SAUL CENTERS, INC. Management's Discussion and Analysis of Financial Condition and Results of Operations (MD&A) begins with the Company's primary business strategy to give the reader an overview of the goals of the Company's business. This is followed by a discussion of the critical accounting policies that the Company believes are important to understanding the assumptions and judgments incorporated in the Company's reported financial results. The next section discusses the Company's results of operations for the past two years. Beginning on page 43, the Company provides an analysis of its liquidity and capital resources, including discussions of its cash flows, debt arrangements, sources of capital and financial commitments. On page 49, the Company discusses funds from operations, or FFO, which is a non-GAAP financial measure of performance of an equity REIT used by the REIT industry. The following discussion and analysis should be read in conjunction with the Consolidated Financial Statements and related footnotes included elsewhere in this Annual Report on Form 10-K. We make statements in this section that are forward-looking statements within the meaning of the federal securities laws. For a complete discussion of forward-looking statements, see the section in this report entitled "Forward-Looking Statements." Certain risks may cause our actual results, performance or achievements to differ materially from those expressed or implied by the following discussion. For a discussion of such risk factors, see "Item 1A. Risk Factors." Impact of COVID-19 If the effects of COVID-19 result in deterioration of economic and market conditions, including supply chain issues, or if the Company's expected holding period for assets changes, subsequent tests for impairment could result in impairment charges in the future. The Company can provide no assurance that material impairment charges with respect to the Company's investment properties will not occur during future periods. As ofDecember 31, 2022 , we have not identified any impairment triggering events, including the impact of COVID-19 and corresponding tenant requests for rent relief. Therefore, under applicable GAAP guidance, no impairment charges have been recorded. However, we have yet to see the long-term effects of COVID-19 and the extent to which it may impact our tenants in the future. Indications of a tenant's inability to continue as a going concern, changes in our view or strategy relative to a tenant's business or industry as a result of COVID-19, or changes in our long-term hold strategies, could be indicative of an impairment triggering event. Accordingly, the Company will continue to monitor circumstances and events in future periods to determine whether impairment charges are warranted.
As of
The Company is and will continue to be actively engaged in collection efforts
related to uncollected rent, and the Company will continue to work with certain
tenants who request rent deferrals, however, the Company can provide no
assurance that such efforts or our efforts in future periods will be successful.
Deferral agreements executed with certain tenants as a result of business
disruption that occurred at the onset of the COVID-19 pandemic generally
deferred 30 to 90 days of rent, operating expense and real estate tax recovery
payments until a later time in the lease term with repayment typically occurring
over a 12-month period generally commencing in 2021. We continued to accrue
rental revenue during the deferral period.
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The following is a summary of the Company's executed rent deferral agreements and repayments as ofJanuary 31, 2023 , with the exception of amounts due, which are as ofDecember 31, 2022 . Rent Deferral Agreements (Dollars in thousands) Collection Percentage (based on Total Deferred Amount Written Amount payments currently Rent Amount Due Off Amount Unpaid Collected due)$ 9,366 $ 8,353 $ 318 $ 33$ 8,002 96 % The extent of the effects of COVID-19 on the Company's business, results of operations, cash flows, and growth prospects is highly uncertain and will ultimately depend on future developments, none of which can be predicted with any certainty. See Item 1A. Risk Factors. Management and the Board of Directors will continue to actively monitor the effects of the COVID-19 pandemic, including governmental directives in the jurisdictions in which we operate and the recommendations of public health authorities, and will, as needed, take further measures to adapt the Company's business in the best interests of our stockholders and personnel. The extent to which COVID-19 impacts our operations and those of our tenants will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the outbreak, the actions taken to contain the outbreak or mitigate its impact, and the direct and indirect economic effects of the outbreak and containment measures, among others. We anticipate that some tenants eventually will not be able to pay amounts due and we will incur losses against our rent receivables. The extent and timing of the recognition of such losses will depend on future developments, which are highly uncertain and cannot be predicted. Management considers reserves established as ofDecember 31, 2022 , against such potential losses to be reasonable and adequate. Rent collections during the fourth quarter and rent relief requests to-date may not be indicative of collections or requests in any future period. Overview The Company's primary strategy is to continue to focus on diversification of its assets through development of transit-oriented, residential mixed-use projects in theWashington, D.C. metropolitan area. The Company's operating strategy also includes improvement of the operating performance of its assets, internal growth of its Shopping Centers through the addition of pad sites, and supplementing its development pipeline with selective redevelopment and renovations of its core Shopping Centers. The Company has a pipeline of entitled sites in its portfolio, some of which are currently shopping center operating properties, for development of up to 3,700 apartment units and 975,000 square feet of retail and office space. All such sites are located adjacent toWMATA red line Metro stations inMontgomery County, Maryland . The Company intends to selectively add free-standing pad site buildings within its Shopping Center portfolio, and replace underperforming tenants with tenants that generate strong traffic, including anchor stores such as supermarkets and drug stores. The Company has executed leases or leases are under negotiation for seven more pad sites. In recent years, there has been a limited amount of quality properties for sale and pricing of those properties has escalated. Accordingly, management believes acquisition opportunities for investment in existing and new shopping center and mixed-use properties in the near future is uncertain. Nevertheless, because of the Company's conservative capital structure, including its cash and capacity under its revolving credit facility, management believes that the Company is positioned to take advantage of additional investment opportunities as attractive properties are identified and market conditions improve. (See "Item 1. Business - Capital Policies".) It is management's view that several of the sub-markets in which the Company operates have, or are expected to have in the future, attractive supply/demand characteristics. The Company will continue to evaluate acquisition, development and redevelopment as integral parts of its overall business plan. 34
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Prior to the COVID-19 pandemic, economic conditions within the localWashington, DC metropolitan area had remained relatively stable. Issues facing the Federal government relating to taxation, spending and interest rate policy will likely continue to impact the office, retail and residential real estate markets over the coming years. Because the majority of the Company's property operating income is produced by our Shopping Centers, we continually monitor the implications of government policy changes, as well as shifts in consumer demand between on-line and in-store shopping, on future shopping center construction and retailer store expansion plans. Based on our observations, we continue to adapt our marketing and merchandising strategies in ways to maximize our future performance. The Company's commercial leasing percentage, on a same property basis, which excludes the impact of properties not in operation for the entirety of the comparable periods, increased to 93.2% atDecember 31, 2022 , from 92.0% atDecember 31, 2021 . The Company maintains a ratio of total debt to total asset value of under 50%, which allows the Company to obtain additional secured borrowings if necessary. As ofDecember 31, 2022 , including$100.0 million of hedged variable-rate debt, total fixed-rate debt with staggered maturities from 2023 to 2041 represented approximately 86.8% of the Company's notes payable, thus minimizing refinancing risk. The Company's unhedged variable-rate debt consists of$164.0 million outstanding under the Credit Facility. As ofDecember 31, 2022 , the Company has availability of approximately$212.1 million under its Credit Facility. Although it is management's present intention to concentrate future acquisition and development activities on transit-centric, primarily residential mixed-use properties in theWashington, D.C. /Baltimore metropolitan area, the Company may, in the future, also acquire other types of real estate in other areas of the country as opportunities present themselves. The Company plans to continue to diversify in terms of property types, locations, size and market, and it does not set any limit on the amount or percentage of assets that may be invested in any one property or any one geographic area. The following table sets forth average annualized base rent per square foot and average annualized effective rent per square foot for the Company's commercial properties (all properties except for the apartments within The Waycroft, Clarendon Center andPark Van Ness properties). For purposes of this table, annualized effective rent is annualized base rent minus amortized tenant improvements and amortized leasing commissions. Commercial Rents Year ended December 31, 2022 2021 2020 Base rent$ 20.55 $ 20.63 $ 19.97 Effective rent$ 18.95 $ 18.91 $ 18.25 Critical Accounting Policies The Company's consolidated financial statements are prepared in accordance with accounting principles generally accepted inthe United States ("GAAP"), which requires management to make certain estimates and assumptions that affect the reporting of financial position and results of operations. See Note 2 to the Consolidated Financial Statements in this report. The Company has identified the following policies that, due to estimates and assumptions inherent in those policies, involve a relatively high degree of judgment and complexity.
Real Estate Investments
Real estate investment properties are stated at historic cost less depreciation.
Although the Company intends to own its real estate investment properties over a
long term, from time to time it will evaluate its market position, market
conditions, and other factors and may elect to sell properties that do not
conform to the Company's investment profile. Management believes that the
Company's real estate assets have generally appreciated in value since their
acquisition or development and, accordingly, the aggregate current value exceeds
their aggregate net book value and also exceeds the value of the Company's
liabilities as reported in the financial statements. Because the financial
statements are prepared in conformity with GAAP, they do not report the current
value of the Company's real estate investment properties.
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If there is an event or change in circumstance that indicates a potential impairment in the value of a real estate investment property, the Company prepares an analysis to determine whether the carrying value of the real estate investment property exceeds its estimated fair value. The Company considers both quantitative and qualitative factors in identifying impairment indicators including recurring operating losses, significant decreases in occupancy, and significant adverse changes in market conditions, legal factors and business climate. If impairment indicators are present, the Company compares the projected cash flows of the property over its remaining useful life, on an undiscounted basis, to the carrying value of that property. The Company assesses its undiscounted projected cash flows based upon estimated capitalization rates, historic operating results and market conditions that may affect the property. If the carrying value is greater than the undiscounted projected cash flows, the Company would recognize an impairment loss equivalent to an amount required to adjust the carrying amount to its then estimated fair value. The fair value of any property is sensitive to the actual results of any of the aforementioned estimated factors, either individually or taken as a whole. Should the actual results differ from management's projections, the valuation could be negatively or positively affected.
Accounts Receivable, Accrued Income, and Allowance for Doubtful Accounts
Accounts receivable primarily represent amounts currently due from tenants in accordance with the terms of their respective leases. Individual leases are assessed for collectability and, upon the determination that the collection of rents is not probable, accrued rent and accounts receivable are charged off, and the charge off is reflected as an adjustment to rental revenue. Revenue from leases where collection is not probable is recorded on a cash basis until collectability is determined to be probable. We also assess whether operating lease receivables, at the portfolio level, are appropriately valued based upon an analysis of balances outstanding, effects of tenant bankruptcies, historical levels of bad debt and current economic trends. Additionally, because of the uncertainties related to the impact of the COVID-19 pandemic, our assessment also takes into consideration the types of business conducted by tenants and current discussions with the tenants, as well as recent rent collection experience. Evaluating and estimating uncollectable lease payments and related receivables requires a significant amount of judgment by management and is based on the best information available to management at the time of evaluation. Actual results could differ from these estimates.
Legal Contingencies
The Company is subject to various legal proceedings and claims that arise in the
ordinary course of business, which are generally covered by insurance. While the
resolution of these matters cannot be predicted with certainty, the Company
believes the final outcome of current matters will not have a material adverse
effect on its financial position or the results of operations. Upon
determination that a loss is probable to occur, the estimated amount of the loss
is recorded in the financial statements. Both the amount of the loss and the
point at which its occurrence is considered probable can be difficult to
determine.
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Results of Operations
The following is a discussion of the components of revenue and expense for the entire Company. This section generally discusses 2022 and 2021 items and year-to-year comparisons between 2022 and 2021. Discussions of 2020 items and year-to-year comparisons between 2021 and 2020 that are not included in this Form 10-K can be found in "Management's Discussion and Analysis of Financial Condition and Results of Operations"
Part II, Item 7 of our Annual Report on Form 10-K for the fiscal year ended
Revenue
(Dollars in thousands) Year ended December 31, Percentage Change
2022 from 2021 from
2022 2021 2020 2021 2020
Base rent $ 201,182 $ 197,930 $ 188,636 1.6 % 4.9 %
Expense recoveries 36,025 34,500 34,678 4.4 % (0.5) %
Percentage rent 1,632 1,504 927 8.5 % 62.2 %
Other property revenue 1,910 1,393 1,252 37.1 % 11.3 %
Credit (losses) recoveries on
operating lease receivables, net 88 (812) (5,212) NM NM
Rental revenue 240,837 234,515 220,281 2.7 % 6.5 %
Other revenue 5,023 4,710 4,926 6.6 % (4.4) %
Total revenue $ 245,860 $ 239,225 $ 225,207 2.8 % 6.2 %
NM = Not Meaningful
Total revenue increased 2.8% in 2022 compared to 2021 as described below.
Base rent
The$3.3 million increase in base rent in 2022 compared to 2021 was primarily attributable to increased rental rates, lower vacancy and lower concessions at The Waycroft, which had a total impact of$2.8 million .
Expense recoveries
The
Other property revenue
The
Credit (losses) recoveries on operating lease receivables, net
Credit (losses) recoveries on operating lease receivables, net during 2022
decreased
Other Revenue
Other revenue increased$0.3 million primarily due to (a) higher parking revenue of$0.6 million , partially offset by (b) lower lease termination fees of$0.3 million . 37
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Expenses
(Dollars in thousands) Year ended December 31, Percentage Change
2022 from 2021 from
2022 2021 2020 2021 2020
Property operating expenses $ 35,934 $ 32,881 $ 28,857 9.3 % 13.9 %
Real estate taxes 28,588 28,747 29,560 (0.6) % (2.8) %
Interest expense, net and amortization
of deferred debt costs 43,937 45,424 46,519 (3.3) % (2.4) %
Depreciation and amortization of
deferred leasing costs 48,969 50,272 51,126 (2.6) % (1.7) %
General and administrative 22,392 20,252 19,107 10.6 % 6.0 %
Loss on early extinguishment of debt 648 - - NM NM
Total expenses $ 180,468 $ 177,576 $ 175,169 1.6 % 1.4 %
NM = Not Meaningful
Total expenses increased 1.6% in 2022 compared to 2021 as described below.
Property operating expenses
Property operating expenses increased$3.1 million in 2022 compared to 2021 primarily due to (a) increased repairs and maintenance costs across the portfolio of$1.7 million , (b) higher property employee costs of$0.4 million , (c) increased utilities across the portfolio of$0.3 million , (d) higher parking expenses in the Mixed-Use portfolio of$0.3 million , and (e) higher real estate tax appeal fees across the portfolio of$0.2 million .
Interest expense, net and amortization of deferred debt costs
Interest expense, net and amortization of deferred debt costs decreased$1.5 million in 2022 compared to 2021 primarily due to (a) higher capitalization of interest of$4.4 million related to Twinbrook andHampden House , (b) lower interest incurred of$2.0 million due to a lower weighted average rate over the period, and (c) the extinguishment of the finance lease liability related to the land underlying the leasehold interest for Twinbrook of$0.4 million , partially offset by (d) higher interest incurred of$5.2 million due to higher average outstanding debt balances over the period.
Depreciation and amortization of deferred leasing costs
Depreciation and amortization of deferred leasing costs decreased$1.3 million in 2022 compared to 2021 primarily due to (a) lower depreciation expense of$0.8 million during the period and (b) lower amortization of deferred leasing costs of$0.5 million during the period.
General and administrative
General and administrative costs increased$2.1 million in 2022 compared to 2021 primarily due to (a) higher employee costs of$1.3 million and (b) higher loan administration costs of$0.7 million .
Loss on early extinguishment of debt
Loss on early extinguishment of debt increased
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Same property revenue and same property operating income
Same property revenue and same property operating income are non-GAAP financial measures of performance and improve the comparability of these measures by excluding the results of properties which were not in operation for the entirety of the comparable reporting periods. We define same property revenue as total revenue minus the revenue of properties not in operation for the entirety of the comparable reporting periods, and we define same property operating income as net income plus (a) interest expense, net and amortization of deferred debt costs, (b) depreciation and amortization of deferred leasing costs, (c) general and administrative expenses, (d) change in fair value of derivatives, and (e) loss on the early extinguishment of debt minus (f) gains on sale of property and (g) the operating income of properties that were not in operation for the entirety of the comparable periods.
Other REITs may use different methodologies for calculating same property revenue and same property operating income. Accordingly, our same property revenue and same property operating income may not be comparable to those of other REITs.
Same property revenue and same property operating income are used by management
to evaluate and compare the operating performance of our properties, and to
determine trends in earnings, because these measures are not affected by the
cost of our funding, the impact of depreciation and amortization expenses, gains
or losses from the acquisition and sale of operating real estate assets, general
and administrative expenses or other gains and losses that relate to ownership
of our properties. We believe the exclusion of these items from revenue and
operating income is useful because the resulting measures capture the actual
revenue generated and actual expenses incurred by operating our properties.
Same property revenue and same property operating income are measures of the
operating performance of our properties but do not measure our performance as a
whole. Such measures are therefore not substitutes for total revenue, net income
or operating income as computed in accordance with GAAP.
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The tables below provide reconciliations of property revenue and property
operating income under GAAP to same property revenue and same property operating
income for the indicated periods. No properties were excluded from same property
results for the 2022 Period.
Same property revenue
(in thousands) Year ended December 31,
2022 2021
Total revenue $ 245,860 $ 239,225
Less: Acquisitions, dispositions and development
properties - -
Total same property revenue $ 245,860 $ 239,225
Shopping centers $ 172,055 $ 169,681
Mixed-Use properties 73,805 69,544
Total same property revenue $ 245,860 $ 239,225
Total Shopping Center revenue $ 172,055 $ 169,681 Less: Shopping Center acquisitions, dispositions and development properties
- -
Total same Shopping Center revenue $ 172,055 $ 169,681
Total Mixed-Use property revenue $ 73,805 $ 69,544 Less: Mixed-Use acquisitions, dispositions and development properties
- -
Total same Mixed-Use revenue $ 73,805 $ 69,544 The
Mixed-Use same property revenue is composed of the following:
Year Ended December 31,
(In thousands) 2022 2021
Office mixed-use properties (1) $ 37,845 $ 37,561
Residential mixed-use properties (retail activity) (2) 3,984 3,530
Residential mixed-use properties (residential activity) (3)
31,976 28,453
Total Mixed-Use same property revenue $
73,805
(1)Includes Avenel Business Park , Clarendon Center - North and South Blocks,601 Pennsylvania Avenue andWashington Square (2)Includes The Waycroft andPark Van Ness (3)Includes Clarendon South Block, The Waycroft and Park Van Ness 40 -------------------------------------------------------------------------------- Table of Contents Same property operating income Year Ended December 31, (In thousands) 2022 2021 Net income$ 65,392
43,937 45,424
Add: Depreciation and amortization of deferred leasing costs
48,969 50,272
Add: General and administrative 22,392
20,252
Add: Loss on early extinguishment of debt 648 - Property operating income 181,338
177,597
Less: Acquisitions, dispositions and development properties - - Total same property operating income$ 181,338 $ 177,597 Shopping Centers$ 135,160 $ 133,897 Mixed-Use properties 46,178 43,700 Total same property operating income$ 181,338
Shopping Center operating income$ 135,160
- -
Total same Shopping Center operating income $ 135,160 Mixed-Use property operating income$ 46,178 $ 43,700 Less: Mixed-Use acquisitions, dispositions and development properties - - Total same Mixed-Use property operating income$ 46,178
During the year ended 2022, Shopping Center same property operating income increased 0.9% and Mixed-Use same property operating income increased 5.7%. Shopping Center same property operating income increased primarily due to higher base rent of$1.2 million . Mixed-Use same property operating income increased primarily due to (a) higher base rent of$2.2 million and (b) higher parking income, net of expenses of$0.3 million .
Mixed-Use same property operating income is composed of the following:
Year Ended December 31,
(In thousands) 2022 2021
Office mixed-use properties (1) $ 24,367 $ 24,545
Residential mixed-use properties (retail activity) (2) 2,917 2,658
Residential mixed-use properties (residential activity) (3)
18,894 16,497
Total Mixed-Use same property operating income $
46,178
(1)Includes Avenel Business Park , Clarendon Center - North and South Blocks,601 Pennsylvania Avenue andWashington Square (2)Includes The Waycroft andPark Van Ness (3)Includes Clarendon South Block, The Waycroft andPark Van Ness 41
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Impact of Inflation
The impact of rising operating expenses due to inflation on the operating performance of the Company's portfolio is partially mitigated by terms in substantially all of the Company's leases, which contain provisions designed to increase revenues to offset the adverse impact of inflation on the Company's results of operations. These provisions include upward periodic adjustments in base rent due from tenants, usually based on a stipulated increase, and, to a lesser extent, on the change in the consumer price index, commonly referred to as the CPI. In addition, substantially all of the Company's properties are leased to tenants under long-term leases, which provide for reimbursement of operating expenses by tenants. These leases tend to reduce the Company's exposure to rising property expenses due to inflation. Inflation and increased costs may have an adverse impact on the Company's tenants if increases in their operating expenses exceed increases in their revenue.
Liquidity and Capital Resources
Cash and cash equivalents were$13.3 million and$14.6 million atDecember 31, 2022 and 2021, respectively. The changes in cash and cash equivalents during the years endedDecember 31, 2022 and 2021 were attributable to operating, investing and financing activities, as described below. (in thousands) Year Ended December
31,
2022 2021
Net cash provided by operating activities $ 121,151 $118,427
Net cash used in investing activities (116,888) (55,918)
Net cash used in financing activities (5,578) (74,771)
Decrease in cash and cash equivalents
Operating Activities Net cash provided by operating activities represents cash received primarily from rental revenue, plus other revenue, less property operating expenses, leasing costs, normal recurring general and administrative expenses and interest payments on outstanding debt. Investing Activities Net cash used in investing activities includes property acquisitions, developments, redevelopments, tenant improvements and other property capital expenditures. The$61.0 million increase in cash used in investing activities is primarily due to (a) higher development expenditures of$75.2 million , partially offset by (b) lower acquisitions of real estate investments of$9.0 million and (c) lower additions to real estate investments throughout the portfolio of$5.2 million . Financing Activities Net cash used in financing activities represents (a) cash received from loan proceeds and issuance of common stock, preferred stock and limited partnership units minus (b) cash used to repay and curtail loans, redeem preferred stock and pay dividends and distributions to holders of common stock, preferred stock and limited partnership units. See Note 5 to the Consolidated Financial Statements for a discussion of financing activity.
Liquidity Requirements
Short-term liquidity requirements consist primarily of normal recurring
operating expenses and capital expenditures, debt service requirements
(including debt service relating to additional and replacement debt),
distributions to common and preferred stockholders, distributions to unit
holders and amounts required for expansion and renovation of the
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properties. In order to qualify as a REIT for federal income tax purposes, the
Company must distribute to its stockholders at least 90% of its "real estate
investment trust taxable income," as defined in the Code. The Company expects to
meet these short-term liquidity requirements (other than amounts required for
additional property acquisitions and developments) through cash provided from
operations, available cash and its existing line of credit.
The Company is developing Twinbrook Quarter Phase I ("Phase I") located in
Rockville, Maryland . Phase I includes an 80,000 square foot Wegmans,
approximately 25,000 square feet of small shop space, 450 apartments and a
230,000 square foot office building. The office tower portion of Phase I is not
being constructed at this time. In connection with the development of the
residential and retail portions of Phase I, we must also invest in
infrastructure and other items that will support both Phase I and other portions
of the development of Twinbrook Quarter . The total cost of the project is
expected to be approximately $331.5 million , of which $271.4 million is related
to the development of the residential and retail portions of Phase I and $60.1
million is related to infrastructure and other items. A portion of the project
will be financed by a $145.0 million construction-to-permanent loan.
Construction of the structure is ongoing. Concrete is being poured at the 12th
level above ground, which is the final above ground level of the residential and
retail portions of Phase I. Initial delivery of Phase I is anticipated in late
2024. The development potential of all phases of the entire 18.4 acre Twinbrook
Quarter site totals 1,865 residential units, 473,000 square feet of retail
space, and 431,000 square feet of office space.
The Company is developing Hampden House , a project located in downtown Bethesda,
Maryland that will include up to 366 apartment units and 10,100 square feet of
retail space. The total cost of the project is expected to be approximately
$246.4 million , a portion of which will be financed by a $133.0 million
construction-to-permanent loan. Excavation is complete and below grade
construction of foundation systems is in progress. Construction is expected to
be completed during 2025.
Long-term liquidity requirements consist primarily of obligations under our
long-term debt and dividends paid to our preferred shareholders. The Company
anticipates that long-term liquidity requirements will also include amounts
required for property acquisitions and developments. The Company may also
redevelop certain of the Current Portfolio Properties and may develop additional
freestanding outparcels or expansions within certain of the Shopping Centers.
Acquisition and development of properties are undertaken only after careful
analysis and review, and management's determination that such properties are
expected to provide long-term earnings and cash flow growth. During the coming
year, developments, expansions or acquisitions (if any) are expected to be
funded with available cash, bank borrowings from the Company's credit line,
construction and permanent financing, proceeds from the operation of the
Company's Dividend Reinvestment Plan ("DRIP") or other external debt or equity
capital resources available to the Company. Any future borrowings may be at the
Saul Centers , Operating Partnership or Subsidiary Partnership level, and
securities offerings may include (subject to certain limitations) the issuance
of additional limited partnership interests in the Operating Partnership which
can be converted into shares of Saul Centers common stock. The availability and
terms of any such financing will depend upon market and other conditions.
Contractual Payment Obligations
As of
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Payments Due By Period
One Year or More Than One
(Dollars in thousands) Less Year Total
Notes Payable:
Interest $ 50,140 $ 316,355 $ 366,495
Scheduled Principal 32,926 287,872 320,798
Balloon Payments 9,225 908,660 917,885
Subtotal 92,291 1,512,887 1,605,178
Corporate Headquarters Lease (1) 801 2,697 3,498
Development and Predevelopment Obligations 152,299 31,293 183,592
Tenant Improvements 13,550 107,631 121,181
Total Contractual Obligations $ 258,941 (1)See Note 7 to Consolidated Financial Statements. Corporate Headquarters Lease amounts represent an allocation to the Company based upon employees' time dedicated to the Company's business as specified in the Shared Services Agreement. Future amounts are subject to change as the number of employees employed by each of the parties to the lease fluctuates.
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Dividend Reinvestments
InDecember 1995 , the Company established a Dividend Reinvestment Plan (the "Plan") to allow its common stockholders and holders of limited partnership interests an opportunity to buy additional shares of common stock by reinvesting all or a portion of their dividends or distributions. The Plan provides for investing in newly issued shares of common stock at a 3% discount from market price without payment of any brokerage commissions, service charges or other expenses. All expenses of the Plan are paid by the Company. The Company issued 138,142 and 287,239 shares under the Plan at a weighted average discounted price of$48.56 and$39.17 per share during the years endedDecember 31, 2022 and 2021, respectively. The Company issued 26,659 and 61,009 limited partnership units under the Plan at a weighted average price of$49.81 and$39.74 per unit during the years endedDecember 31, 2022 and 2021, respectively. The Company also credited 5,815 and 6,376 shares to directors pursuant to the reinvestment of dividends specified by the Directors' Deferred Compensation Plan at a weighted average discounted price of$46.74 and$39.31 per share, during the years endedDecember 31, 2022 and 2021, respectively.
Capital Strategy and Financing Activity
As a general policy, the Company intends to maintain a ratio of its total debt to total asset value of 50% or less and to actively manage the Company's leverage and debt expense on an ongoing basis in order to maintain prudent coverage of fixed charges. Asset value is the aggregate fair market value of theCurrent Portfolio Properties and any subsequently acquired properties as reasonably determined by management by reference to the properties' aggregate cash flow. Given the Company's current debt level, it is management's belief that the ratio of the Company's debt to total asset value was below 50% as ofDecember 31, 2022 . The organizational documents of the Company do not limit the absolute amount or percentage of indebtedness that it may incur. The Board of Directors may, from time to time, reevaluate the Company's debt capitalization policy in light of current economic conditions, relative costs of capital, market values of the Company property portfolio, opportunities for acquisition, development or expansion, and such other factors as the Board of Directors then deems relevant. The Board of Directors may modify the Company's debt capitalization policy based on such a reevaluation without shareholder approval and may increase or decrease the Company's debt to total asset ratio above or below 50% or may waive the policy for certain periods of time. The Company continues to refinance or renegotiate the terms of its outstanding debt in order to extend maturities and obtain generally more favorable loan terms, whenever management determines the financing environment is favorable.
The Company's financing activity is described within Note 5 to the Consolidated
Financial Statements. The following is a summary of notes payable as
of
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Table of Contents Notes Payable Year Ended December 31, Interest Scheduled (Dollars in thousands) 2022 2021 Rate* Maturity* Lansdowne Town Center $ -$ 28,533 5.62 % Jun-2022 Orchard Park - 8,812 6.08 % Sep-2022 BJ's Wholesale Club 9,345 9,692 6.43 % Apr-2023 Great Falls Center - 8,651 6.61 % Feb-2024 Leesburg Pike Center 12,543 13,213 7.35 % Jun-2024 Village Center - 11,528 7.60 % Jun-2024 White Oak 19,985 20,874 6.89 % Jul-2024 Avenel Business Park 22,906 24,108 7.45 % Jul-2024 Ashburn Village 23,039 24,186 7.30 % Jan-2025 Ravenwood 11,975 12,553 6.18 % Jan-2026 Clarendon Center 86,264 90,600 5.31 % Apr-2026 Severna Park Marketplace 25,857 27,197 4.30 % Oct-2026 Kentlands Square II 29,658 31,155 4.53 % Nov-2026 Cranberry Square 13,946 14,634 4.70 % Dec-2026 Fixed-rate portion of Credit Facility 100,000 - 4.38 % Feb-2027 Seven Corners - 56,413 5.84 % May-2027 Hampshire-Langley 12,231 12,868 4.04 % Apr-2028 Beacon Center - 32,170 3.51 % Jun-2028 Seabreeze Plaza 13,302 13,897 3.99 % Sep-2028 Great Falls Center 31,313 - 3.91 % Sep-2029 Shops at Fairfax / Boulevard 23,443 24,398 3.69 % Mar-2030 Northrock 12,652 13,108 3.99 % Apr-2030 Burtonsville Town Square 33,439 34,558 3.39 % Feb-2032 Park Van Ness 62,813 64,661 4.88 % Sep-2032 Washington Square 52,030 53,745 3.75 % Dec-2032 Broadlands Village 28,858 29,613 4.41 % Nov-2033 The Glen 20,827 21,393 4.69 % Jan-2034 Olde Forte Village 20,136 20,682 4.65 % Feb-2034 Olney 12,476 12,299 8.00 % Apr-2034 Shops at Monocacy 26,422 27,143 4.14 % Dec-2034 Ashbrook Marketplace 20,807 21,329 3.80 % Aug-2035 Kentlands 28,157 28,899 3.43 % Aug-2035 The Waycroft 152,679 156,116 4.67 % Sep-2035 Village Center 25,057 - 4.14 % Aug-2037 Beacon Center / Seven Corners 142,522 - 5.05 % Oct-2037 Total fixed rate 1,074,682 949,028 4.77 % 8.77 years Variable rate loans: Variable-rate portion of Credit Facility 164,000 206,000 SOFR + 1.50% Aug-2025 Total variable rate 164,000 206,000 5.80 % 2.66 years Total notes payable$ 1,238,682 $ 1,155,028 4.91 % 7.96 years * Totals computed using weighted averages. 46
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OnFebruary 23, 2022 , the Company closed on a$133.0 million construction-to-permanent loan, the proceeds of which will be used to partially fundHampden House . The loan matures in 2040, bears interest at a fixed rate of 3.90%, and requires interest only payments, which will be funded by the loan, until conversion to permanent. The conversion is expected in the first quarter of 2026, and thereafter, monthly principal and interest payments based on a 25-year amortization schedule will be required. OnMarch 11, 2022 , the Company repaid in full the remaining principal balance of$28.3 million of the mortgage loan secured byLansdowne Town Center , which was scheduled to mature inJune 2022 . OnJune 7, 2022 , the Company repaid in full the remaining principal balance of$8.6 million of the mortgage loan secured byOrchard Park , which was scheduled to mature inSeptember 2022 . OnAugust 4, 2022 , the Company closed on a 15-year, non-recourse,$25.3 million mortgage secured byVillage Center . The loan matures in 2037, bears interest at a fixed-rate of 4.14%, requires monthly principal and interest payments of$135,200 based on a 25-year amortization schedule and requires a final payment of$13.4 million at maturity. Proceeds were used to repay the remaining balance of approximately$11.2 million on the existing mortgage and reduce the outstanding balance of the Credit Facility. A$0.4 million loss on early extinguishment of debt was recognized. OnAugust 23, 2022 , the Company entered into two floating-to-fixed interest rate swap agreements to manage the interest rate risk associated with$100.0 million of its variable-rate debt. Each swap agreement became effectiveOctober 3, 2022 and each has a$50.0 million notional amount. One agreement terminates onOctober 1, 2027 and effectively fixes SOFR at 2.96%. The other agreement terminates onOctober 1, 2030 and effectively fixes SOFR at 2.91%. Because the interest-rate swaps effectively fix SOFR for$100.0 million of variable-rate debt, unless otherwise indicated,$100.0 million of variable-rate debt will be treated as fixed-rate debt for disclosure purposes beginningSeptember 30, 2022 . The Company has designated the agreements as cash flow hedges for accounting purposes. As ofDecember 31, 2022 , the fair value of the interest-rate swaps totaled approximately$4.0 million , which is included in Other assets in the Consolidated Balance Sheets. The increase in value from inception of the swaps is reflected in Other Comprehensive Income in the Consolidated Statements of Comprehensive Income. OnAugust 24, 2022 , the Company closed on a 7-year, non-recourse,$31.5 million mortgage secured by Great Falls Center. The loan matures in 2029, bears interest at a fixed-rate of 3.91%, requires monthly principal and interest payments of$164,700 based on a 25-year amortization schedule and requires a final payment of$25.7 million at maturity. Proceeds were used to repay the remaining balance of approximately$8.0 million on the existing mortgage and reduce the outstanding balance of the Credit Facility. A$0.2 million loss on early extinguishment of debt was recognized. OnSeptember 6, 2022 , the Company closed on a 15-year, non-recourse,$143.0 million mortgage secured by Beacon Center and Seven Corners Center. The loan matures in 2037, bears interest at a fixed-rate of 5.05%, requires monthly principal and interest payments of$840,100 based on a 25-year amortization schedule and requires a final payment of$79.9 million at maturity. Proceeds were used to repay the remaining balance of approximately$85.3 million on the existing mortgages and reduce the outstanding balance of the Credit Facility. This transaction was treated as a modification of the original debt agreement. A prepayment penalty of$5.9 million was incurred, which was deferred and will be amortized as interest expense over the life of the loan and is included as a reduction to notes payable, net in the Consolidated Balance Sheets. 47
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Funds From Operations
In 2022, the Company reported Funds From Operations ("FFO")1 available to common
stockholders and noncontrolling interests of $103.2 million , a 2.4% increase
from 2021 FFO available to common stockholders and noncontrolling interests of
$100.7 million . FFO available to common stockholders and noncontrolling
interests increased primarily due to (a) higher base rent of $3.4 million , (b)
lower interest expense, net and amortization of deferred debt costs of $1.5
million , primarily due to higher capitalized interest and (c) lower credit
losses on operating lease receivables and corresponding reserves, collectively,
of $0.7 million , partially offset by (d) higher general and administrative costs
of $2.1 million and (e) lower recovery income, net of expenses of $1.4 million .
The following table presents a reconciliation from net income to FFO available
to common stockholders and noncontrolling interests for the periods indicated:
Year ended December 31,
(Dollars in thousands) 2022 2021 2020
Net income $ 65,392 $ 61,649 $ 50,316
Subtract:
Gain on sale of property - - (278)
Add:
Real estate depreciation and amortization 48,969 50,272 51,126
FFO 114,361 111,921 101,164
Subtract:
Preferred stock dividends (11,194) (11,194) (11,194)
FFO available to common stockholders and noncontrolling interests
$ 103,167 $ 100,727 $ 89,970 Weighted average shares and units: Basic 33,256 32,029 31,266 Diluted (2) 33,972 33,098 31,267
Basic FFO per share available to common stockholders and noncontrolling interests
$ 3.10
$ 3.04 $ 3.04 $ 2.88 (1)The National Association of Real Estate Investment Trusts (NAREIT) developed FFO as a relative non-GAAP financial measure of performance of an equity REIT in order to recognize that income-producing real estate historically has not depreciated on the basis determined under GAAP. FFO is defined by NAREIT as net income, computed in accordance with GAAP, plus real estate depreciation and amortization, and excluding impairment charges on depreciable real estate assets and gains or losses from property dispositions. FFO does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs, which is disclosed in the Company's Consolidated Statements of Cash Flows for the applicable periods. There are no material legal or functional restrictions on the use of FFO. FFO should not be considered as an alternative to net income, its most directly comparable GAAP measure, as an indicator of the Company's operating performance, or as an alternative to cash flows as a measure of liquidity. Management considers FFO a meaningful supplemental measure of operating performance because it primarily excludes the assumption that the value of the real estate assets diminishes predictably over time (i.e. depreciation), which is contrary to what we believe occurs with our assets, and because industry analysts have accepted it as a performance measure. FFO may not be comparable to similarly titled measures employed by other REITs. (2)BeginningMarch 5, 2021 , fully diluted shares and units includes 1,416,071 limited partnership units held in escrow related to the contribution ofTwinbrook Quarter by1592 Rockville Pike . Half of the units held in escrow were released onOctober 18, 2021 . The remaining units held in escrow are scheduled to be released onOctober 18, 2023 . 48
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Acquisitions and Redevelopments
Management anticipates that during the coming year, the Company may redevelop certain of theCurrent Portfolio Properties and may develop additional freestanding outparcels or expansions within certain of the Shopping Centers. Acquisition and development of properties are undertaken only after careful analysis and review, and management's determination that such properties are expected to provide long-term earnings and cash flow growth. During the coming year, any developments, expansions or acquisitions are expected to be funded with bank borrowings from the Company's credit line, construction financing, proceeds from the operation of the Company's dividend reinvestment plan or other external capital resources available to the Company.
The Company has been selectively involved in acquisition, development, redevelopment and renovation activities. It continues to evaluate the acquisition of land parcels for retail and mixed-use development and acquisitions of operating properties for opportunities to enhance operating income and cash flow growth. The Company also continues to analyze redevelopment, renovation and expansion opportunities within the portfolio.
Portfolio Leasing Status
The following chart sets forth certain information regarding commercial leases at our properties for the periods indicated. This section generally discusses 2022 and 2021 items and year-to-year comparisons between 2022 and 2021. Discussions of 2020 items and year-to-year comparisons between 2021 and 2020 that are not included in this Form 10-K can be found in "Management's Discussion and Analysis of Financial Condition and Results of Operations" Part II, Item 7 of our Annual Report on Form 10-K for the fiscal year ended December 31, 2021 filed onFebruary 24, 2022 .Total Properties Total Square Footage Percentage Leased Shopping Shopping Shopping As of December 31, Centers Mixed-Use Centers Mixed-Use Centers Mixed-Use 2022 50 7 7,877,330 1,136,885 94.7 % 82.5 % 2021 50 7 7,874,130 1,136,937 93.4 % 82.3 % The overall commercial portfolio leasing percentage, on a comparative same property basis, increased to 93.2% atDecember 31, 2022 from 92.0% atDecember 31, 2021 . Included in the 93.2% of space leased as ofDecember 31, 2022 , is approximately 241,000 square feet of space, representing 2.7% of total commercial square footage, that has not been occupied by the tenant. Collectively, these leases are expected to produce approximately$5.4 million of additional annualized base rent, an average of$22.41 per square foot, upon tenant occupancy and following any contractual rent concessions. The Mixed-Use commercial leasing percentage is composed of commercial leases at office mixed-use properties and residential mixed-use properties. The leasing percentage at office mixed-use properties increased to 82.0% atDecember 31, 2022 from 81.6% atDecember 31, 2021 . The retail leasing percentage at residential mixed-use properties decreased to 91.2% atDecember 31, 2022 from 92.4% atDecember 31, 2021 . The following table shows selected data for leases executed in the indicated periods. The information is based on executed leases without adjustment for the timing of occupancy, tenant defaults, or landlord concessions. The base rent for an expiring lease is the annualized contractual base rent, on a cash basis, as of the expiration date of the lease. The base rent for a new or renewed lease is the annualized contractual base rent, on a cash basis, as of the expected rent commencement date. Because tenants that execute leases may not ultimately take possession of their space or pay all of their contractual rent, the changes presented in the table provide information only about trends in market rental rates. The actual changes in rental income received by the Company may be different. 49
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Commercial Property Leasing Activity Average Base Rent per Square Foot
Number New/Renewed Expiring
Year ended December 31 , Square Feet of Leases Leases Leases
Shopping
Shopping Centers Mixed-Use Shopping Centers Mixed-Use Shopping Centers Mixed-Use Centers Mixed-Use
2022 1,274,191 86,713 304 17 $ 22.50 $ 28.04 $ 21.37 $ 29.66
2021 1,227,362 126,181 256 29 18.91 40.59 19.15 46.83
Additional information about commercial leasing activity during the three months
ended December 31, 2022 , is set forth below. The below information includes
leases for space which had not been previously leased during the period of the
Company's ownership, either as a result of acquisition or development.
Commercial Property Leasing Activity
First
New Generation/Development Renewed
Leases Leases Leases
Number of leases 19 1 65
Square feet 62,687 3,200 184,720
Per square foot average
annualized:
Base rent $ 25.35 $ 60.94 $ 30.09
Tenant improvements (4.32) (12.50) (0.16)
Leasing costs (0.90) (1.92) (0.01)
Rent concessions (0.31) - (0.02)
Effective rents $ 19.82 $ 46.52 $ 29.90
As of December 31, 2022 , 1,026,830 square feet of Commercial space was subject
to leases scheduled to expire in 2023. Below is information about existing and
estimated market base rents per square foot for that space.
Expiring Commercial Property Leases: Total
Square feet 1,026,830
Average base rent per square foot $ 18.53
Estimated market base rent per square foot $ 18.59 The Residential portfolio was 97.2% leased at
Residential Property Leasing Activity Average Rent per Square Foot
Year ended December 31, Number of leases New/Renewed Leases Expiring Leases
2022 1,005 $ 3.44 $ 3.22
2021 694 3.22 3.28© Edgar Online, source
