Highlights
- Reported results for the third quarter of 2023 of net loss of
$1.5 million , or$(0.08) per diluted share, Funds from Operations, or FFO, of$0.31 per diluted share and Adjusted Funds from Operations, or AFFO, of$0.41 per diluted share. - Equity in earnings of unconsolidated joint ventures was
$426,000 in the third quarter of 2023 and$135,000 for the corresponding 2022 quarter. - Combined Portfolio NOI decreased 0.4% for the third quarter when compared with the prior-year period.
- Repurchased 264,165 shares and 98,014 shares during the third quarter and after the quarter, respectively, at a weighted average price of
$18.33 . The Company currently has$4.3 million remaining under its current share repurchase authorization. - Affirmed full year 2023 guidance and accompanying assumptions previously issued on
March 14, 2023 .
See the reconciliations provided later in this release of FFO, AFFO and Combined Portfolio NOI, to net income, as calculated in accordance with GAAP, and the definitions of such terms under "Non-GAAP Financial Measures and Definitions."
Third Quarter Financial and Operating Results
- Net loss attributable to common stockholders for the quarter ended
September 30, 2023 was$1.5 million , or$(0.08) per diluted share, compared to net income attributable to common stockholders of$7.1 million , or$0.37 per diluted share, for the corresponding 2022 quarter. The prior-year period included BRT’s$11.5 million (or$0.61 per diluted share) share of a gain from the sale of a property owned by an unconsolidated subsidiary. - FFO was
$5.7 million , or$0.31 per diluted share, in the current quarter, compared to$5.4 million , or$0.29 per diluted share, in the corresponding 2022 quarter, primarily due to a reduction in early extinguishment of debt and an increase in other income, offset by a decline in operating margins primarily from the sale of properties by unconsolidated joint ventures in the prior-year period. - AFFO was
$7.7 million , or$0.41 per diluted share, in the current quarter, compared to AFFO of$7.2 million , or$0.38 per diluted share, in the corresponding 2022 quarter, primarily due to the decrease in the income tax provision and the increase in other income and insurance recovery. - Equity in earnings of unconsolidated joint ventures for the current quarter was
$426,000 compared to$135,000 in the corresponding quarter of the prior year. - Combined Portfolio NOI in the current quarter decreased by 0.4% to
$15.6 million ; the Company estimates that two properties (Verandas atAlamo Ranch inSan Antonio, TX and Bell’s Bluff inNashville, TN ) accounted for headwinds totaling approximately 200 basis points in the third quarter Combined Portfolio NOI results. - Diluted per share net income, FFO and AFFO during the quarter ended
September 30, 2023 reflect the approximate 124,000 decrease in weighted average shares of common stock outstanding, primarily due to the 573,318 shares of common stock repurchased during the second and third quarters of 2023, partially offset by stock issuances pursuant to the Company’s at-the-market offering, equity incentive and dividend reinvestment programs during 2022 and 2023. - For leases signed during the third quarter in the Combined Portfolio, the Company experienced a 4.7% increase on renewal leases, a 2.0% increase on new leases and a 3.5% increase on a blended basis compared with the prior lease. The rent-to-income ratio for all new leases signed in the third quarter is 23%. For leases signed during the month of
October 2023 , the Company experienced a 5.5% increase on renewals, a 0.7% decrease on new leases and a 2.7% increase on a blended basis compared with the prior lease.
Debt Metrics and Liquidity
At
At
Guidance for Full Year 2023
The Company affirmed its full year 2023 guidance and accompanying assumptions previously issued on
Conference Call and Webcast Information
The Company will host a conference call and webcast to review its results and 2023 outlook with investors and other interested parties at
A replay of the conference call will be available after
Supplemental Financial Information
In an effort to enhance its financial disclosures to investors, BRT has posted a supplemental financial information report which can be accessed on the Company’s investor relations website under the caption “Financials – Quarterly Results.” When available, the Company will post a transcript of its quarterly earnings call to the Quarterly Results page.
Non-GAAP Financial Measures
BRT discloses FFO, AFFO, NOI and Combined Portfolio NOI because it believes that such metrics are widely recognized and appropriate measure of the performance of an equity REIT.
BRT computes FFO in accordance with the “White Paper on Funds from Operations” issued by the
BRT computes AFFO by adjusting FFO for loss on extinguishment of debt, straight-line rent accruals, restricted stock and RSU compensation expense, fair value adjustment of mortgage debt, gain on insurance recovery, insurance recovery from casualty loss and deferred mortgage and debt costs (including, in each case as applicable, from its share of its unconsolidated joint ventures). Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO may vary from one REIT to another.
BRT computes NOI by adjusting net income (loss) to (a) add back (1) depreciation expense, (2) general and administrative expenses, (3) interest expense, (4) loss on extinguishment of debt, (5) equity in earnings (loss) of unconsolidated joint ventures and equity in earnings from the sale of unconsolidated joint venture, (6) provision for taxes, (7) the impact of non-controlling interests, and (b) deduct (1) other income, (2) gain on sale of real estate, (3) insurance recovery of casualty loss, and (4) gain on insurance recoveries related to casualty loss.
BRT defines “Combined Portfolio” as the consolidated same store properties, the unconsolidated same store properties presented on a pro rata share basis, and the other multifamily properties that BRT currently owns presented at 100% ownership for all periods presented. The Combined Portfolio includes 28 properties totaling 7,707 units for the third quarter ended
BRT defines “blended rate” as the average of the percentage change in effective rent of lease renewals and new leases on a combined basis.
The pro rata share reflects BRT’s percentage equity interest in the applicable subsidiary. BRT uses pro rata share to help provide a better understanding of the impact of its unconsolidated joint ventures on its operations. However, the use of pro rata information has limitations. Among other things, as a result of the allocation/distribution provisions of the agreements governing the unconsolidated joint ventures, BRT’s share of the gain/loss with respect to such venture may be different than (and generally less than that) implied by its percentage equity interest therein. Further, the use of pro rata share is not representative of its operations and accounts as presented in accordance with GAAP.
The accounts and results for remaining properties in which the partner interest was purchased by BRT had previously been reflected in our unconsolidated results for the entirety of the periods being presented. As a result, in order to help ensure the comparability of our Combined Portfolio NOI for the periods presented, we are including 100% of the NOI of these properties for the periods prior to their acquisition of the partners’ interests.
BRT believes that FFO, AFFO, NOI and Combined Portfolio NOI are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present such metrics when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assures that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, BRT believes that FFO and AFFO provide a performance measure that when compared year-over-year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income. BRT also considers FFO, AFFO and NOI to be useful in evaluating property acquisitions and dispositions. BRT views Combined Portfolio NOI as an important measure of operating performance because it allows a comparison of operating results of properties owned for the entirety of the current and comparable periods and therefore eliminates variations caused by acquisitions, dispositions or partner buyouts during the periods.
FFO, AFFO, NOI and Combined Portfolio NOI do not represent net income or cash flows from operations as defined by GAAP. FFO, AFFO, NOI and Combined Portfolio NOI should not be considered to be an alternative to net income as a reliable measure of BRT’s operating performance; nor should FFO, AFFO, NOI and Combined Portfolio NOI be considered an alternative to cash flows from operating, investing or financing activities (as defined by GAAP) as measures of liquidity. Further, because there is no industry standard definition of NOI and practice is divergent across the industry, the computation of NOI may from one REIT to another.
Forward Looking Information
BRT considers some of the information set forth herein to contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act, with respect to our expectations for future periods. Forward-looking statements do not discuss historical fact, but instead include statements related to expectations, projections, intentions or other items related to the future. Such forward-looking statements include, without limitation, statements regarding expected operating performance and results, property acquisition and disposition activity, joint venture activity, development and value add activity and other capital expenditures, and capital raising and financing activity, as well as revenue and expense growth, occupancy, interest rate and other economic expectations. Words such as “expects,” “anticipates,” “intends,” “plans,” “believes,” “seeks,” “estimates,” “forecasts,” “projects,” “assumes,” “will,” “may,” “could,” “should,” “budget,” “target,” “outlook,” “opportunity,” “guidance” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, which are in some cases are beyond our control, which may cause our actual results, performance or achievements to be materially different from the results of operations, financial conditions or plans expressed or implied by such forward-looking statements. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved, and investors are cautioned not to place undue reliance on such information.
The following factors, among others, could cause our actual results, performance or achievements to differ materially from those expressed or implied in the forward-looking statements: the forfeiture of BRT’s deposit with respect to the purchase of a multi-family property in
BRT undertakes no obligation to update or revise the information herein, whether as a result of new information, future events or circumstances, or otherwise.
Additional Information
BRT is a real estate investment trust that owns, operates and, to a lesser extent, holds interests in joint ventures that own multi-family properties. As of
Interested parties are urged to review the Form 10-Q to be filed with the
Contact:
Suite 303
Telephone: (516) 466-3100
Email: investors@BRTapartments.com
www.BRTapartments.com
CONDENSED BALANCE SHEETS
(Dollars in thousands)
(unaudited) | (audited) | ||||||
ASSETS | |||||||
Real estate properties, net of accumulated depreciation | $ | 639,989 | $ | 651,603 | |||
Investments in unconsolidated joint ventures | 34,501 | 42,576 | |||||
Cash and cash equivalents | 28,117 | 20,281 | |||||
Restricted cash | 769 | 872 | |||||
Other assets | 17,766 | 16,786 | |||||
Total assets | $ | 721,142 | $ | 732,118 | |||
LIABILITIES AND EQUITY | |||||||
Mortgages payable, net of deferred costs | $ | 422,935 | $ | 403,792 | |||
Junior subordinated notes, net of deferred costs | 37,138 | 37,123 | |||||
Credit facility, net of deferred costs | — | 18,502 | |||||
Accounts payable and accrued liabilities | 24,272 | 22,631 | |||||
Total Liabilities | 484,345 | 482,048 | |||||
236,788 | 250,088 | ||||||
Non-controlling interests | 9 | (18 | ) | ||||
Total Equity | 236,797 | 250,070 | |||||
Total Liabilities and Equity | $ | 721,142 | $ | 732,118 | |||
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)
(Dollars in thousands, except per share data)
Three Months Ended | |||||||
2023 | 2022 | ||||||
Revenues: | |||||||
Rental and other revenues from real estate properties | $ | 23,510 | $ | 21,691 | |||
Other income | 342 | 6 | |||||
Total revenues | 23,852 | 21,697 | |||||
Expenses: | |||||||
Real estate operating expenses | 10,583 | 9,195 | |||||
Interest expense | 5,581 | 5,061 | |||||
General and administrative | 4,017 | 3,673 | |||||
Depreciation and amortization | 6,544 | 8,165 | |||||
Total expenses | 26,725 | 26,094 | |||||
Total revenue less total expenses | (2,873 | ) | (4,397 | ) | |||
Equity in earnings of unconsolidated joint ventures | 426 | 135 | |||||
Equity in earnings from sale of unconsolidated joint ventures properties | — | 11,472 | |||||
Gain on sale of real estate | 604 | — | |||||
Insurance recovery of casualty loss | 261 | — | |||||
Gain on insurance recovery | — | 62 | |||||
(Loss) income from continuing operations | (1,582 | ) | 7,272 | ||||
Income tax (benefit) provision | (122 | ) | 178 | ||||
(Loss) income from continuing operations, net of taxes | (1,460 | ) | 7,094 | ||||
Net income attributable to non-controlling interest | (34 | ) | (35 | ) | |||
Net (loss) income attributable to common stockholders | $ | (1,494 | ) | $ | 7,059 | ||
Per share amounts attributable to common stockholders: | |||||||
Basic | $ | (0.08 | ) | $ | 0.37 | ||
Diluted | $ | (0.08 | ) | $ | 0.37 | ||
Funds from operations - Note 1 | $ | 5,749 | $ | 5,405 | |||
Funds from operations per common share - diluted - Note 2 | $ | 0.31 | $ | 0.29 | |||
Adjusted funds from operations - Note 1 | $ | 7,692 | $ | 7,168 | |||
Adjusted funds from operations per common share - diluted -Note 2 | $ | 0.41 | $ | 0.38 | |||
Weighted average number of shares of common stock outstanding: | |||||||
Basic | 17,851,715 | 17,928,197 | |||||
Diluted | 17,851,715 | 17,994,457 | |||||
The tables below provides a reconciliation of net loss determined in accordance with GAAP to FFO and AFFO on a dollar and per share basis for each of the indicated periods (dollars in thousands, except per share amounts):
Three Months Ended | |||||||
2023 | 2022 | ||||||
Note 1: | |||||||
Funds from operations is summarized in the following table: | |||||||
GAAP Net (loss) income attributable to common stockholders | $ | (1,494 | ) | $ | 7,059 | ||
Add: depreciation and amortization of properties | 6,544 | 8,165 | |||||
Add: our share of depreciation in unconsolidated joint venture properties | 1,307 | 1,657 | |||||
Deduct: our share of equity in earnings from sale of unconsolidated joint venture properties | — | (11,472 | ) | ||||
Deduct: gain on sale of real estate | (604 | ) | — | ||||
Adjustments for non-controlling interests | (4 | ) | (4 | ) | |||
NAREIT Funds from operations attributable to common stockholders | 5,749 | 5,405 | |||||
Adjustments for: straight-line rent accruals | 24 | 6 | |||||
Add: our share of loss on extinguishment of debt from unconsolidated joint venture properties | — | 388 | |||||
Add: amortization of restricted stock and RSU expense | 1,473 | 1,208 | |||||
Add: amortization of deferred mortgage and debt costs | 272 | 191 | |||||
Add: our share of deferred mortgage costs from unconsolidated joint venture properties | 26 | 33 | |||||
Add: amortization of fair value adjustment for mortgage debt | 152 | — | |||||
Less: gain on insurance recoveries | — | (62 | ) | ||||
Adjustments for non-controlling interests | (4 | ) | (1 | ) | |||
Adjusted funds from operations attributable to common stockholders | $ | 7,692 | $ | 7,168 | |||
Three Months Ended | |||||||
2023 | 2022 | ||||||
Note 2: | |||||||
Net (loss) income attributable to common stockholders | $ | (0.08 | ) | $ | 0.37 | ||
Add: depreciation and amortization of properties | 0.35 | 0.44 | |||||
Add: our share of depreciation in unconsolidated joint venture properties | 0.07 | 0.09 | |||||
Deduct: our share of equity in earnings from sale of unconsolidated joint venture properties | (0.03 | ) | (0.61 | ) | |||
Deduct: gain on sale of real estate | — | — | |||||
Adjustment for non-controlling interests | — | — | |||||
NAREIT Funds from operations per diluted common share | 0.31 | 0.29 | |||||
Adjustments for: straight line rent accruals | — | — | |||||
Add: our share of loss on extinguishment of debt from unconsolidated joint venture properties | — | 0.02 | |||||
Add: amortization of restricted stock and RSU expense | 0.08 | 0.06 | |||||
Add: amortization of deferred mortgage and debt costs | 0.01 | 0.01 | |||||
Add: our share of deferred mortgage and debt costs from unconsolidated joint venture properties | — | — | |||||
Add: amortization of fair value adjustment for mortgage debt | 0.01 | — | |||||
Less: gain on insurance recoveries | — | — | |||||
Adjustments for non-controlling interests | — | — | |||||
Adjusted funds from operations per diluted common share | $ | 0.41 | $ | 0.38 | |||
Diluted shares outstanding for FFO and AFFO | 18,804,874 | 18,928,648 | |||||
RECONCILIATION OF NOI TO NET INCOME
(Unaudited)
The following tables provides a reconciliation of NOI to net income attributable to common stockholders as computed in accordance with GAAP for the periods presented:
Three Months Ended | |||||||
Consolidated | 2023 | 2022 | |||||
GAAP Net (loss) income attributable to common stockholders | $ | (1,494 | ) | $ | 7,059 | ||
Less: Other Income | (342 | ) | (6 | ) | |||
Add: Interest expense | 5,581 | 5,061 | |||||
General and administrative | 4,017 | 3,673 | |||||
Depreciation and amortization | 6,544 | 8,165 | |||||
Provision for taxes | (122 | ) | 178 | ||||
Less: Gain on sale of real estate | (604 | ) | — | ||||
Equity in earnings from sale of unconsolidated joint venture properties | — | (11,472 | ) | ||||
Insurance recovery | (261 | ) | — | ||||
Gain on insurance recoveries | — | (62 | ) | ||||
Adjust for: Equity in (earnings) loss of unconsolidated joint venture properties | (426 | ) | (135 | ) | |||
Add: Net income attributable to non-controlling interests | 34 | 35 | |||||
Net Operating Income | $ | 12,927 | $ | 12,496 | |||
Less: Non-same store Net Operating Income | 4,089 | 3,253 | |||||
Same store Net Operating Income | $ | 8,838 | $ | 9,243 | |||
RECONCILIATION OF NOI AT UNCONSOLIDATED SUBSIDIARIES
(Unaudited)
(Dollars in thousands, except per share data)
The following tables provides a reconciliation of NOI to equity in loss of unconsolidated joint ventures as computed in accordance with GAAP for the periods presented for BRT's pro rata share of NOI at its unconsolidated subsidiaries. Also presented is the combined same store NOI for Consolidated and Unconsolidated subsidiaries:
Three Months Ended | |||||||
Unconsolidated | 2023 | 2022 | |||||
BRT's equity in earnings from sale of unconsolidated joint venture properties and equity in loss of joint ventures | $ | 426 | $ | 11,607 | |||
Add: Interest expense | 1,134 | 1,542 | |||||
Depreciation | 1,303 | 1,657 | |||||
Loss on extinguishment of debt | — | 388 | |||||
Less: Gain on sale of real estate | — | (11,472 | ) | ||||
Equity in earnings of joint ventures | (3 | ) | (12 | ) | |||
Net Operating Income | $ | 2,860 | $ | 3,710 | |||
Less: Non-same store Net Operating Income | $ | — | $ | 823 | |||
Same store Net Operating Income | $ | 2,860 | $ | 2,887 | |||
Consolidated same store Net Operating Income | $ | 8,838 | $ | 9,243 | |||
Unconsolidated same store Net Operating Income | 2,860 | 2,887 | |||||
Buyout same store Net Operating Income | 3,870 | 3,516 | |||||
Combined same store Net Operating Income | $ | 15,568 | $ | 15,646 | |||
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)
(Dollars in thousands, except per share data)
The condensed income statements below present, for the periods indicated, a reconciliation of the information that appears in note 8 of BRT's Quarterly report on Form 10-Q to BRT's pro rata share of the operations of its unconsolidated subsidiaries:
Three Months Ended | |||||||||||
Total | BRT's Pro-Rata Share | Partner Share | |||||||||
Revenues: | |||||||||||
Rental and other revenue | $ | 10,636 | $ | 5,486 | $ | 5,150 | |||||
Total revenues | $ | 10,636 | $ | 5,486 | $ | 5,150 | |||||
Expenses: | |||||||||||
Real estate operating expenses | 5,023 | 2,626 | 2,397 | ||||||||
Interest expense | 2,212 | 1,134 | 1,078 | ||||||||
Depreciation | 2,568 | 1,303 | 1,265 | ||||||||
Total expenses | 9,803 | 5,063 | 4,740 | ||||||||
Total revenues less total expenses | 833 | 423 | 410 | ||||||||
Equity in earnings of joint ventures | 3 | 3 | — | ||||||||
Net loss (income) | $ | 836 | $ | 426 | $ | 410 | |||||
________________
(1) Reflects BRT's share as determined in accordance with GAAP - not its pro-rata share.
Three Months Ended | |||||||||||
Total | BRT's Pro-Rata Share | Partner Share | |||||||||
Revenues: | |||||||||||
Rental and other revenue | $ | 13,502 | $ | 7,314 | $ | 6,188 | |||||
Total revenues | $ | 13,502 | $ | 7,314 | $ | 6,188 | |||||
Expenses: | |||||||||||
Real estate operating expenses | 6,512 | 3,604 | 2,908 | ||||||||
Interest expense | 2,843 | 1,542 | 1,301 | ||||||||
Depreciation | 3,113 | 1,657 | 1,456 | ||||||||
Total expenses | 12,468 | 6,803 | 5,665 | ||||||||
Total revenues less total expenses | 1,034 | 511 | 523 | ||||||||
Equity in earnings of joint ventures | 12 | 12 | — | ||||||||
Gain on sale of real estate | 16,937 | 11,472 | 5,465 | ||||||||
Loss on extinguishment of debt | (573 | ) | (388 | ) | (185 | ) | |||||
Net loss | $ | 17,410 | $ | 11,607 | $ | 5,803 | |||||
________________
(1) Reflects BRT's share as determined in accordance with GAAP - not its pro-rata share.
Source:
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