% | 3,522 | 0.5% | 51.42 | |||||||||
San Francisco Bay Area | 11 | 239,751 | 1.8% | 15,807 | 2.3% | 65.93 | ||||||||||
Greater Seattle | 8 | 205,662 | 1.6% | 7,751 | 1.1% | 37.69 | ||||||||||
Total | 60 | 952,945 | 7.2% | $ | 46,791 | 6.7% | $ | 49.10 | ||||||||
Greater Los Angeles | 56 | 1,831,601 | 13.9% | $ | 80,073 | 11.4% | $ | 43.72 | ||||||||
2025 | San Diego | 63 | 957,224 | 7.3% | 46,355 | 6.6% | 48.43 | |||||||||
and | San Francisco Bay Area | 53 | 4,602,672 | 34.9% | 308,393 | 44.2% | 67.00 | |||||||||
Beyond | ||||||||||||||||
Greater Seattle | 35 | 1,292,599 | 9.8% | 52,485 | 7.5% | 40.60 | ||||||||||
Total | 207 | 8,684,096 | 65.9% | $ | 487,306 | 69.7% | $ | 56.11 |
________________________
- Includes 100% of annualized base rent of consolidated property partnerships.
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Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Stabilized Portfolio Quarterly Lease Expirations for 2020 and 2021
($ in thousands, except for annualized rent per sq. ft.)
# of Expiring | Total Square | % of Total | Annualized | % of Total | Annualized Rent | |||||||||||
Annualized | ||||||||||||||||
Leases | Feet | Leased Sq. Ft. | Base Rent (1) | Base Rent | per Sq. Ft. | |||||||||||
2020: | ||||||||||||||||
Q2 2020 | 12 | 147,536 | 1.1% | $ | 7,029 | 1.0% | $ | 47.64 | ||||||||
Q3 2020 | 18 | 176,222 | 1.4% | 6,129 | 0.9% | 34.78 | ||||||||||
Q4 2020 | 23 | 354,176 | 2.8% | 16,771 | 2.4% | 47.35 | ||||||||||
Total 2020 (2) | 53 | 677,934 | 5.3% | $ | 29,929 | 4.3% | $ | 44.15 | ||||||||
2021: | ||||||||||||||||
Q1 2021 | 19 | 176,993 | 1.3% | $ | 7,052 | 1.0% | $ | 39.84 | ||||||||
Q2 2021 | 20 | 107,172 | 0.8% | 4,038 | 0.7% | 37.68 | ||||||||||
Q3 2021 | 21 | 388,069 | 3.0% | 18,950 | 2.7% | 48.83 | ||||||||||
Q4 2021 | 21 | 170,581 | 1.3% | 6,415 | 0.9% | 37.61 | ||||||||||
Total 2021 (2) | 81 | 842,815 | 6.4% | $ | 36,455 | 5.3% | $ | 43.25 | ||||||||
________________________
- Includes 100% of annualized base rent of consolidated property partnerships.
- Adjusting for leasing transactions executed as of March 31, 2020 but not yet commenced, the 2020 and 2021 expirations would be reduced by 173,477 and 173,267 square feet, respectively.
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Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Top Fifteen Tenants (1)
($ in thousands)
Annualized Base | Rentable | Percentage of | Percentage of | ||||||||||
Tenant Name | Region | Total Annualized Base | Total Rentable | ||||||||||
Rental Revenue (2) | Square Feet | Rental Revenue | Square Feet | ||||||||||
Dropbox, Inc. | San Francisco Bay Area | $ | 55,998 | 738,081 | 8.0% | 5.2% | |||||||
GM Cruise, LLC | San Francisco Bay Area | 36,337 | 374,618 | 5.2% | 2.6% | ||||||||
LinkedIn Corporation / Microsoft Corporation | San Francisco Bay Area | 29,752 | 663,460 | 4.3% | 4.6% | ||||||||
Adobe Systems, Inc. | San Francisco Bay Area / Greater Seattle | 27,897 | 513,111 | 4.0% | 3.6% | ||||||||
salesforce.com, inc. | San Francisco Bay Area | 24,076 | 451,763 | 3.5% | 3.2% | ||||||||
DIRECTV, LLC | Greater Los Angeles | 23,152 | 684,411 | 3.3% | 4.8% | ||||||||
Box, Inc. | San Francisco Bay Area | 22,441 | 371,792 | 3.2% | 2.6% | ||||||||
Okta, Inc. | San Francisco Bay Area | 17,122 | 207,066 | 2.5% | 1.4% | ||||||||
Riot Games, Inc. | Greater Los Angeles | 15,514 | 251,509 | 2.2% | 1.8% | ||||||||
Synopsys, Inc. | San Francisco Bay Area | 15,492 | 340,913 | 2.2% | 2.4% | ||||||||
Viacom International, Inc. | Greater Los Angeles | 13,718 | 211,343 | 2.0% | 1.5% | ||||||||
DoorDash, Inc. | San Francisco Bay Area | 13,531 | 135,137 | 1.9% | 0.9% | ||||||||
Amazon.com | Greater Seattle | 12,397 | 277,399 | 1.8% | 1.9% | ||||||||
Nektar Therapeutics, Inc. | San Francisco Bay Area | 12,297 | 135,350 | 1.8% | 0.9% | ||||||||
Concur Technologies | Greater Seattle | 10,643 | 288,322 | 1.5% | 2.0% | ||||||||
Total Top Fifteen Tenants | $ | 330,367 | 5,644,275 | 47.4% | 39.4% | ||||||||
________________________
- The information presented is as of March 31, 2020.
- Includes 100% of annualized base rental revenues of consolidated property partnerships.
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Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Consolidated Ventures (Noncontrolling Property Partnerships)
Property (1) | Venture Partner | Submarket | Rentable Square Feet | KRC Ownership % | |||||||
100 | First Street, San Francisco, CA | Norges Bank Real Estate Management | San Francisco | 467,095 | 56% | ||||||
303 | Second Street, San Francisco, CA | Norges Bank Real Estate Management | San Francisco | 784,658 | 56% | ||||||
900 | Jefferson Avenue and 900 Middlefield Road, Redwood City, CA (2) | Local developer | Redwood City | 347,269 | 93% | ||||||
____________________
- For breakout of Net Operating Income by partnership, refer to page 34, Reconciliation of Net Income Available to Common Stockholders to Same Store Net Operating Income.
- Reflects the KRC ownership percentage at time of agreement. Actual percentage may vary depending on cash flows or promote structure.
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Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Stabilized Office Development Projects and Completed Residential Development Projects
($ in millions)
STABILIZED OFFICE AND RETAIL DEVELOPMENT PROJECTS(1) | Location | Start Date | Stabilization | Total Estimated | Rentable | Total Project | |||||
Date (2) | Investment | Square Feet | % Occupied |
1st Quarter
The Exchange on 16th | San Francisco | 2Q 2015 | 1Q 2020 | $ | 585.0 | 750,370 | 100% | |||||||
One Paseo - Retail | Del Mar | 4Q 2016 | 1Q 2020 | 100.0 | 95,871 | 90% | ||||||||
TOTAL: | $ | 685.0 | 846,241 | 98% | ||||||||||
COMPLETED RESIDENTIAL DEVELOPMENT PROJECTS NOT YET STABILIZED | Location | Start Date | Completion | Total Estimated | Number of | % Leased | ||||||||
Date | Investment | Units | ||||||||||||
One Paseo - Residential Phase I | Del Mar | 4Q 2016 | 3Q 2019 | $ | 145.0 | 237 | 70% | |||||||
One Paseo - Residential Phase II | Del Mar | 4Q 2016 | 1Q 2020 | 145.0 | 225 | 17% | ||||||||
TOTAL: | $ | 290.0 | 462 | 44% | ||||||||||
____________________ |
- Our stabilized office portfolio includes stabilized retail space.
- For office and retail, represents the earlier of anticipated 95% occupancy date or one year from substantial completion of base building components.
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Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
In-Process Development
($ in millions)
Estimated | Total Cash | ||||||||||||||||
Construction | Estimated | Total Estimated | Costs Incurred | ||||||||||||||
TENANT IMPROVEMENT(1) | Location | Rentable Square | as of | % Leased | |||||||||||||
Start Date | Stabilization Date (2) | Feet | Investment | 3/31/2020 (3) | |||||||||||||
Office | |||||||||||||||||
San Diego County | |||||||||||||||||
One Paseo - Office | Del Mar | 4Q 2018 | 2Q 2021 | 285,000 | $ | 205.0 | $ | 164.4 | 91% | ||||||||
Greater Seattle | |||||||||||||||||
333 Dexter | South Lake Union | 2Q 2017 | 3Q 2022 | 635,000 | 410.0 | 285.1 | 100% | ||||||||||
Greater Los Angeles | |||||||||||||||||
Netflix // On Vine - Office | Hollywood | 1Q 2018 | 1Q 2021 | 355,000 | 300.0 | 210.8 | 100% | ||||||||||
TOTAL: | |||||||||||||||||
1,275,000 | $ | 915.0 | $ | 660.3 | 98% | ||||||||||||
Estimated | Total Cash | ||||||||||||||||
Construction | Estimated | Total Estimated | Costs Incurred | Office % | |||||||||||||
UNDER CONSTRUCTION | Rentable Square | as of | |||||||||||||||
Location | Start Date | Stabilization Date (2) | Feet | Investment | 3/31/2020 (3) | Leased | |||||||||||
Office / Life Science | |||||||||||||||||
San Francisco Bay Area | |||||||||||||||||
Kilroy Oyster Point - Phase I | South San Francisco | 1Q 2019 | 4Q 2021 | 656,000 | $ | 570.0 | $ | 198.7 | 100% | ||||||||
San Diego County | |||||||||||||||||
2100 Kettner | Little Italy | 3Q 2019 | 1Q 2022 | 200,000 | 140.0 | 48.9 | -% | ||||||||||
9455 Towne Centre Drive | University Towne Center | 1Q 2019 | 1Q 2021 | 160,000 | 110.0 | 63.3 | 100% | ||||||||||
Residential | |||||||||||||||||
Greater Los Angeles | |||||||||||||||||
Living // On Vine - Residential | Hollywood | 4Q 2018 | 1Q 2021 | 193 Resi Units | 195.0 | 141.1 | N/A | ||||||||||
San Diego County | |||||||||||||||||
One Paseo - Residential Phase III | Del Mar | 4Q 2016 | 2Q 2020 | 146 Resi Units | 95.0 | 93.1 | N/A | ||||||||||
TOTAL: | |||||||||||||||||
$ | 1,110.0 | $ | 545.1 | 80% | |||||||||||||
________________________
- Represents projects that have reached cold shell condition and are ready for tenant improvements, which may require additional major base building construction before being placed in service.
- For office and retail, represents the earlier of anticipated 95% occupancy date or one year from substantial completion of base building components. Formulti-phase projects, interest and carry cost capitalization may cease and recommence driven by various factors, including tenant improvement construction and other tenant related timing or project scope. The timing of completion of our projects may be impacted by factors outside of our control, including government restrictions and/or social distancing requirements on construction projects due to the COVID-19 pandemic.
- Represents costs incurred as of March 31, 2020, excluding accrued liabilities recorded in accordance with GAAP. Upon adoption of ASC 842 "Leases" effective January 1, 2019, also excludes leasing overhead.
24
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Future Development Pipeline
($ in millions)
Approx. Developable | Total Cash Costs | |||||||
FUTURE DEVELOPMENT PIPELINE | Location | Incurred as of | ||||||
Square Feet (1) | 3/31/2020 | (2) | ||||||
San Diego County | ||||||||
Santa Fe Summit - Phases II and III | 56 Corridor | 600,000 - 650,000 | $ | 79.4 | ||||
1335 Broadway & 901 Park Boulevard | East Village | TBD | 45.7 | |||||
San Francisco Bay Area | ||||||||
Kilroy Oyster Point - Phases II - IV | South San Francisco | 1,750,000 - 1,900,000 | 320.0 | |||||
Flower Mart | SOMA | 2,300,000 | 376.3 | |||||
Greater Seattle | ||||||||
Seattle CBD Project | Seattle CBD | TBD | 131.4 | |||||
TOTAL: | $ | 952.8 | ||||||
________________________
- The developable square feet and scope of projects could change materially from estimated data provided due to one or more of the following: any significant changes in the economy, market conditions, our markets, tenant requirements and demands, construction costs, new supply, regulatory and entitlement processes or project design.
- Represents costs incurred as of March 31, 2020, excluding accrued liabilities recorded in accordance with GAAP.
25
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Capital Structure
As of March 31, 2020
($ in thousands)
Shares/Units | Aggregate Principal | % of Total | ||||||
$ | Amount or | Market | ||||||
March 31, 2020 | Value Equivalent | Capitalization | ||||||
DEBT: (1) | ||||||||
Unsecured Line of Credit | $ | 380,000 | 3.4% | |||||
Unsecured Term Loan Facility | 150,000 | 1.3% | ||||||
Unsecured Senior Notes due 2023 | 300,000 | 2.7% | ||||||
Unsecured Senior Notes due 2024 | 425,000 | 3.8% | ||||||
Unsecured Senior Notes due 2025 | 400,000 | 3.6% | ||||||
Unsecured Senior Notes Series A & B due 2026 | 250,000 | 2.2% | ||||||
Unsecured Senior Notes due 2028 | 400,000 | 3.6% | ||||||
Unsecured Senior Notes due 2029 | 400,000 | 3.6% | ||||||
Unsecured Senior Notes Series A & B due 2027 & 2029 | 250,000 | 2.2% | ||||||
Unsecured Senior Notes due 2030 | 500,000 | 4.5% | ||||||
Secured Debt | 258,236 | 2.3% | ||||||
Total Debt | $ | 3,713,236 | 33.2% | |||||
EQUITY AND NONCONTROLLING INTEREST IN THE OPERATING PARTNERSHIP: (2) | ||||||||
Common limited partnership units outstanding (3) | 2,021,287 | $ | 128,756 | 1.2% | ||||
Shares of common stock outstanding | 115,067,924 | 7,329,827 | 65.6% | |||||
Total Equity and Noncontrolling Interests in the Operating Partnership | $ | 7,458,583 | 66.8% | |||||
TOTAL MARKET CAPITALIZATION | $ | 11,171,819 | 100.0% | |||||
________________________
- Represents the gross aggregate principal amount due at maturity before the effect of unamortized deferred financing costs and premiums and discounts. Excludes $350.0 million of 4.27% unsecured senior notes due 2031 the Operating Partnership issued on April 28, 2020 in connection with a private placement offering.
- Value based on closing share price of $63.70 as of March 31, 2020.
- Includes common units of the Operating Partnership not owned by the Company; does not include noncontrolling interests in consolidated property partnerships.
26
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Debt Analysis
As of March 31, 2020
TOTAL DEBT COMPOSITION
Percent of | Weighted Average | ||||||
Total Debt | Interest Rate | Years to Maturity | |||||
Secured vs. Unsecured Debt | |||||||
Unsecured Debt | 93.0% | 3.6% | 6.4 | ||||
Secured Debt | 7.0% | 3.9% | 6.9 | ||||
Floating vs. Fixed-Rate Debt | |||||||
Floating-Rate Debt | 14.3% | 1.9% | 2.3 | ||||
Fixed-Rate Debt | 85.7% | 3.9% | 7.1 | ||||
Stated Interest Rate | 3.6% | 6.4 | |||||
GAAP Effective Rate | 3.6% | ||||||
GAAP Effective Rate Including Debt Issuance Costs | 3.8% | ||||||
KEY DEBT COVENANTS
Covenant | Actual Performance | |||||
as of March 31, 2020 | ||||||
Unsecured Credit and Term Loan Facility and Private Placement Notes (as defined in the Credit | ||||||
Agreements): | ||||||
Total debt to total asset value | less than 60% | 29% | ||||
Fixed charge coverage ratio | greater than 1.5x | 3.4x | ||||
Unsecured debt ratio | greater than 1.67x | 3.48x | ||||
Unencumbered asset pool debt service coverage | greater than 1.75x | 4.02x | ||||
Unsecured Senior Notes due 2023, 2024, 2025, 2028, 2029 and 2030 (as defined in the | ||||||
Indentures): | ||||||
Total debt to total asset value | less than 60% | 34% | ||||
Interest coverage | greater than 1.5x | 10.4x | ||||
Secured debt to total asset value | less than 40% | 2% | ||||
Unencumbered asset pool value to unsecured debt | greater than 150% | 304% | ||||
27
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Debt Analysis
($ in thousands)
DEBT MATURITY SCHEDULE
Floating/ | Stated | Maturity | 2020 | 2021 | 2022 | 2023 | 2024 | After 2024 | Total (1) | ||||||||||||||||||
Fixed Rate | Rate | Date | |||||||||||||||||||||||||
Unsecured Debt: | |||||||||||||||||||||||||||
Floating | 1.85% | 7/31/2022 | $ | 380,000 | $ | 380,000 | |||||||||||||||||||||
Floating | 2.03% | 7/31/2022 | 150,000 | 150,000 | |||||||||||||||||||||||
Fixed | 3.80% | 1/15/2023 | 300,000 | 300,000 | |||||||||||||||||||||||
Fixed | 3.45% | 12/15/2024 | 425,000 | 425,000 | |||||||||||||||||||||||
Fixed | 4.38% | 10/1/2025 | 400,000 | 400,000 | |||||||||||||||||||||||
Fixed | 4.30% | 7/18/2026 | 50,000 | 50,000 | |||||||||||||||||||||||
Fixed | 4.35% | 10/18/2026 | 200,000 | 200,000 | |||||||||||||||||||||||
Fixed | 3.35% | 2/17/2027 | 175,000 | 175,000 | |||||||||||||||||||||||
Fixed | 4.75% | 12/15/2028 | 400,000 | 400,000 | |||||||||||||||||||||||
Fixed | 3.45% | 2/17/2029 | 75,000 | 75,000 | |||||||||||||||||||||||
Fixed | 4.25% | 8/15/2029 | 400,000 | 400,000 | |||||||||||||||||||||||
Fixed | 3.05% | 2/15/2030 | 500,000 | 500,000 | |||||||||||||||||||||||
Total unsecured debt | |||||||||||||||||||||||||||
3.59% | - | - | 530,000 | 300,000 | 425,000 | 2,200,000 | 3,455,000 | ||||||||||||||||||||
Secured Debt: | |||||||||||||||||||||||||||
Fixed | 3.57% | 12/1/2026 | 2,428 | 3,341 | 3,462 | 3,587 | 3,718 | 152,668 | 169,204 | ||||||||||||||||||
Fixed | 4.48% | 7/1/2027 | 1,443 | 2,001 | 2,092 | 2,188 | 2,288 | 79,020 | 89,032 | ||||||||||||||||||
Total secured debt | |||||||||||||||||||||||||||
3.88% | 3,871 | 5,342 | 5,554 | 5,775 | 6,006 | 231,688 | 258,236 | ||||||||||||||||||||
Total | 3.61% | $ | 3,871 | $ | 5,342 | $ | 535,554 | $ | 305,775 | $ | 431,006 | $ | 2,431,688 | $ | 3,713,236 | ||||||||||||
________________________ |
- Represents the gross aggregate principal amount due at maturity before the effect of unamortized deferred financing costs and premiums and discounts. Excludes $350.0 million of 4.27% unsecured senior notes due 2031 the Operating Partnership issued on April 28, 2020 in connection with a private placement offering.
28
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Management Statements on Non-GAAP Supplemental Measures
Included in this section are management's statements regarding certain non-GAAP financial measures provided in this supplemental financial report and, with respect to Funds From Operations available to common stockholders and common unitholders ("FFO"), in the Company's earnings release on April 29, 2020 and the reasons why management believes that these measures provide useful information to investors about the Company's financial condition and results of operations.
Net Operating Income:
Management believes that Net Operating Income ("NOI") is a useful supplemental measure of the Company's operating performance. The Company defines NOI as follows: consolidated operating revenues (rental income and other property income) less consolidated property and related expenses (property expenses, real estate taxes and ground leases). Other real estate investment trusts ("REITs") may use different methodologies for calculating NOI, and accordingly, the Company's NOI may not be comparable to other REITs.
Because NOI excludes leasing costs, general and administrative expenses, interest expense, depreciation and amortization, other nonproperty income and losses, and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, reflects the consolidated revenues and expenses directly associated with owning and operating commercial real estate and the impact to operations from trends in occupancy rates, rental rates, and operating costs, providing a perspective on operations not immediately apparent from net income. The Company uses NOI to evaluate its operating performance on a portfolio basis since NOI allows the Company to evaluate the impact that factors such as occupancy levels, lease structure, rental rates, and tenant base have on the Company's results, margins and returns. In addition, management believes that NOI provides useful information to the investment community about the Company's financial and operating performance when compared to other REITs since NOI is generally recognized as a standard measure of performance in the real estate industry.
However, NOI should not be viewed as an alternative measure of the Company's financial performance since it does not reflect general and administrative expenses, leasing costs, interest expense, depreciation and amortization costs, other nonproperty income and losses and the level of capital expenditures necessary to maintain the operating performance of the Company's properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact the Company's results from operations.
Same Store Net Operating Income:
Management believes that Same Store NOI is a useful supplemental measure of the Company's operating performance. Same Store NOI represents the consolidated NOI for all of the properties that were owned and included in the Company's stabilized portfolio for two comparable reporting periods. Because Same Store NOI excludes the change in NOI from developed, redeveloped, acquired and disposed of and held for sale properties, it highlights operating trends such as occupancy levels, rental rates and operating costs on properties. Other REITs may use different methodologies for calculating Same Store NOI, and accordingly, the Company's Same Store NOI may not be comparable to other REITs.
However, Same Store NOI should not be viewed as an alternative measure of the Company's financial performance since it does not reflect the operations of the Company's entire portfolio, nor does it reflect the impact of general and administrative expenses, leasing costs, interest expense, depreciation and amortization costs, other nonproperty income and losses and the level of capital expenditures necessary to maintain the operating performance of the Company's properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact the Company's results from operations.
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Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Management Statements on Non-GAAP Supplemental Measures, continued
Same Store Cash Net Operating Income:
Management believes that Same Store Cash NOI is a useful supplemental measure of the Company's operating performance. Same Store Cash NOI represents the consolidated NOI for all of the properties that were owned and included in the Company's stabilized portfolio for two comparable reporting periods, adjusted for the net effect of straight- line rents, amortization of deferred revenue related to tenant-funded tenant improvements, amortization of above and below market lease intangibles, and the provision for bad debts. Because Same Store Cash NOI excludes the change in NOI from developed, redeveloped, acquired and disposed of and held for sale properties, it highlights operating trends on a cash basis such as occupancy levels, rental rates and operating costs on properties. Other REITs may use different methodologies for calculating Same Store Cash NOI, and accordingly, our Same Store Cash NOI may not be comparable to other REITs.
However, Same Store Cash NOI should not be viewed as an alternative measure of the Company's financial performance since it does not reflect the operations of the Company's entire portfolio, nor does it reflect the impact of general and administrative expenses, acquisition-related expenses, interest expense, depreciation and amortization costs, other nonproperty income and losses, the level of capital expenditures and leasing costs necessary to maintain the operating performance of the Company's properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact the Company's results from operations.
EBITDA, as adjusted:
Managementbelievesthatconsolidatedearningsbeforeinterestexpense,depreciationandamortization,gain/lossonearlyextinguishmentofdebt,gainsandlossesondepreciable real estate, net income attributable to noncontrolling interests, preferred dividends and distributions, original issuance costs of redeemed preferred stock and preferred units, and impairment losses ("EBITDA, as adjusted") is a useful supplemental measure of the Company's operating performance. When considered with other GAAP measures and FFO, management believes EBITDA, as adjusted, gives the investment community a more complete understanding of the Company's consolidated operating results, including the impact of general and administrative expenses and acquisition-related expenses, before the impact of investing and financing transactions and facilitates comparisons with competitors. Management also believes it is appropriate to present EBITDA, as adjusted, as it is used in several of the Company's financial covenants for both its secured and unsecured debt. However, EBITDA, as adjusted, should not be viewed as an alternative measure of the Company's operating performance since it excludes financing costs as well as depreciation and amortization costs which are significant economic costs that could materially impact the Company's results of operations and liquidity. Other REITs may use different methodologies for calculating EBITDA, as adjusted, and, accordingly, the Company's EBITDA, as adjusted, may not be comparable to other REITs. The Company's calculation of EBITDA, as adjusted, is the same as EBITDAre, as defined by NAREIT, as the Company does not have any unconsolidated joint ventures.
30
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Management Statements on Non-GAAP Supplemental Measures, continued
Funds From Operations:
The Company calculates Funds From Operations available to common stockholders and common unitholders ("FFO") in accordance with the 2018 Restated White Paper on FFO approved by the Board of Governors of NAREIT. The White Paper defines FFO as net income or loss calculated in accordance with GAAP, excluding extraordinary items, as defined by GAAP, gains and losses from sales of depreciable real estate and impairment write-downs associated with depreciable real estate, plus real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets) and after adjustment for unconsolidated partnerships and joint ventures. Our calculation of FFO includes the amortization of deferred revenue related to tenant-funded tenant improvements and excludes the depreciation of the related tenant improvement assets. We also add back net income attributable to noncontrolling common units of the Operating Partnership because we report FFO attributable to common stockholders and common unitholders.
Management believes that FFO is a useful supplemental measure of the Company's operating performance. The exclusion from FFO of gains and losses from the sale of operating real estate assets allows investors and analysts to readily identify the operating results of the assets that form the core of the Company's activity and assists in comparing those operating results between periods. Also, because FFO is generally recognized as the industry standard for reporting the operations of REITs, it facilitates comparisons of operating performance to other REITs. However, other REITs may use different methodologies to calculate FFO, and accordingly, the Company's FFO may not be comparable to all other REITs.
Implicit in historical cost accounting for real estate assets in accordance with GAAP is the assumption 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 presentations of operating results for real estate companies using historical cost accounting alone to be insufficient. Because FFO excludes depreciation and amortization of real estate assets, management believes that FFO along with the required GAAP presentations provides a more complete measurement of the Company's performance relative to its competitors and a more appropriate basis on which to make decisions involving operating, financing and investing activities than the required GAAP presentations alone would provide.
However, FFO should not be viewed as an alternative measure of the Company's operating performance since it does not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs necessary to maintain the operating performance of the Company's properties, which are significant economic costs and could materially impact the Company's results from operations.
Funds Available for Distribution:
Management believes that Funds Available for Distribution available to common stockholders and common unitholders ("FAD") is a useful supplemental measure of the Company's liquidity. The Company computes FAD by adding to FFO the non-cash amortization of deferred financing costs, debt discounts and premiums and share-based compensation awards, amortization of above (below) market rents for acquisition properties and non-cash executive compensation expense then subtracting recurring tenant improvements,leasingcommissionsandcapitalexpendituresandeliminatingtheneteffectofstraight-linerents,amortizationofdeferredrevenuerelatedtotenantimprovements, adjusting for other lease related items and after adjustment for amounts attributable to noncontrolling interests in consolidated property partnerships. FAD provides an additional perspective on the Company's ability to fund cash needs and make distributions to stockholders by adjusting FFO for the impact of certain cash and non-cash items, as well as adjusting FFO for recurring capital expenditures and leasing costs. Management also believes that FAD provides useful information to the investment community about the Company's financial position as compared to other REITs since FAD is a liquidity measure used by other REITs. However, other REITs may use different methodologies for calculating FAD and, accordingly, the Company's FAD may not be comparable to other REITs.
31
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Definitions Included in Supplemental
Annualized Base Rent:
Includes the impact of straight-lining rent escalations and the amortization of free rent periods and excludes the impact of the following: amortization of deferred revenue related to tenant-funded tenant improvements, amortization of above/below market rents, amortization for lease incentives due under existing leases, and expense reimbursement revenue. Additionally, the underlying leases contain various expense structures including full service gross, modified gross and triple net. Amounts represent percentage of total portfolio annualized contractual base rental revenue.
Change in GAAP/Cash Rents (Leases Commenced):
Calculated as the change between GAAP/cash rents for new/renewed leases and the expiring GAAP/cash rents for the same space. Excludes leases for which the space was vacant longer than one year, or vacant when the property was acquired by the Company.
Change in GAAP/Cash Rents (Leases Executed):
Calculated as the change between GAAP/cash rents for signed leases and the expiring GAAP/cash rents for the same space. Excludes leases for which the space was vacant longer than one year, or vacant when the property was acquired by the Company.
Estimated Stabilization Date (Development):
Management's estimation of the earlier of stabilized occupancy (95%) or one year from the date of the cessation of major base building construction activities for office and retail properties and upon substantial completion for residential properties.
FAD Payout Ratio:
Calculated as current-quarter dividends accrued to common stockholders and common unitholders (excluding dividend equivalents accrued to restricted stock unitholders) divided by FAD.
First Generation Capital Expenditures:
Capital expenditures for newly acquired space, newly developed, redeveloped, or repositioned space. These costs are not subtracted in our calculation of FAD.
Fixed Charge Coverage Ratio:
Calculated as EBITDA, as adjusted, divided by gross interest expense (excluding amortization of deferred debt costs and debt discounts/premiums) and current year accrued preferred dividends.
FFO Payout Ratio:
Calculated as current-quarter dividends accrued to common stockholders and common unitholders (excluding dividend equivalents accrued to restricted stock unitholders) divided by FFO attributable to common stockholders and unitholders.
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Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Definitions Included in Supplemental, continued
GAAP Effective Rate:
The rate at which interest expense is recorded for financial reporting purposes, which reflects the amortization of any discounts/premiums, excluding debt issuance costs.
Interest Coverage Ratio:
Calculated as EBITDA, as adjusted, divided by gross interest expense (excluding amortization of deferred debt costs and debt discounts/premiums).
Net Effect of Straight-Line Rents:
Represents the straight-line rent income recognized during the period offset by cash received during the period that was applied to deferred rents receivable balances for terminated leases and the provision for bad debts recorded for deferred rent receivable balances.
Net Operating Income Margins:
Calculated as Net Operating Income divided by total revenues.
Retention Rates (Leases Commenced):
Calculated as the percentage of space either renewed or expanded into by existing tenants or subtenants at lease expiration.
Same Store Portfolio:
Our Same Store portfolio includes all of our properties owned and included in our stabilized portfolio for two comparable reporting periods, i.e., owned and included in our stabilized portfolio as of January 1, 2019 and still owned and included in the stabilized portfolio as of March 31, 2020. It does not include undeveloped land, development and redevelopment properties currently committed for construction, under construction, or in the tenant improvement phase, completed residential developments not yet stabilized and properties held-for-sale. We define redevelopment properties as those projects for which we expect to spend significant development and construction costs on existing or acquired buildings pursuant to a formal plan, the intended result of which is a higher economic return on the property.
Stated Interest Rate:
The rate at which interest expense is recorded per the respective loan documents, excluding the impact of the amortization of any debt discounts/premiums.
Tenant Improvement Phase:
Represents projects that have reached cold shell condition and are ready for tenant improvements, which may require additional major base building construction before being placed in service.
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Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Reconciliation of Net Income Available to Common Stockholders to Same Store Net Operating Income
(unaudited, $ in thousands)
Three Months Ended March 31, | |||||||
2020 | 2019 | ||||||
Net Income Available to Common Stockholders | $ | 39,817 | $ | 36,903 | |||
Net income attributable to noncontrolling common units of the Operating Partnership | 705 | 700 | |||||
Net income attributable to noncontrolling interests in consolidated property partnerships | 4,896 | 4,191 | |||||
Net Income | 45,418 | 41,794 | |||||
Adjustments: | |||||||
General and administrative expenses | 19,010 | 23,341 | |||||
Leasing costs | 1,456 | 1,757 | |||||
Depreciation and amortization | 74,370 | 66,135 | |||||
Interest income and other net investment loss (gain) | 3,128 | (1,828) | |||||
Interest expense | 14,444 | 11,243 | |||||
Net Operating Income, as defined (1) | 157,826 | 142,442 | |||||
Wholly-Owned Properties | 136,316 | 122,834 | |||||
Consolidated property partnerships: (2) | |||||||
100 First Street (3) | 5,460 | 6,015 | |||||
303 Second Street (3) | 10,261 | 7,798 | |||||
Crossing/900 (4) | 5,789 | 5,795 | |||||
Net Operating Income, as defined (1) | 157,826 | 142,442 | |||||
Non-Same Store GAAP Net Operating Income (5) | (23,345) | (7,667) | |||||
Same Store GAAP Net Operating Income | 134,481 | 134,775 | |||||
GAAP to Cash Adjustments: | |||||||
GAAP Operating Revenues Adjustments, net (6) | (5,367) | (22,430) | |||||
GAAP Operating Expenses Adjustments, net (7) | (17) | (4) | |||||
Same Store Cash Net Operating Income | $ | 129,097 | $ | 112,341 | |||
________________________
- Please refer to pages29-30 for Management Statements on Net Operating Income, Same Store Net Operating Income and Same Store Cash Net Operating Income.
- Reflects GAAP Net Operating Income for all periods presented.
- For all periods presented, an unrelated third party entity owned approximately 44% common equity interests in two properties located at 100 First Street and 303 Second Street in San Francisco, CA.
- For all periods presented, an unrelated third party entity owned an approximate 7% common equity interest in two properties located at 900 Jefferson Avenue and 900 Middlefield Road in Redwood City, CA.
- Includes the results of one office property disposed of during the second quarter of 2019, one property disposed of during the fourth quarter or 2019, one office property we acquired in the third quarter of 2019, our completed residential development that is not yet stabilized and ourin-process and future development projects.
- Includes the net effect ofstraight-line rents, amortization of deferred revenue related to tenant-funded tenant improvements and amortization of above and below market lease intangibles.
- Includes the amortization of above and below market lease intangibles for ground leases and the provision for bad debts.
34
Kilroy Realty Corporation
First Quarter 2020 Supplemental Financial Report
Reconciliation of Net Income Available to Common Stockholders to EBITDA, as Adjusted
(unaudited, $ in thousands)
Three Months Ended March 31, | |||||||
2020 | 2019 | ||||||
Net Income Available to Common Stockholders | $ | 39,817 | $ | 36,903 | |||
Interest expense | 14,444 | 11,243 | |||||
Depreciation and amortization | 74,370 | 66,135 | |||||
Net income attributable to noncontrolling common units of the Operating Partnership | 705 | 700 | |||||
Net income attributable to noncontrolling interests in consolidated property partnerships | 4,896 | 4,191 | |||||
EBITDA, as adjusted (1) | $ | 134,232 | $ | 119,172 | |||
________________________
- Please refer to page 30 for a Management Statement on EBITDA, as adjusted. The Company's calculation of EBITDA, as adjusted, is the same as EBITDAre, as defined by NAREIT, as the Company does not have any unconsolidated joint ventures.
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Kilroy Realty Corporation published this content on 29 April 2020 and is solely responsible for the information contained therein. Distributed by Public, unedited and unaltered, on 29 April 2020 22:07:10 UTC