MODIV INDUSTRIAL, INC. You should read the following discussion and analysis of our financial condition, results of operations and cash flows together with the unaudited condensed consolidated financial statements and related notes that are included elsewhere in this Quarterly Report on Form 10-Q and our audited consolidated financial statements and notes thereto and management's discussion and analysis of financial condition and results of operations for the fiscal year endedDecember 31, 2021 included in our Annual Report on Form 10-K filed with theU.S. Securities and Exchange Commission (the "SEC") onMarch 23, 2022 . This discussion contains forward-looking statements based upon current expectations that involve risks and uncertainties. Our actual results may differ materially from those anticipated in these forward-looking statements as a result of various factors. See "Forward-Looking Statements" above. Management's discussion and analysis of financial condition and results of operations are based upon our accompanying unaudited condensed consolidated financial statements, which have been prepared in accordance with generally accepted accounting principles inthe United States of America ("GAAP"). The preparation of these financial statements requires our management to make estimates and assumptions that affect the reported amounts of assets, liabilities, revenues and expenses, and related disclosure of contingent assets and liabilities. On a regular basis, we evaluate these estimates. These estimates are based on management's historical industry experience and on various other assumptions that are believed to be reasonable under the circumstances. Actual results may differ from these estimates.
Overview
We are an internally-managed real estate investment trust ("REIT") with publicly
traded shares of common stock and Series A Preferred Stock (defined below). We
acquire, own and manage a diversified portfolio of predominantly single-tenant
net-lease industrial, retail and office properties throughout the United States ,
with a focus on strategically important and mission critical properties. We were
formed on May 15, 2015 as a Maryland corporation that elected to be taxed as a
REIT for federal income tax purposes beginning with our taxable year ended
December 31, 2016 and we intend to continue to operate so as to remain qualified
as a REIT for federal income tax purposes.
We have been internally managed since our December 31, 2019 acquisition of the
business of BrixInvest, LLC , a Delaware limited liability company and our former
sponsor ("BrixInvest"), and our merger with Rich Uncles Real Estate Investment
Trust I ("REIT I") on December 31, 2019 . Through the merger with REIT I and
acquisitions, we created one of the largest non-listed real estate investment
funds to be raised via crowdfunding technology and the first real estate
crowdfunding platform to be completely investor-owned.
Our Series A Preferred Stock is listed on the New York Stock Exchange (the
"NYSE") under the symbol "MDV.PA" and has been trading since September 17, 2021 .
Our Class C common stock is listed on the NYSE under the symbol "MDV" and has
been trading since February 11, 2022 . Prior to that date, there was no public
trading market for our Class C common stock. In connection with and upon listing
on the NYSE, each share of our Class S common stock converted into one share of
Class C common stock (see details of the Listed Offering as defined below).
We have the authority to issue 450,000,000 shares of stock, consisting of
50,000,000 shares of preferred stock, $0.001 par value per share, 300,000,000
shares of Class C common stock, $0.001 par value per share, and 100,000,000
shares of Class S common stock, $0.001 par value per share. Our five-year
emerging growth company registration with the SEC ended on December 31, 2021 but
we continue to report with the SEC as a smaller reporting company under
Rule 12b-2 of the Securities Exchange Act of 1934, as amended (the "Exchange
Act").
Although we are not limited as to the form our investments may take, our
investments in real estate will generally constitute acquiring fee title or
interests in entities that own and operate real estate. We will make
substantially all acquisitions of our real estate investments directly through
Modiv Operating Partnership, LP , a Delaware limited partnership (the "Operating
Partnership"), or indirectly through limited liability companies or limited
partnerships, including through other REITs, or through investments in joint
ventures, partnerships, tenants-in-common, co-tenancies or other co-ownership
arrangements with other owners of properties, some of which may be affiliated
with us or our executive officers or directors. The Operating Partnership was
formed on January 28, 2016 . We are the sole general partner of, and owned an
approximate 73% partnership interest in the Operating Partnership on March 31,
2022 . The Operating Partnership limited partners include holders of several
classes of units with various vesting and enhancement terms as further described
in Note 12 to our accompanying unaudited condensed consolidated financial
statements.
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Table of Contents Common Stock Offerings Since our initial registered offering of common stock was declared effective by theSEC in 2016, we have raised an aggregate of$289,839,103 pursuant to offerings of common stock registered with theSEC (collectively, the "Registered Offering"), offerings of common stock exempt from registration pursuant to Regulation S under the Securities Act of 1933, as amended (the "Securities Act"), distribution reinvestment plan ("DRP") offerings of common stock registered with theSEC , a private offering of common stock pursuant to Regulation D under the Securities Act, a qualified offering of common stock pursuant to Regulation A under the Securities Act and an offering of common stock listed on the NYSE. OnJanuary 22, 2021 , we filed a registration statement on Form S-3 (File No. 333-252321) to register a maximum of$100,000,000 in share value of Class C common stock to be issued pursuant to the DRP (the "Registered DRP Offering"). We commenced offering shares of Class C common stock pursuant to the Registered DRP Offering upon termination of the Registered Offering described below. OnDecember 8, 2021 , we filed with theSEC a Registration Statement on Form S-11 (File No. 333-261529), and, onFebruary 9, 2022 , we filed with the SEC Amendment No. 1 to the Registration Statement on Form S-11, in connection with the listing of our Class C common stock, which became effective onFebruary 10, 2022 (the "Listed Offering"). In connection with and upon listing on the NYSE, each share of our Class S common stock converted into one share of Class C common stock. The Listed Offering of our Class C common stock closed onFebruary 15, 2022 . In connection with the Listed Offering, we sold 40,000 shares of our Class C common stock at$25.00 per share to a major stockholder who was formerly a related party. OnMarch 30, 2022 , we filed a registration statement on Form S-3 (File No. 333-263985) to issue and sell from time to time, together or separately, the following securities at an aggregate public offering price that will not exceed$200,000 ,000: Class C common stock, preferred stock, warrants, rights and units.
Preferred Stock Offering
OnSeptember 14, 2021 , we and theOperating Partnership entered into an underwriting agreement (the "Preferred Stock Underwriting Agreement") withB. Riley Securities, Inc. , as representative of the underwriters listed on Schedule I thereto (collectively, the "Underwriters"), pursuant to which we agreed to issue and sell 1,800,000 shares of our 7.375% Series A Cumulative Redeemable Perpetual Preferred Stock,$0.001 par value per share (the "Series A Preferred Stock") in an underwritten public offering (the "Preferred Offering") at a price per share of$25.00 . In addition, we granted the Underwriters a 30-day option to purchase up to an additional 200,000 shares of the Series A Preferred Stock, which the Underwriters exercised in full onSeptember 16, 2021 . The issuance and sale of the shares of Series A Preferred Stock, including the Underwriters' full exercise of their option to purchase additional shares, closed onSeptember 17, 2021 . The shares of Series A Preferred Stock trade on the NYSE under the symbol "MDV.PA" (see Note 9 to our accompanying unaudited condensed consolidated financial statements for additional information).
The Company
We believe we continue to qualify and operate as a REIT, which requires us to annually distribute at least 90% of our taxable income (excluding net capital gains) in the form of distributions to our stockholders. Our primary business consists of acquiring, financing and owning predominantly single-tenant net-lease industrial, retail and office real estate properties throughoutthe United States leased to creditworthy tenants on long-term leases, with a focus on strategically important and mission critical properties. We primarily generate revenues by leasing properties to tenants pursuant to net leases. As ofMarch 31, 2022 , our real estate investment portfolio consisted of 36 properties as further described below. The net book value of our real estate investments as ofMarch 31, 2022 was$381,159,581 .
Details of our diversified portfolio of 36 operating properties, including an
approximate 72.7% tenant-in-common interest in a
•12 industrial properties, including the TIC Interest, which represent
approximately 40% of the portfolio, 13 retail properties which represent
approximately 21% of the portfolio, and 11 office properties which represent
approximately 39% of the portfolio (expressed as a percentage of annualized base
rent ("ABR") as of March 31, 2022 );
•Occupancy rate of 100.0%;
•Located in 14 states;
•Leased to 29 different commercial tenants doing business in 15 separate industries;
•Approximately 2.3 million square feet of aggregate leasable space, including the TIC Interest;
39
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•An average leasable space per property of approximately 64,000 square feet;
approximately 121,000 square feet per industrial property; approximately 18,000
square feet per retail property and approximately 57,000 square feet per office
property; and
•Outstanding mortgage notes payable balance of
As ofMarch 31, 2022 , all 36 operating properties in our portfolio are single-tenant net-lease properties and all 36 properties were leased, with a weighted average remaining lease term ("WALT"), excluding rights to extend a lease at the option of the tenant, of approximately 9.1 years. Following theApril 2022 acquisition of eight industrial properties leased toLindsay Precast, LLC ("Lindsay") as described in Note 14 to our accompanying unaudited condensed consolidated financial statements, we now own 44 operating properties located in 16 states. On a pro forma basis, after giving effect to the Lindsay acquisition as if it was completed onMarch 31, 2022 , our real estate portfolio is comprised of 20 industrial properties, including the TIC Interest, which represent approximately 46% of the portfolio, 13 retail properties which represent approximately 19% of the portfolio, and 11 office properties which represent approximately 35% of the portfolio (expressed as a percentage of ABR as ofMarch 31, 2022 ), and has a pro forma WALT of 10.6 years. As ofMarch 31, 2022 , we held an approximate 72.7% TIC Interest in a 91,740 square foot industrial property located inSanta Clara, California . The remaining approximately 27.3% of undivided interest in theSanta Clara property is held byHagg Lane II, LLC (an approximate 23.4% interest) andHagg Lane III, LLC (an approximate 3.9% interest). The manager ofHagg Lane II, LLC andHagg Lane III, LLC was an independent member of our board of directors ("Board") fromDecember 2019 toDecember 2021 .
Primary Investment Objectives
Our primary investment objectives are:
•to provide attractive growth in adjusted funds from operations ("AFFO") and sustainable cash distributions;
•to realize appreciation from proactive investment selection and asset management;
•to provide future opportunities for growth and value creation; and
•to provide an investment alternative for stockholders seeking to allocate a portion of their long-term investment portfolios to commercial real estate.
While future purchases of properties will be partially funded with cash on hand and funds received from the future sale of shares of Class C common stock, we anticipate incurring mortgage or borrowing base debt (not to exceed 55% of the total value of all of our properties) against pools of individual properties, and pledging such properties as security for that debt to obtain funds to acquire additional properties. Over the near term we are targeting leverage of 40% of the aggregate fair value of our real estate properties plus our cash and cash equivalents, with a long-term goal of lower leverage, although our maximum leverage as defined and approved by our Board is 55% of the aggregate fair value of our real estate properties, plus our cash and cash equivalents. We may exceed the targeted leverage of 40% if we identify attractive acquisition opportunities in advance of raising additional equity or completing dispositions. We are striving to improve the composition of our portfolio by acquiring industrial properties and disposing of office properties, subject to market conditions and prices that we consider attractive. We make no assurance that we will achieve our investment objectives. See the Part I, Item 1A. Risk Factors section of our Annual Report on Form 10-K filed with theSEC onMarch 23, 2022 and the Part II, Item 1A. Risk Factors of the Quarterly Report on Form 10-Q included herein.
Investment Strategy
In pursuit of our primary investment objectives, we maintain the ability to expand beyond our traditional single-tenant portfolio of predominantly net leased properties, and seek to acquire a diversified portfolio of income-generating commercial real estate investments throughoutthe United States diversified by corporate credit, physical geography, product type, and lease duration. We are primarily focused on acquiring industrial properties, but we may also acquire other assets, including, without limitation, retail properties, data centers and storage properties. We may also invest in commercial real estate properties outsidethe United States . We intend to acquire assets consistent with our acquisition philosophy by focusing primarily on properties located in primary, secondary and certain select tertiary markets and leased to tenants, at the time we acquire them, with strong financial statements and typically subject to long-term leases with defined rental rate increases. 40 -------------------------------------------------------------------------------- We may also acquire assets with short-term leases or that require some amount of capital investment in order to be renovated or repositioned. We generally will limit investment in new developments on a standalone basis, but may consider development that is ancillary to an overall investment. We do not designate specific geography or sector allocations for the portfolio; rather we intend to invest in regions or asset classes where we see the best opportunities that support our investment objectives. We are in the process of increasing our asset allocations to the industrial sector and decreasing our allocations to the office sector. To a lesser extent, we may also invest in real estate debt and equity securities and other real estate-related investments to provide current income, portfolio diversification and a source of liquidity for distributions to stockholders, cash management and other purposes.
Non-Listed REITs and Real Estate Products or Managers
We believe there may be opportunities to acquire non-listed REITs and real estate products or managers given the current fragmented nature of the industry. There are many smaller non-listed REITs that have not been able to raise sufficient capital to grow their investment portfolio and provide liquidity to their stockholders. Given their limited alternatives, some of these non-listed REITs may be receptive to potential acquisitions by us.
We cannot assure our stockholders that any of the properties we acquire will result in the benefits discussed above.
Liquidity and Capital Resources
Generally, our cash requirements for property acquisitions, debt payments, capital expenditures and other investments will be funded by offerings of shares of our common stock, bank borrowings from financial institutions, mortgage indebtedness on our properties, asset sales and internally generated funds. Our cash requirements for operating and interest expenses, dividends on our Series A Preferred Stock and distributions on our common stock will generally be funded by internally generated funds. OnJanuary 18, 2022 , ourOperating Partnership entered into a$250,000,000 credit agreement (''Credit Agreement'') providing for a$100,000,000 four-year revolving line of credit, which may be extended by up to 12 months subject to certain conditions (the ''Revolver''), and a$150,000,000 five-year term loan (the ''Term Loan'' and together with the ''Revolver,'' the ''Credit Facility'') withKeyBank National Association (''KeyBank '') and the other lending institutions party thereto (collectively, the ''Lenders''), includingKeyBank as Agent for the Lenders (in such capacity, the ''Agent''),BMO Capital Markets ,Truist Bank andThe Huntington National Bank as Co-Syndication Agents (the "Co-Syndication Agents") andKeyBanc Capital Markets Inc. ,BMO Capital Markets, Inc. ,Truist Securities, Inc. andThe Huntington National Bank as Joint-Lead Arrangers (the "Lead Arrangers"). The Credit Facility is available for general corporate purposes, including, but not limited to, acquisitions, repayment of existing indebtedness and capital expenditures. The Credit Facility is priced on a leverage-based pricing grid that fluctuates based on our actual leverage ratio. If our leverage ratio is between 45% to 50%, the interest rate on the Revolver will be 185 basis points over the Secured Overnight Financing Rate (''SOFR'') including a 10 basis points credit adjustment, which resulted in a floating interest rate of 2.1625% based on the pro forma leverage ratio of 46% as ofSeptember 30, 2021 when the Credit Facility closed and after reflecting theJanuary 2022 acquisition of the KIA auto dealership property. With our leverage ratio at 34% as ofMarch 31, 2022 , the spread over SOFR, including the credit adjustment, is 165 basis points and the interest rate on the Revolver was 1.9625% as ofApril 30, 2022 . Following theFederal Reserve Bank's May 4, 2022 increase in the target range for federal funds by 50 basis points, the interest rate on the Revolver is 2.4625%. See Note 14 to our accompanying unaudited condensed consolidated financial statements regarding our entry into a swap agreement to hedge the interest rate on our$150,000,000 Term Loan. The Credit Facility includes customary covenants, including minimum fixed charge coverage of 1.50x, minimum tangible net worth of$208,629,727 plus 85% of net offering proceeds and maximum leverage of 60% of our borrowing base. We were in compliance with these covenants as ofMarch 31, 2022 . The Credit Facility is secured by a pledge of all of theOperating Partnership's equity interests in certain of the single-purpose, property-owning entities (the ''Subsidiary Guarantors'') that we indirectly own, and various cash collateral owned by theOperating Partnership and the Subsidiary Guarantors. In connection with the Credit Facility, we and each of the Subsidiary Guarantors entered into an Unconditional Guaranty of Payment and Performance in favor of the Agent, pursuant to which we and each of the Subsidiary Guarantors agreed to guarantee the full and prompt payment of theOperating Partnership's obligations under the Credit Agreement. 41 -------------------------------------------------------------------------------- While the Credit Facility allows for borrowings up to 60% of our borrowing base and our Board has approved a maximum leverage ratio of 55% of the aggregate fair value of our real estate properties plus our cash and cash equivalents, over the near term, we are targeting leverage of 40% with a long-term goal of lower leverage. However, we may exceed the targeted leverage if we identify attractive acquisition opportunities in advance of raising additional equity or completing dispositions. We also have the right to increase the Credit Facility to a maximum of$500,000,000 , subject to customary conditions, including the receipt of new commitments from the Lenders.
Credit Facility Drawdown
On
We used a portion of the additional proceeds from the Credit Facility to repay 20 property mortgages, and related interest aggregating$153,428,764 , including the$36,465,449 mortgage on the KIA auto dealership property which was acquired onJanuary 18, 2022 , as discussed in Note 3 to our accompanying unaudited condensed consolidated financial statements, and our prior line of credit outstanding balance of$8,022,000 . The 20 mortgages that were paid off were for the following 27 properties:eight Dollar Generals,Northrop Grumman , exp Maitland, Wyndham,Williams Sonoma , EMCOR, Husqvarna,AvAir , 3M, Cummins, Levins, Labcorp, GSA (MHSA), PreK Education, ITW Rippey, Solar Turbines, Wood Group, Gap, L3Harris and Walgreens. After the 20 property mortgages were paid-off, seven property mortgages as ofDecember 31, 2021 remained outstanding, including four property mortgages related to assets held for sale. Those four mortgages were paid-off pursuant to sales of the properties inFebruary 2022 as discussed above. OnMarch 8, 2022 , we prepaid$35,000,000 of the outstanding balance on the Revolver with cash on hand in order to reduce interest expense. As ofMarch 31, 2022 , following this prepayment, we had availability under the Credit Facility of$80,800,000 which can be drawn for general corporate purposes, including pending and future acquisitions. InApril 2022 , we borrowed$44,000,000 to fund the acquisition of the eight-property portfolio of industrial properties leased to Lindsay as further described in Note 14 to our accompanying unaudited condensed consolidated financial statements, drew the remaining$50,000,000 available under the Term Loan commitment and reduced the Revolver to$14,775,000 in connection with the swap agreement as further described in Note 14 to our accompanying unaudited condensed consolidated financial statements. Following these transactions, there is$36,800,000 available to be drawn on the Revolver, based on the value of our properties included in the borrowing base. Our aggregate borrowings, secured and unsecured, must be reasonable in relation to our tangible assets. Our maximum leverage as defined and approved by our Board is 55% of the aggregate fair value of our real estate properties, plus our cash and cash equivalents. We use available leverage based on the relative cost of debt and equity capital, and to address strategic borrowing advantages potentially available to us. Our borrowings on one or more individual properties may exceed 55% of their individual cost, so long as our overall leverage does not exceed 55% of the aggregate fair value of our real estate properties, plus our cash and cash equivalents. There is no limitation on the amount we may borrow for the purchase of any single asset. As ofMarch 31, 2022 , our leverage ratio was 34%. We may borrow amounts from our affiliates including directors and executive officers if such loan is approved by a majority of our directors, including a majority of our independent directors, not otherwise interested in the transaction, as being fair, competitive, commercially reasonable and no less favorable to us than comparable loans between unaffiliated parties under the circumstances. While we intend for the Credit Facility to be our primary source of financing, we may continue to use mortgage debt financing for certain real estate investments and acquisitions. This financing may be obtained at the time an asset is acquired or an investment is made or at such later time as determined to be appropriate. In addition, debt financing may be used from time-to-time for property improvements, lease inducements, tenant improvements and other working capital needs.
See Note 7 to our accompanying unaudited condensed consolidated financial
statements for loan maturities of our three remaining mortgage notes payable as
of
As ofMarch 31, 2022 , the outstanding principal balance of our mortgage notes payable on our operating properties and our Credit Facility were$44,734,220 and$120,775,000 , respectively. As ofMarch 31, 2022 , our approximately 72.7% pro-rata share of the TIC Interest's mortgage note payable was$9,653,689 , which is not included in our accompanying unaudited condensed consolidated balance sheets. 42 --------------------------------------------------------------------------------
Acquisitions and Dispositions of Real Estate Investments
During the three months endedMarch 31, 2022 , we acquired the following real estate properties: Tenant Origination Buildings and and Absorption Property and Location Acquisition Date Land Improvements Costs Equipment Acquisition Price KIA, Carson, CA 1/18/2022 $
32,741,781
-$ 69,405,050 Kalera, St. Paul, MN 1/31/2022 562,356 3,127,653 - 4,429,000 8,119,009$ 33,304,137 $ 39,672,316 $ 118,606 $ 4,429,000 $ 77,524,059
During the three months ended
Contract Sale
Property Location Disposition Date Rentable Square Feet Price Net Proceeds Gain on Sale
Bon Secours (1) Richmond, VA 2/11/2022 72,890 $ 8,760,000 $ - $ 179,404
Omnicare (1) Richmond, VA 2/11/2022 51,800 10,200,000 - 2,062,890
Texas Health (1) Dallas, TX 2/11/2022 38,794 7,040,000 11,883,639 160,377
Accredo Orlando, FL 2/24/2022 63,000 14,000,000 5,000,941 4,998,106
Total 226,484 $ 40,000,000 $ 16,884,580 $ 7,400,777 (1) Combined net proceeds for the
Listed Offering - Class
OnNovember 2, 2021 , our Board terminated our offering of Class C common stock pursuant to a Regulation A Offering Statement on Form 1-A (the "Reg A Offering") effective upon the close of business onNovember 24, 2021 and directed management to seek the listing of our Class C common stock on a national securities exchange in early 2022. Our Board also terminated our Class C and Class S share repurchase programs. OnDecember 8, 2021 , we filed with theSEC a Registration Statement on Form S-11 (File No. 333-261529), and, onFebruary 9, 2022 , we filed with the SEC Amendment No. 1 to the Registration Statement on Form S-11, in connection with the Listed Offering of our Class C common stock, which became effective onFebruary 10, 2022 . In connection with and upon listing on the NYSE, each share of our Class S common stock converted into one share of Class C common stock. The Listed Offering of our Class C common stock closed onFebruary 15, 2022 . In connection with the Listed Offering, we sold 40,000 shares of our Class C common stock at$25.00 per share to a major stockholder who was formerly a related party (see Note 9 to our accompanying unaudited condensed consolidated financial statements for additional information), for aggregate net proceeds to us of$114,500 , after deducting the underwriting discount of$70,000 and other offering costs of$815,500 . OnMarch 30, 2022 , we filed a registration statement on Form S-3 (File No. 333-263985) to issue and sell from time to time, together or separately, the following securities at an aggregate public offering price that will not exceed$200,000 ,000: Class C common stock, preferred stock, warrants, rights and units.
Share Repurchases
OnFebruary 15, 2022 , our Board authorized up to$20,000,000 in repurchases of our outstanding shares of common stock throughDecember 31, 2022 . Purchases made pursuant to the program will be made from time-to-time in the open market, in privately negotiated transactions or in any other manner as permitted by federal securities laws and other legal requirements. The timing, manner, price and amount of any repurchases will be determined by us in our discretion and will be subject to economic and market conditions, stock price, applicable legal requirements and other factors. The program may be suspended or discontinued at any time.
Since the inception of the program through
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--------------------------------------------------------------------------------Class C OP Units
OnJanuary 18, 2022 , we completed the acquisition of a KIA auto dealership property in an "UPREIT" transaction pursuant to a contribution agreement whereby an affiliate of the seller received 1,312,382 units of Class C limited partnership interest in theOperating Partnership (the "Class C OP Units") based on an agreed upon value of$25.00 per unit, representing approximately 47% of the property's value. Following expiration of the lock-up period ending onAugust 11, 2022 , the holder of the Class C OP Units may require the redemption of all or a portion of these units and we have the option to redeem the units for cash or shares of Class C common stock. The Class C OP Units received$251,539 in distributions during the three months endedMarch 31, 2022 (also see the "Distributions" section below).
Cash Flow Summary
The following table summarizes our cash flow activity for the three months endedMarch 31, 2022 and 2021: Three Months Ended March 31, 2022 2021 Net cash (used in) provided by operating activities$ (1,083,310) $ 100,625 Net cash (used in) provided by investing activities$ (8,857,451) $ 8,391,095 Net cash used in financing activities$ (23,122,696)
Cash Flows from Operating Activities
The cash used in operating activities of$1,083,310 during the three months endedMarch 31, 2022 primarily reflects adjustments to our net loss of$12,073,164 to exclude net non-cash losses of$13,745,954 related to depreciation and amortization, impairment of goodwill, stock compensation expense, amortization of deferred financing costs and premium, amortization of deferred lease incentives and amortization of above market lease intangibles, which were partially offset by gain on sale of real estate investments, unrealized gain on interest rate swap valuation, amortization of below-market lease intangibles, amortization of deferred rents and undistributed income from our unconsolidated investment in a real estate property. Cash used in operations also included cash used in changes in operating assets and liabilities of$2,851,467 during the three months endedMarch 31, 2022 due to increases in tenant receivables and prepaid and other assets and a decrease in accounts payable, accrued and other liabilities. These cash uses were partially offset by distributions received from our unconsolidated investment in a real estate property of$95,367 . The cash provided by operating activities of$100,625 during the three months endedMarch 31, 2021 primarily reflects adjustments to our net loss of$903,648 to exclude net non-cash charges of$2,877,547 related to depreciation and amortization, stock compensation expense, amortization of deferred financing costs, amortization of deferred lease incentives and amortization of above market leases, which were partially offset by amortization of below-market lease intangibles, gain on forgiveness of economic relief note payable, unrealized gain on interest rate swap valuation, gain on sale of real estate investments, amortization of deferred rents and undistributed income from an unconsolidated investment in a real estate property. Cash used in operations also included net use of cash for changes in operating assets and liabilities of$1,952,653 during the three months endedMarch 31, 2021 , due to increases in tenant receivables, prepaid and other assets and a decrease in accounts payable, accrued and other liabilities. These cash uses were partially offset by distributions from our unconsolidated investment in real estate property of$79,379 . Cash flows from operating activities for the three months endedMarch 31, 2022 were disproportionately affected by annual costs paid during the first quarter. We expect that cash flows will be positive in the next twelve months, in part due to an increase in our investments in operating assets as a result of our recent acquisitions; however, there can be no assurance that this expectation will be realized. 44 --------------------------------------------------------------------------------
Cash Flows from Investing Activities
Net cash used in investing activities was
•$44,714,508 for acquisition of the Kalera and Kia real estate investments and refinancing the KIA mortgage; •$749,481 of additions to existing real estate investments; •$2,000,000 payment of a lease incentive for the PreK Education property; and •$500,000 payment of a refundable purchase deposit for the Lindsay acquisition.
These uses were partially offset by:
•$38,911,538 in proceeds from sale of four real estate investments; and •$195,000 collection of note receivable.
Net cash provided by investing activities was
•$13,221,509 in net proceeds from sale of three real estate investments.
These proceeds were partially offset by:
•$4,500,000 of deposit for investment in special purpose acquisition company; and •$330,414 of additions to existing real estate investments.
Cash Flows from Financing Activities
Net cash used in financing activities was
•$130,277,534 of mortgage note principal payments upon entering the Credit Facility and sale of four properties; •$2,186,468 of deferred financing cost payments to third parties; •$1,418,783 of cash distributions paid to common stockholders; •$1,065,278 of cash dividends paid to preferred stockholders; •$852,721 used for repurchases of common shares; and •$189,412 for payments of offering costs.
These uses were partially offset by:
•$100,000,000 in proceeds from borrowings on our Credit Facility Term Loan; •$20,775,000 of net proceeds from our Credit Facility Revolver, partially offset by repayment of$8,022,000 on the prior credit facility with Banc of California (the "Prior Credit Facility"); and •$114,500 in net proceeds from issuance of common stock in the Listed Offering.
Net cash used in financing activities was
•$13,198,773 of mortgage notes principal payments; •$10,375,063 used for repurchases of common shares; •$867,410 of cash distributions paid to common stockholders; •$409,844 for payments of offering costs and commissions; and •$246,587 of deferred financing cost payments to third parties.
These uses were partially offset by:
•$12,136,000 of proceeds from mortgage notes payable; and •$1,627,707 of proceeds from issuance of common stock.
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--------------------------------------------------------------------------------Funds from Operations and Adjusted Funds from Operations
In order to provide a more complete understanding of the operating performance of a REIT, theNational Association of Real Estate Investment Trusts ("Nareit") promulgated a measure known as Funds from Operations ("FFO"). FFO is defined as net income or loss computed in accordance with GAAP, excluding extraordinary items, as defined by GAAP, and gains and losses from sales of depreciable operating property, 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, joint ventures, preferred dividends and real estate impairments. Because FFO calculations adjust for such items as depreciation and amortization of real estate assets and gains and losses from sales of operating real estate assets (which can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates), they facilitate comparisons of operating performance between periods and between other REITs. As a result, we believe that the use of FFO, together with the required GAAP presentations, provides a more complete understanding of our performance relative to our competitors and a more informed and appropriate basis on which to make decisions involving operating, financing, and investing activities. It should be noted, however, that other REITs may not define FFO in accordance with the current Nareit definition or may interpret the current Nareit definition differently than we do, making comparisons less meaningful. Additionally, we use AFFO as a non-GAAP financial measure to evaluate our operating performance. AFFO excludes non-routine and certain non-cash items such as revenues in excess of cash received, amortization of stock-based compensation, deferred rent, amortization of in-place lease valuation intangibles, acquisition-related costs, deferred financing fees, gain or loss from the extinguishment of debt, unrealized gains (losses) on derivative instruments, write-offs of transaction costs and other one-time transactions. We also believe that AFFO is a recognized measure of sustainable operating performance of the REIT industry. Further, we believe AFFO is useful in comparing the sustainability of our operating performance with the sustainability of the operating performance of other real estate companies. Management believes that AFFO is a beneficial indicator of our ongoing portfolio performance and ability to sustain our current distribution level. More specifically, AFFO isolates the financial results of our operations. AFFO, however, is not considered an appropriate measure of historical earnings as it excludes certain significant costs that are otherwise included in reported earnings. Further, since the measure is based on historical financial information, AFFO for the period presented may not be indicative of future results or our future ability to pay our dividends. By providing FFO and AFFO, we present information that assists investors in aligning their analysis with management's analysis of long-term operating activities. For all of these reasons, we believe the non-GAAP measures of FFO and AFFO, in addition to income (loss) from operations, net income (loss) and cash flows from operating activities, as defined by GAAP, are helpful supplemental performance measures and useful to investors in evaluating the performance of our real estate portfolio. However, a material limitation associated with FFO and AFFO is that they are not indicative of our cash available to fund distributions since other uses of cash, such as capital expenditures at our properties and principal payments of debt, are not deducted when calculating FFO and AFFO. AFFO is useful in assisting management and investors in assessing our ongoing ability to generate cash flow from operations and continue as a going concern in future operating periods. However, FFO and AFFO are not useful measures in evaluating net asset value ("NAV") because impairments are taken into account in determining NAV but not in determining FFO and AFFO. Therefore, FFO and AFFO should not be viewed as a more prominent measure of performance than income (loss) from operations, net income (loss) or cash flows from operating activities and each should be reviewed in connection with GAAP measurements. Neither theSEC , Nareit, nor any other applicable regulatory body has opined on the acceptability of the adjustments contemplated to adjust FFO in order to calculate AFFO and its use as a non-GAAP performance measure. In the future, theSEC or Nareit may decide to standardize the allowable exclusions across the REIT industry, and we may have to adjust the calculation and characterization of this non-GAAP measure. Furthermore, as described in Note 12 to our accompanying unaudited condensed consolidated financial statements, the conversion ratios for units of Class M limited partnership interest in theOperating Partnership ("Class M OP Units"), units of Class P limited partnership interest in theOperating Partnership ("Class P OP Units") and units of Class R limited partnership interest in theOperating Partnership ("Class R OP Units") can increase if the specified performance hurdles are achieved, which would increase the fully-diluted weighted average shares outstanding. 46 -------------------------------------------------------------------------------- The following are the calculations of FFO and AFFO for the three months endedMarch 31, 2022 and 2021: Three Months Ended March 31, 2022 2021 Net loss (in accordance with GAAP)$ (12,073,164) $ (903,648) Preferred stock dividends (921,875) -
Net loss attributable to common stockholders and Class C OP Units
(12,995,039) (903,648)
FFO adjustments:
Add: Depreciation and amortization 3,300,492 3,564,560
Amortization of lease incentives 71,394 65,301
Depreciation and amortization for unconsolidated investment in a real estate property
190,468 181,786
Less: Gain on sale of real estate investments, net (7,400,777) (289,642)
FFO attributable to common stockholders and Class C OP Units (16,833,462) 2,618,357
AFFO adjustments:
Add: Amortization of corporate intangibles - 460,143
Impairment of goodwill 17,320,857 -
Stock compensation 511,865 604,645
Deferred financing costs 1,266,725 99,069
Non-recurring loan prepayment penalties 615,336 -
Swap termination costs 733,000 23,900
Amortization of above-market intangible leases 32,456 32,455
Acquisition fees and due diligence expenses, including abandoned pursuit costs
586,669 10,744
Less: Deferred rents (110,505) (274,823)
Unrealized gains on interest rate swaps (788,016) (427,119)
Amortization of below-market intangible leases (363,074) (367,575)
Gain on forgiveness of economic relief note payable - (517,000)
Other adjustments for unconsolidated investment in a real estate property
(188) (32,194)
AFFO attributable to common stockholders and Class C OP Units
$ 2,971,663 $ 2,230,602 Weighted average shares outstanding: Basic 7,533,158 7,706,621 Fully diluted (1) 10,193,498 8,926,585 FFO Per Share: Basic $ (2.23)$ 0.34 Fully Diluted $ (2.23)$ 0.29 AFFO Per Share: Basic $ 0.39$ 0.29 Fully Diluted $ 0.29$ 0.25
(1) Includes the Class M, Class P and Class R OP Units to compute the weighted average number of shares.
47
--------------------------------------------------------------------------------Results of Operations
As ofMarch 31, 2022 , we owned 36 operating properties, including the TIC Interest. We acquired two properties (one industrial and one retail) during the first three of months 2022 compared with no real estate acquisitions during the first three of months 2021. Four properties (three office and one industrial, which were classified as held for sale as ofDecember 31, 2021 ) were sold during the first three months of 2022. Three retail properties were sold during the first three months of 2021, which were classified as held for sale as ofDecember 31, 2020 . The operating results of such properties that were classified as held for sale are included in our continuing results of operations. We expect that rental income, tenant reimbursements, depreciation and amortization expense, and interest expense will increase for the full year of 2022 as compared with the full year of 2021, as a result of the two property acquisitions during the first quarter of 2022, the acquisition of an eight property industrial portfolio onApril 19, 2022 and our plan to acquire additional properties during the remainder of 2022, partially offset by five dispositions in 2021 (three during the first quarter and one each during the third and fourth quarters) and four dispositions inFebruary 2022 . Our results of operations for the three months endedMarch 31, 2022 may not be indicative of those expected for the full year of 2022 or in future periods. Due to the continuing COVID-19 pandemic, including the recent spread of its variants, inthe United States and globally, our tenants and operating partners continue to be impacted. The continued impact of the COVID-19 pandemic and its variants on our future results will largely depend on future developments, which are highly uncertain and cannot be predicted, including new information regarding mutations of COVID-19, the success of actions taken to contain or treat COVID-19, the effectiveness of the current vaccines to contain the COVID-19 variants, and reactions by consumers, companies, governmental entities and capital markets. We, including our tenants, may also by impacted by the worsening inflation, interest rate environment and disruption of supply chains in theU.S. and globally. The effects of these challenging economic factors may be mitigated by the number of credit tenants in our portfolio and the diversity of our property locations and tenant industries.
Comparison of the Three Months Ended
Rental Income Rental income, including tenant reimbursements, for the three months endedMarch 31, 2022 and 2021 was$9,648,649 and$8,974,870 , respectively. The increase of$673,779 , or 8%, as compared with the first quarter of 2021 primarily reflects the rental income contribution from our acquisition of a KIA auto dealership property inCarson, California onJanuary 18, 2022 , which contributed approximately 12.9% of our total rental income during the first quarter of 2022 (see Note 3 to our accompanying unaudited condensed consolidated financial statements for more details). This increase together with the rental income contributions of three other property acquisitions (one industrial property acquired at the end ofJanuary 2022 and two properties acquired during the second half of 2021 (one industrial and one retail)) were partially offset by the decrease in rental income from the sale of six properties (four properties sold inFebruary 2022 (one industrial and three office) and two properties sold during the second half of 2021 (one industrial and one retail)). Pursuant to most of our lease agreements, tenants are required to pay or reimburse all or a portion of the property operating expenses. The ABR of the operating properties owned as ofMarch 31, 2022 was$30,624,617 , which increased to$34,358,758 with theApril 2022 acquisition of eight properties leased to Lindsay which is described in Note 14 to our accompanying unaudited condensed consolidated financial statements.
General and Administrative
General and administrative expenses were$2,106,183 and$2,678,239 for the three months endedMarch 31, 2022 and 2021, respectively. The decrease of$572,056 , or 21%, as compared with the first quarter of 2021 primarily reflects decreases in marketing, legal and consulting fees and technology services in the current year quarter compared to the prior year quarter.
Stock Compensation Expense
Stock compensation expense was$511,865 and$604,645 for the three months endedMarch 31, 2022 and 2021, respectively. The decrease of$92,780 , or 15%, as compared with the first quarter of 2021 primarily reflects forfeitures due to employee terminations during the second half of 2021 through the first quarter of 2022. 48 --------------------------------------------------------------------------------
Depreciation and Amortization
Depreciation and amortization expense was$3,300,492 and$4,024,703 for the three months endedMarch 31, 2022 and 2021, respectively. The purchase price of properties acquired is allocated to tangible assets, identifiable intangibles and assumed liabilities, if any, and depreciated or amortized over their estimated useful lives. The decrease of$724,211 , or 18%, as compared with the first quarter of 2021 primarily reflects the absence of amortization of corporate intangibles, which were impaired during the fourth quarter of 2021, and the absence of depreciation and amortization expenses related to the sale of four properties (three office and one industrial) held for sale during the current year quarter and two properties (one industrial and one retail) sold during the second half of 2021, offset in part by the depreciation and amortization of two properties (one industrial and one retail) acquired during the current year quarter and two properties (one industrial and one retail) acquired during the second half of 2021.
Interest Expense
Interest expense was$1,568,175 and$1,781,136 for the three months endedMarch 31, 2022 and 2021, respectively (see Note 7 to our accompanying unaudited condensed consolidated financial statements for details of the components of interest expense). OnJanuary 18, 2022 , we used funds from our initial borrowing from our Credit Facility to pay off 20 existing property mortgages for 27 properties, the$36,465,449 mortgage on the KIA auto dealership property which we acquired and repayment of our Prior Credit Facility and related interest, aggregating$153,428,764 (see Note 7 to our accompanying unaudited condensed consolidated financial statements for more details). In addition, four interest rate swap agreements related to four property mortgages were terminated in connection with the prepayment of the property mortgages. The decrease of$212,961 , or 12%, as compared with the first quarter of 2021 primarily reflects a decrease in interest expense of approximately$537,000 due to the pay-off of mortgage notes and the Prior Credit Facility discussed above. This decrease in interest expense was partially offset by the absence of unrealized gains on the valuation of interest rate swaps of approximately$304,000 (net of swap termination costs of$23,900 in 2021) and an increase in amortization of deferred financing costs and other costs of approximately$20,000 during the first quarter of 2022 compared with the first quarter of 2021.
Property Expenses
Property expenses were$2,764,592 and$1,754,947 for the three months endedMarch 31, 2022 and 2021, respectively. These expenses primarily relate to property taxes and repairs and maintenance expenses, the majority of which are reimbursed by tenants. The increase of$1,009,645 , or 58%, as compared with the first quarter of 2021 reflects increases in property and other taxes during the current year quarter and approximately$587,000 in write-offs of costs related to our proposed acquisition of 10 properties leased to Walgreens which we abandoned due to inability to obtain the mortgage servicer's approval prior to theFebruary 18, 2022 contract termination date and changes in market conditions. These write-offs included legal and due diligence costs and forfeiture of$375,000 of our$1,000,000 earnest money deposit.
Impairment of
The impairment of goodwill of$17,320,857 for the three months endedMarch 31, 2022 reflects the significant decline in the market value of our common stock since it began trading on the NYSE inFebruary 2022 . Our stock price is materially below both our historical net asset value and the book value of our equity, reflecting the negative impacts of rising inflation and interest rates, declining office occupancy rates affecting owners of real estate properties and fears of a potential recession. We, therefore, reduced the carrying value of goodwill to zero (see Note 5 to our accompanying unaudited condensed consolidated financial statements for additional details).
Gain on Sale of Real Estate Investments
The gain on sale of investments of$7,400,777 and$289,642 for the three months endedMarch 31, 2022 and 2021, respectively, relates to the sale of four properties (three office and one industrial) during the current year quarter and three retail properties during the prior year quarter (see Note 3 to our accompanying unaudited condensed consolidated financial statements for more details).
Other (Expense) Income
Interest income was
Income from unconsolidated investment in a real estate property was$95,464 and$72,467 for the three months endedMarch 31, 2022 and 2021, respectively. This reflects our approximate 72.7% TIC Interest in theSanta Clara property's results of operations for the first quarters of 2022 and 2021, respectively. 49 -------------------------------------------------------------------------------- Loss on early extinguishment of debt of$1,725,318 for the three months endedMarch 31, 2022 reflects non-cash charges of$1,164,998 for deferred financing costs and prepayment penalties of$615,336 upon repayment of 20 mortgages for 27 properties, full repayment of our Prior Credit Facility and mortgage repayments related to four asset sales, as well as$733,000 of swap termination fees related to the four mortgage refinancings and the related recognition of termination gains of$788,016 (see Notes 7 and 8 to our accompanying unaudited condensed consolidated financial statements for more details). Other income of$65,993 and$85,993 for the three months endedMarch 31, 2022 and 2021, respectively, primarily reflects our monthly management fee from the entities that own the TIC Interest property which is equal to 0.1% of the total investment value of the property.
Organizational and Offering Costs
Organizational and offering costs include all costs incurred in connection with the offerings prior to the Listed Offering, including investor relations' payroll costs and other costs incurred in connection with the offerings of our stock, including, but not limited to legal fees, federal and state filing fees, and other costs. ThroughNovember 24, 2021 , the termination date of the Reg A Offering, we had recorded cumulative organizational and offering costs of$8,298,499 , including$5,429,105 paid to our former sponsor or affiliates throughDecember 31, 2019 . In connection with our Listed Offering of Class C common stock, we incurred organizational and offering costs in the aggregate of$885,500 throughMarch 31, 2022 . We also incurred additional organizational and offering costs of$189,412 during the three months endedMarch 31, 2022 related to our registration statement on Form S-3 (File No. 333-263985) that we filed onMarch 30, 2022 to issue and sell from time to time, together or separately, the following securities at an aggregate public offering price that will not exceed$200,000 ,000: Class C common stock, preferred stock, warrants, rights and units. Distributions Preferred Dividends OnMarch 18, 2022 , our Board declared Series A Preferred Stock dividends payable of$921,875 for the first quarter of 2022. This amount was accrued as ofMarch 31, 2022 and paid onApril 15, 2022 (see Note 14 to our accompanying unaudited condensed consolidated financial statements for more details).
Common Stock Distributions
We intend to pay distributions on a monthly basis, and we paid our first distribution onAugust 10, 2016 . The distribution rate is determined by the Board based on our financial condition and such other factors as the Board deems relevant. The Board has not pre-established a percentage range of return for distributions to stockholders. We have not established a minimum distribution level, and our charter does not require that we make distributions to our stockholders other than as necessary to meet REIT qualification requirements. Distributions declared, distributions paid out, cash flows from operations and our sources of distribution payments were as follows for the first quarter of 2022 and the four quarters of 2021: Cash Flows (Used Total Distributions Paid in) Provided by Quarter End Distributions Distributions Operating Net Rental Accrued Period (1) Declared Declared Per Share Cash Reinvested Activities Income Received Offering Proceeds Distribution 2022 (2) First Quarter$ 2,907,122 $ 0.387499 $ 1,418,783 $ 1,492,404 $ (1,083,310) $ 2,907,122 $ -$ 854,599 2021 First Quarter$ 1,991,676 $ 0.258903 $ 891,202 $ 1,130,949 $ 102,091 $ 1,991,676 $ -$ 675,221 Second Quarter 1,976,511 0.261780 835,381 1,131,281 2,981,262 1,976,511 - 650,167 Third Quarter 1,981,725 0.264656 838,868 1,137,501 3,299,330 1,981,725 - 643,025 Fourth Quarter 2,160,966 0.289864 907,927 1,200,880 3,346,002 2,160,966 - 730,445 2021 Totals$ 8,110,878 $ 1.075203 $ 3,473,378 $ 4,600,611 $ 9,728,685 $ 8,110,878 $ - 50
--------------------------------------------------------------------------------
(1) The distribution paid per share of Class S common stock was net of deferred selling commissions.
(2) Includes the 13th distribution for 2021 declared on
Prior to 2022, distributions to stockholders were declared and paid based on
daily record dates at rates per share per day. The distribution details are as
follows:
Rate Per Share Per Day
Distribution Period (1) Declaration Date Payment Date
2021
January 1-31 $ 0.00287670 December 9, 2020 February 25, 2021
February 1-28 $ 0.00287670 January 27, 2021 March 25, 2021
March 1-31 $ 0.00287670 January 27, 2021 April 26, 2021
April 1-30 $ 0.00287670 March 25, 2021 May 25, 2021
May 1-31 $ 0.00287670 March 25, 2021 June 25, 2021
June 1-30 $ 0.00287670 March 25, 2021 July 26, 2021
July 1-31 $ 0.00287670 June 16, 2021 August 25, 2021
August 1-31 $ 0.00287670 June 16, 2021 September 27, 2021
September 1-30 $ 0.00287670 June 16, 2021 October 25, 2021
October 1-31 $ 0.00315070 August 12, 2021 November 24, 2021
November 1-30 $ 0.00315070 August 12, 2021 December 21, 2021
December 1-31 $ 0.00315070 August 12, 2021 January 5, 2022
13th Distribution (2) $ 0.00027397 January 5, 2022 January 18, 2022
Rate Per Share Per
Distribution Period Month Declaration Date Payment Date
2022
January 1-31 $ 0.09583300 January 27, 2022 February 25, 2022
February 1-28 $ 0.09583300 February 17, 2022 March 25, 2022
March 1-31 $ 0.09583300 February 17, 2022 April 25, 2022
April 1-30 $ 0.09583300 March 18, 2022 May 25, 2022 (3)
May 1-31 $ 0.09583300 March 18, 2022 June 27, 2022 (3)
June 1-30 $ 0.09583300 March 18, 2022 July 25, 2022 (3)
(1) Distributions paid per share of Class S common stock were net of deferred selling commissions.
(2) OnJanuary 5, 2022 , our Board declared a 13th distribution to our common stockholders since our AFFO exceeded 110% of distributions declared for the year endedDecember 31, 2021 . The 13th distribution was based on the outstanding shares of common stock held by stockholders on the record date ofJanuary 6, 2022 using the following formula: (i) the daily amount of the 13th distribution divided by 365 days (ii) multiplied by the number of days such shares of common stock were held by such stockholder fromJanuary 1, 2021 throughDecember 31, 2021 . Stockholders were only eligible for the 13th distribution if they held such shares as of the close of business on the record date.
(3) Reflects the expected payment date since the distribution has not been paid as of the filing date of this Quarterly Report on Form 10-Q.
51
--------------------------------------------------------------------------------Properties
Portfolio Information
Our wholly-owned investments in real estate properties as ofMarch 31, 2022 ,December 31, 2021 andMarch 31, 2021 , and the 91,740 square foot industrial property underlying the TIC Interest for all balance sheet dates presented were as follows: As of March 31, March 31, 2022 December 31, 2021 2021 Number of properties: (1) (2) Industrial, including TIC Interest 12 12 12 Retail 13 12 12 Office 11 14 14 Total operating properties and properties held for sale 36 38 38 Land 1 1 1 Total properties 37 39 39 Leasable square feet: Industrial 1,450,193 1,514,876 1,145,519 Retail 234,029 161,406 291,513 Office 625,352 800,036 853,963 Total 2,309,574 2,476,318 2,290,995
(1) Includes four properties (three office and one industrial) held for sale as
of
(2) Includes one retail property held for sale as of
We have a limited operating history. In evaluating the above properties as
potential acquisitions, including the determination of an appropriate purchase
price to be paid for the properties, we considered a variety of factors,
including the condition and financial performance of the properties, the terms
of the existing leases and the creditworthiness of the tenants, property
location, visibility and access, age of the properties, physical condition and
curb appeal, neighboring property uses, local market conditions, including
vacancy rates, area demographics, including trade area population and average
household income and neighborhood growth patterns and economic conditions.
We completed the following dispositions during the first three months of 2022
and 2021 as follows:
Contract Sales
Property Location Disposition Date Property Type Rentable Square Feet Price Net Proceeds
2022
Bon Secours Richmond, VA 2/11/2022 Office 72,890 $ 8,760,000 $ -
Omnicare Richmond, VA 2/11/2022 Industrial 51,800 10,200,000 -
Texas Health Dallas, TX 2/11/2022 Office 38,794 7,040,000 11,883,639 (1)
Accredo Orlando, FL 2/24/2022 Office 63,000 14,000,000 5,000,941
226,484 $ 40,000,000 $ 16,884,580
2021
Chevron Gas Station Roseville, CA 1/7/2021 Retail 3,300 $ 4,050,000 $ 3,914,909
EcoThrift Sacramento, CA 1/29/2021 Retail 38,536 5,375,300 2,684,225
Chevron Gas Station San Jose, CA 2/12/2021 Retail 1,060 4,288,888 4,054,327
42,896 $ 13,714,188 $ 10,653,461
(1) Combined net proceeds for the February 11, 2022 disposition are net of
commissions, closing costs and repayment of the outstanding mortgages, except
there were no outstanding mortgages on the two Chevron properties at the time of
sale.
52
--------------------------------------------------------------------------------Extension of Leases
EffectiveJanuary 12, 2022 , we extended the lease term of our Cummins property located inNashville, Tennessee fromMarch 1, 2023 toFebruary 28, 2024 with a 2% increase in annual rent commencingMarch 1, 2023 . Cummins accepted the extension of the lease terms and possession of the property on an "AS-IS" basis. We also granted to Cummins an option to extend the lease term for an additional five years commencingMarch 1, 2024 and paid a leasing commission of$30,000 in connection with this extension. EffectiveJanuary 26, 2022 , we extended the lease term of our ITW Rippey property located inEl Dorado Hills, California fromAugust 1, 2022 toJuly 31, 2029 with a 6% increase in annual rent commencingAugust 1, 2022 and 3% annual escalations thereafter. We also agreed to provide a tenant improvements allowance of$481,250 in connection with this extension and granted ITW Rippey an option to extend the lease term for an additional five years commencingAugust 1, 2029 . EffectiveMarch 4, 2022 , we extended the lease term of ourWilliams Sonoma property located in Summerlin,Nevada fromOctober 31, 2022 toOctober 31, 2025 with a 4% increase in annual rent commencingNovember 1, 2022 and 2.7% annual escalations thereafter. We also agreed to provide the tenant with one month of free rent, an inducement payment of$100,000 and tenant improvements allowance of$166,450 and will pay a leasing commission of$90,383 in connection with this extension.
We are continuing to explore potential lease extensions for certain of our other properties.
Other than as discussed below, we do not have other plans to incur any significant costs to renovate, improve or develop the properties. We believe that our properties are adequately insured. Pursuant to lease agreements, as ofMarch 31, 2022 andDecember 31, 2021 , we had obligations to pay approximately$128,538 and$189,136 , respectively, for on-site and tenant improvement to be incurred by tenants. We expect that the related improvements will be completed during the 2022 calendar year and will be funded from cash on hand, operating cash flow, borrowings under our Revolver or offering proceeds. In addition, we have identified approximately$1,959,000 of roof replacement, exterior painting and sealing and parking lot repairs/restriping that are expected to be completed in the next 12 months, including approximately$452,000 of building improvements at the Northrop Grumman property which we have agreed to complete in a timely manner. Approximately$994,000 of these improvements are expected to be recoverable from the tenant through operating expense reimbursements. We will initially pay for the improvements, and the recoveries will be billed over an extended period of time according to the terms of the leases. The remaining costs of approximately$965,000 are not recoverable from tenants. These improvements will be funded from cash on hand, operating cash flows, borrowings under our Revolver or proceeds from the sale of shares of our common stock. Recent Market Conditions The continuing developments in the Russian war againstUkraine and sanctions which have been announced bythe United States and other countries againstRussia have caused significant uncertainty in the market, adding to continuing concerns about supply chain disruptions, inflation and increases in interest rates. Volatility in stock and bond markets, particularly the rapid rise in yields onU.S. Treasury securities, may negatively impact our operating results. In addition, we continue to face significant uncertainties due to the COVID-19 pandemic, including any future variants thereof, although the impacts of the COVID-19 pandemic on the economy appear to have diminished and the general commercial real estate market appears to be recovering from such impacts. Both the investing and leasing environments are currently highly competitive. The COVID-19 pandemic has resulted in significant disruptions in utilization of office and retail properties and uncertainty over how tenants will respond when their leases are scheduled to expire. Possible future declines in rental rates and expectations of future rental concessions, including free rent to renew tenants early, to retain tenants who are up for renewal or to attract new tenants, may result in decreases in cash flows from investment properties. Furthermore, rent abatements for tenants severely impacted by the COVID-19 pandemic, inflation or international business interests, particularly if affected by the Russian war againstUkraine , may also result in decreases in cash flows from investment properties. We have no leases scheduled to expire in 2022 and three leases (two office and one industrial) scheduled to expire in 2023, which comprise an aggregate of 142,146 leasable square feet and represent approximately 4.1% of projected 2022 ABR from properties. The tenants of these properties could reevaluate their use of such properties in light of the impacts of the COVID-19 pandemic, including their ability to have workers succeed in working at home, and determine not to renew these leases or to seek rent or other concessions as a condition of renewing their leases. 53 -------------------------------------------------------------------------------- Potential future declines in economic conditions could negatively impact commercial real estate fundamentals and result in lower occupancy, lower rental rates and declining values in our real estate portfolio, which could have the following negative effects on us: the values of our investments in commercial properties could decrease below the amounts paid for such investments; and/or revenues from our properties could decrease due to fewer tenants and/or lower rental rates, making it more difficult for us to make distributions or meet our debt service obligations. However, we have successfully negotiated lease extensions for nine properties during 2021 and the first quarter of 2022. We are in the process of negotiating potential lease extensions with other tenants. The debt market remains sensitive to the macro environment, such as inflation, impacts of the COVID-19 pandemic,Federal Reserve policy, market sentiment or regulatory factors affecting the banking and commercial mortgage-backed securities industries. Increases in interest rates on our floating rate debt will reduce our net income (loss) and cash flows. InJanuary 2022 , we refinanced all but four of our properties (including the TIC Interest) with proceeds from the$250,000,000 Credit Facility which includes floating rates based on SOFR and our leverage ratio as described above. The mortgage on ourSutter Health property does not mature untilMarch 9, 2024 and the other three mortgages do not mature until afterSeptember 2027 . All four of these mortgages are at fixed rates. Our Revolver does not mature untilJanuary 18, 2026 and can be extended for an additional 12 months thereafter, while our Term Loan does not mature untilJanuary 18, 2027 . Any future uncertainties in the capital markets may cause difficulty in refinancing debt obligations prior to maturity at terms as favorable as the terms of existing indebtedness. If we are not able to refinance our indebtedness on attractive terms at the various maturity dates, we may be forced to dispose of some of our assets. Market conditions can change quickly, potentially negatively impacting the value of real estate investments. We continuously review our investment and debt financing strategies to optimize our portfolio and the cost of our debt exposure. OnMay 10, 2022 , we purchased a five-year swap at 2.258% on our$150,000,000 Term Loan that results in a fixed interest rate of 3.858% on the Term Loan when our leverage ratio is less than or equal to 40%. As part of this transaction, we sold a one-time option to terminate the swap onDecember 31, 2024 , which reduced the swap rate. Under the Credit Facility, the interest rate will continue to vary based on our leverage ratio. Election as a REIT We elected to be taxed as a REIT forU.S. federal income tax purposes under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended. We intend to continue to qualify as a REIT. To continue to qualify and maintain status as a REIT, we must meet certain requirements relating to our organization, sources of income, nature of assets, distributions of income to our stockholders and recordkeeping. As a REIT, we generally would not be subject to federal income tax on taxable income that we distribute to our stockholders so long as we distribute at least 90% of our annual taxable income (computed without regard to the distributions paid deduction and excluding net capital gains). If we fail to maintain our qualification as a REIT in any taxable year, we will be subject to tax, including any applicable alternative minimum tax, on our taxable income at regular corporate rates. We will not be able to deduct distributions paid to our stockholders in any year in which we fail to qualify as a REIT. We also will be disqualified for the four taxable years following the year during which qualification is lost, unless we are entitled to relief under specific statutory provisions. Such an event could materially adversely affect our net income (loss) and net cash available for distribution to stockholders. However, we believe that we are organized and operate in such a manner as to continue to qualify for treatment as a REIT for federal income tax purposes. No provision for federal income taxes has been made in our accompanying unaudited condensed consolidated financial statements. We will be subject to certain state and local taxes related to the operations of properties in certain locations. We are subject to certain state and local taxes related to the operations of properties in certain locations, which have been provided for in our accompanying unaudited condensed consolidated financial statements.
Critical Accounting Policies and Estimates
Our accounting policies have been established to conform with GAAP. The preparation of financial statements in conformity with GAAP requires us to use judgment in the application of accounting policies, including making estimates and assumptions. These judgments affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the dates of the financial statements and the reported amounts of revenue and expenses during the reporting periods. If our judgment or interpretation of the facts and circumstances relating to various transactions had been different, it is possible that different accounting policies would have been applied, thus resulting in a different presentation of the financial statements. Additionally, other companies may utilize different estimates that may impact comparability of our results of operations to those of companies in similar businesses. A discussion of the accounting policies that management considers critical in that they involve significant management judgments, assumptions and estimates is included under "Critical Accounting Policies" in Part II, Item 7, Management's Discussion and Analysis of Financial Condition and Results of Operations, of our Annual Report on Form 10-K, filed with theSEC onMarch 23, 2022 . There have been no significant changes to our policies during the three months endedMarch 31, 2022 . 54 --------------------------------------------------------------------------------
Commitments and Contingencies
We may be subject to certain commitments and contingencies with regard to certain transactions (see Note 11 to our accompanying unaudited condensed consolidated financial statements for discussion of commitment and contingencies).
Related-Party Transactions and Agreements
See Note 10 to our accompanying unaudited condensed consolidated financial statements for details of the various related-party transactions and agreements.
Subsequent Events
See Note 14 to our accompanying unaudited condensed consolidated financial
statements for events that occurred subsequent to
Recent Accounting Pronouncements
See Note 2 to our accompanying unaudited condensed consolidated financial statements for recent accounting pronouncements.
Off-Balance Sheet Arrangements
We have no off-balance sheet arrangements that had or are reasonably likely to have a material current or future effect on our financial condition, results of operations, liquidity, or capital resources as ofMarch 31, 2022 .
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