Filed Pursuant to Rule 424(b)(3)
Registration No. 333-163069
AMERICAN REALTY CAPITAL NEW YORK RECOVERY REIT, INC.
SUPPLEMENT NO. 3, DATED JULY 15, 2013,
TO THE PROSPECTUS, DATED MAY 1, 2013
This prospectus supplement, or this Supplement No. 3, is part of the prospectus of American Realty Capital New York Recovery REIT, Inc., or the Company, dated May 1, 2013, or the Prospectus, as supplemented by Supplement No. 1, dated May 15, 2013, or Supplement No. 1 and Supplement No. 2, dated May 22, 2013, or Supplement No. 2. This Supplement No. 3 replaces, supplements, modifies and supersedes certain information contained in the Prospectus, Supplement No. 1 and Supplement No. 2 and should be read in conjunction with the Prospectus. This Supplement No. 3 will be delivered with the Prospectus. Unless the context suggests otherwise, the terms “we,” “us” and “our” used herein refer to the Company, together with its consolidated subsidiaries.
The purpose of this Supplement No. 3 is to, among other things:
| • | disclose operating information, including the status of the offering, the shares currently available for sale, the status of distributions, our share repurchase program, the status of fees paid and deferred, our real estate investment summary and selected financial data; |
| • | update disclosure relating to our management compensation; |
| • | remove disclosure relating to the acquisition environment; |
| • | update disclosure relating to our affiliates; |
| • | update our prior performance information; |
| • | update our Experts section; |
| • | incorporate certain information by reference; and |
| • | update Appendix C-2 — Multi-Offering Subscription Agreement. |
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OPERATING INFORMATION
Status of the Offering
We commenced our reasonable best efforts initial public offering of up to 150.0 million shares of common stock on September 2, 2010 (excluding shares to be issued under the distribution reinvestment plan, or DRIP). On December 9, 2010, we satisfied the general escrow conditions of our public offering of common stock. On such date, we received and accepted aggregate subscriptions equal to the minimum of $2.0 million in shares of common stock, broke escrow and issued shares to our initial investors. On March 6, 2012, we raised in excess of $75.0 million in aggregate gross proceeds from all investors for shares of our common stock. Accordingly, we began accepting subscriptions from all states, including from residents of Pennsylvania.
As of May 31, 2013, we had acquired 17 commercial and residential properties which were 94.3% leased on a weighted average basis as of such date. As of May 31, 2013, we had total real estate investments, at cost, of $462.7 million. As of March 31, 2013, we had incurred, cumulatively to that date, $34.0 million in selling commissions, dealer manager fees and offering costs for the sale of our common stock.
We will offer shares of our common stock until September 2, 2013, unless the offering is extended in accordance with the Prospectus, provided that the offering will be terminated if all 150.0 million shares of our common stock are sold before such date (subject to our right to reallocate shares offered pursuant to our distribution reinvestment plan, or DRIP, for sale in our primary offering).
Shares Currently Available for Sale
On December 15, 2011, we exercised our option to convert all outstanding preferred shares from a private offering to “accredited investors” (as defined in Regulation D as promulgated under the Securities Act of 1933, as amended) into 2.0 million shares of common stock on a one-for-one basis. As of May 31, 2013, we had received aggregate gross proceeds of $458.2 million, consisting of $434.6 million from the sale of 44.0 million shares of common stock in our public offering, $6.6 million from the DRIP and $17.0 million from the converted preferred shares. As of May 31, 2013, there were 46.7 million shares of our common stock outstanding, including restricted stock, converted preferred shares and shares issued under the DRIP. As of May 31, 2013, there were 103.9 million shares of our common stock available for sale, excluding shares available under our DRIP.
Status of Distributions
On September 22, 2010, our board of directors declared a distribution rate equal to a 6.05% annualized rate based on the offering price of $10.00 per share of our common stock, commencing December 1, 2010. The distributions are payable by the 5th day following each month end to stockholders of record at the close of business each day during the prior month. The dividend is calculated based on stockholders of record each day during the applicable period at a rate of $0.00165753424 per day.
In conjunction with the offering of the preferred shares, the board of directors declared, on a monthly basis, cumulative cash distributions at the rate of 8% per annum of the $9.00 liquidation preference per share (resulting in a distribution rate of 8.23% of the purchase price of the preferred shares if the purchase price was $8.75 and a distribution rate of 8.47% of the purchase price of the preferred shares if the purchase price was $8.50). The distribution on each of our preferred shares was cumulative from the first date on which such preferred share was issued and we aggregated and paid the distributions monthly in arrears on or about the first business day of each month. On December 15, 2011, we exercised our option to convert the preferred shares into common stock on a one-for-one basis. Therefore, as of December 31, 2011, there are no more preferred shares outstanding. All distributions related to preferred shares have been paid as of December 31, 2011 and therefore no more distributions are owed to the former preferred stockholders.
The amount of distributions payable to our stockholders is determined by our board of directors and is dependent on a number of factors, including funds available for distribution, financial condition, capital expenditure requirements, as applicable, requirements of Maryland law and annual distribution requirements needed to qualify and maintain our status as a REIT under the Internal Revenue Code of 1986, as amended. Our board of directors may reduce the amount of distributions paid or suspend distribution payments at any time and therefore distribution payments are not assured.
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During the three months ended March 31, 2013, distributions paid to common stockholders totaled $3.1 million inclusive of $1.5 million of the value of common stock issued under the DRIP.
During the three months ended March 31, 2013, cash used to pay our distributions was primarily generated from issuances of common stock and common stock issued under the DRIP. We have continued to pay distributions to our stockholders each month since our initial distribution payment in April 2010.
The following table shows the sources for the payment of distributions to common stockholders for the three months ended March 31, 2013 and the years ended December 31, 2012 and 2011:
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| | Three Months Ended March 31, 2013 | | Year Ended December 31, 2012 | | Year Ended December 31, 2011 |
(In thousands) | | | | Percentage of Distributions | | | | Percentage of Distributions | | | | Percentage of Distributions |
Distributions:
| | | | | | | | | | | | | | | | | | | | | | | | |
Distribution paid in cash | | $ | 1,592 | | | | | | | $ | 3,445 | | | | | | | $ | 2,025 | | | | | |
Distributions reinvested | | | 1,502 | | | | | | | | 3,528 | | | | | | | | 419 | | | | | |
Total distributions | | $ | 3,094 | | | | | | | $ | 6,703 | | | | | | | $ | 2,444 | | | | | |
Source of distribution coverage:
| | | | | | | | | | | | | | | | | | | | | | | | |
Cash flows provided by operations(1) | | $ | — | | | | — | % | | $ | 3,029 | | | | 45.2 | % | | $ | 263 | | | | 10.8 | % |
Common stock issued under the DRIP/offering proceeds | | | 1,502 | | | | 48.5 | % | | | 2,563 | | | | 38.2 | % | | | 419 | | | | 17.1 | % |
Proceeds from issuance of common stock | | | 1,592 | | | | 51.5 | % | | | — | | | | — | % | | | 431 | | | | 17.6 | % |
Proceeds from financings | | | — | | | | — | % | | | 1,111 | | | | 16.6 | % | | | 1,331 | | | | 54.5 | % |
Total sources of distributions | | $ | 3,094 | | | | 100.0 | % | | $ | 6,703 | | | | 100.0 | % | | $ | 2,444 | | | | 100.0 | % |
Cash flows provided by (used in) operations (GAAP(2) basis) | | $ | (1,917 | ) | | | | | | $ | 3,029 | | | | | | | $ | 263 | | | | | |
Net loss attributable to stockholders (in accordance with GAAP(2))(1) | | $ | (2,794 | ) | | | | | | $ | (6,339 | ) | | | | | | $ | (3,419 | ) | | | | |
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| (1) | Cash flows provided by operations for the three months ended March 31, 2013 and the years ended December 31, 2012 and 2011 included $2.8 million, $6.1 million and $1.6 million of acquisition and transaction related expenses, respectively. |
| (2) | Accounting principles generally accepted in the United States of America, or GAAP. |
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The following table compares cumulative distributions paid to cumulative net loss (in accordance with GAAP) for the period from October 6, 2009 (date of inception) through March 31, 2013.
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(In thousands) | | For the Period from October 6, 2009 (date of inception) to March 31, 2013 |
Distributions paid:
| | | | |
Preferred stockholders | | $ | 2,158 | |
Common stockholders in cash | | | 5,588 | |
Common stockholders pursuant to DRIP/offering proceeds | | | 5,179 | |
Total distributions paid | | $ | 12,925 | |
Reconciliation of net loss:
| | | | |
Revenues | | $ | 33,661 | |
Acquisition and transaction-related expenses | | | (11,876 | ) |
Depreciation and amortization | | | (17,466 | ) |
Other operating expenses | | | (6,496 | ) |
Other non-operating expenses | | | (12,134 | ) |
Net income attributable to non-controlling interests | | | (4 | ) |
Net loss (in accordance with GAAP)(1) | | $ | (14,315 | ) |
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| (1) | Net loss as defined by GAAP includes the non-cash impact of depreciation and amortization expense as well as costs incurred relating to acquisitions and related transactions. |
Share Repurchase Program
Our share repurchase program generally requires you to hold your shares for at least one year prior to submitting them for repurchase by us. Our share repurchase program also contains numerous restrictions on your ability to sell your shares to us. During any calendar year, we may repurchase no more than 5.0% of the weighted-average number of shares outstanding during the prior calendar year. Further, the cash available for redemption on any particular date will generally be limited to the proceeds from the DRIP and we generally will limit the amount we spend to repurchase shares in a given quarter to the amount of proceeds we received from the DRIP in that same quarter; however, subject to the limitations described above, we may use other sources of cash at the discretion of our board of directors. We may amend, suspend or terminate the program at any time upon 30 days’ notice.
The following table reflects the cumulative number of shares repurchased as of December 31, 2012, March 31, 2013 and for the three months ended March 31, 2013:
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| | Number of Requests | | Number of Shares Repurchased | | Average Price per Share |
Cumulative repurchase requests as of December 31, 2012 | | | 11 | | | | 84,199 | | | $ | 9.56 | |
Three months ended March 31, 2013 | | | 7 | | | | 62,791 | | | | 9.35 | |
Cumulative repurchase requests as of March 31, 2013(1) | | | 18 | | | | 146,990 | | | $ | 9.47 | |
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| (1) | Includes six unfulfilled repurchase requests consisting of 58,488 shares at an average price per share of $9.30, which were approved for repurchase as of March 31, 2013 and completed in April 2013. |
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Status of Fees Paid and Deferred
The following table reflects the fees and expense reimbursements incurred and unpaid to our dealer manager, advisor and property manager as of and for the periods presented (in thousands):
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| | Incurred Three Months Ended March 31, 2013 | | Forgiven Three Months Ended March 31, 2013 | | Unpaid As of March 31, 2013 | | Incurred Year Ended December 31, 2012 | | Forgiven Year Ended December 31, 2012 | | Unpaid As of December 31, 2012 |
Selling commissions and dealer manager fees | | $ | 7,160 | | | $ | — | | | $ | 295 | | | $ | 12,576 | | | $ | — | | | $ | 93 | |
Offering costs(1) | | | 696 | | | | — | | | | 151 | | | | (1,240 | ) | | | — | | | | 83 | |
Acquisition fees | | | 1,687 | | | | — | | | | — | | | | 3,607 | | | | — | | | | 2,018 | |
Financing coordination fees | | | 450 | | | | — | | | | — | | | | 1,166 | | | | — | | | | 539 | |
Asset management fees(2) | | | — | | | | — | | | | — | | | | — | | | | 540 | | | | — | |
Distributions related to Class B Units | | | 28 | | | | — | | | | 28 | | | | — | | | | — | | | | — | |
Property management and leasing fees | | | — | | | | 186 | | | | — | | | | — | | | | 494 | | | | — | |
Strategic advisory fees | | | 151 | | | | | | | | 151 | | | | | | | | | | | | | |
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| (1) | Commencing in the first quarter of 2012, the advisor elected to cap cumulative offering costs incurred by us, net of unpaid amounts, to 15% of common stock proceeds during the offering period. To comply with this policy, the advisor reimbursed us for $4.7 million in cash of offering related costs during the year ended December 31, 2012. |
| (2) | Asset management fees through June 30, 2012 were waived. Effective July 1, 2012, the Company began issuing to the advisor restricted performance based Class B units for asset management services, which will be forfeited immediately if certain conditions occur. |
Real Estate Investment Summary
Real Estate Portfolio
We acquire and operate commercial properties. All such properties may be acquired and operated by us alone or jointly with another party. As of May 31, 2013, our portfolio of real estate properties was 94.3% leased on a weighted average basis. Our portfolio is comprised of the following properties as of May 31, 2013:
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Portfolio Property | | Acquisition Date | | Number of Properties | | Rentable Square Feet | | Occupancy | | Remaining Lease Term(1) | | Annualized Net Operating Income(2) (in thousands) | | Base Purchase Price(3) (in thousands) | | Capitalization Rate(4) | | Annualized Rental Income(5) per Rented Square Foot |
Interior Design Building | | | Jun. 2010 | | | | 1 | | | | 81,082 | | | | 100.0 | % | | | 3.0 | | | $ | 2,320 | | | $ | 32,250 | | | | 7.2 | % | | $ | 40.13 | |
367 – 387 Bleecker Street(6) | | | Dec. 2010 | | | | 3 | | | | 9,724 | | | | 100.0 | % | | | 6.8 | | | | 2,462 | | | | 34,000 | | | | 7.2 | % | | | 262.65 | |
Foot Locker | | | Apr. 2011 | | | | 1 | | | | 6,118 | | | | 100.0 | % | | | 12.7 | | | | 453 | | | | 6,166 | | | | 7.3 | % | | | 74.37 | |
Regal Parking Garage | | | Jun. 2011 | | | | 1 | | | | 12,856 | | | | 100.0 | % | | | 21.2 | | | | 405 | | | | 5,400 | | | | 7.5 | % | | | 31.50 | |
Duane Reade | | | Oct. 2011 | | | | 1 | | | | 9,767 | | | | 100.0 | % | | | 15.4 | | | | 960 | | | | 14,000 | | | | 6.9 | % | | | 98.29 | |
416 Washington Street | | | Nov. 2011 | | | | 1 | | | | 22,306 | | | | 100.0 | % | | | 12.0 | | | | 928 | | | | 9,860 | | | | 9.4 | % | | | 47.34 | |
One Jackson Square | | | Nov. 2011 | | | | 1 | | | | 7,080 | | | | 100.0 | % | | | 14.1 | | | | 1,645 | | | | 22,500 | | | | 7.3 | % | | | 236.16 | |
350 West 42nd Street | | | Mar. 2012 | | | | 1 | | | | 42,774 | | | | 100.0 | % | | | 13.3 | | | | 1,554 | | | | 20,700 | | | | 7.5 | % | | | 41.73 | |
1100 Kings Highway | | | May 2012 | | | | 1 | | | | 61,318 | | | | 100.0 | % | | | 8.4 | | | | 2,344 | | | | 36,727 | | | | 6.4 | % | | | 41.52 | |
163 Washington Avenue Apartments(7) | | | Sep. 2012 | | | | 1 | | | | 41,613 | | | | 97.6 | % | | | 1.0 | | | | 1,750 | | | | 31,500 | | | | 5.6 | % | | | 49.45 | |
1623 Kings Highway | | | Oct. 2012 | | | | 1 | | | | 19,960 | | | | 100.0 | % | | | 9.7 | | | | 1,032 | | | | 13,250 | | | | 7.8 | % | | | 52.96 | |
256 West 38th Street | | | Dec. 2012 | | | | 1 | | | | 118,815 | | | | 86.9 | % | | | 4.7 | | | | 3,295 | | | | 48,600 | | | | 6.8 | % | | | 32.72 | |
229 West 36th Street | | | Dec. 2012 | | | | 1 | | | | 148,894 | | | | 100.0 | % | | | 12.0 | | | | 5,991 | | | | 64,850 | | | | 9.2 | % | | | 49.89 | |
350 Bleecker Street | | | Dec. 2012 | | | | 1 | | | | 14,511 | | | | 100.0 | % | | | 12.5 | | | | 1,008 | | | | 10,900 | | | | 9.2 | % | | | 66.89 | |
218 West 18th Street | | | Mar. 2013 | | | | 1 | | | | 165,670 | | | | 83.7 | % | | | 10.4 | | | | 7,840 | | | | 112,000 | | | | 7.0 | % | | | 58.15 | |
| | | | | | | 17 | | | | 762,488 | | | | 94.3 | % | | | 9.3 | | | $ | 33,987 | | | $ | 462,703 | | | | 7.3 | % | | $ | 52.56 | |
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| (1) | Remaining lease term in years as of May 31, 2013, calculated on a weighted-average basis, where applicable. |
| (2) | Annualized net operating income for the three months ended March 31, 2013. Net operating income is rental income on a straight-line basis, which include tenant concessions such as free rent, as applicable, plus operating expense reimbursement revenue less property operating expenses. |
| (3) | Contract purchase price, excluding acquisition related costs. |
| (4) | Annualized net operating income divided by base purchase price. |
| (5) | Annualized rental income as of May 31, 2013 for the property or properties, as applicable, on a straight-line basis, which includes tenant concessions such as free rent, as applicable. |
| (6) | Non-controlling interest holders contributed $13.0 million to purchase this portfolio. The Company redeemed $12.0 million of an affiliate's non-controlling interest during the year ended December 31, 2012. |
| (7) | A non-controlling interest holder retained an equity interest in the property with a value of $0.4 million, which is excluded from the cash purchase price of $31.5 million reported above. |
We believe that our real estate properties are suitable for their intended purpose and adequately covered by insurance.
Future Lease Expirations
The following is a summary of lease expirations for the next ten years at the properties we own as of May 31, 2013:
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Year of Expiration | | Number of Leases Expiring | | Annualized Rental Income(1) (in thousands) | | Annualized Rental Income as a Percentage of the Total Portfolio | | Leased Rentable Sq. Ft. | | Percent of Portfolio Rentable Sq. Ft. Expiring |
| | | | | | | | | | |
June 1, 2013 – December 31, 2013 | | | 34 | | | $ | 2,258 | | | | 6.0 | % | | | 59,964 | | | | 8.3 | % |
2014 | | | 28 | | | | 2,043 | | | | 5.4 | % | | | 47,444 | | | | 6.6 | % |
2015 | | | 4 | | | | 213 | | | | 0.6 | % | | | 4,669 | | | | 0.6 | % |
2016 | | | 10 | | | | 2,001 | | | | 5.3 | % | | | 43,103 | | | | 6.0 | % |
2017 | | | 12 | | | | 3,220 | | | | 8.5 | % | | | 55,450 | | | | 7.7 | % |
2018 | | | 4 | | | | 1,067 | | | | 2.8 | % | | | 32,407 | | | | 4.5 | % |
2019 | | | 2 | | | | 631 | | | | 1.7 | % | | | 22,733 | | | | 3.2 | % |
2020 | | | 7 | | | | 4,822 | | | | 12.8 | % | | | 81,235 | | | | 11.3 | % |
2021 | | | 1 | | | | 259 | | | | 0.7 | % | | | 2,232 | | | | 0.3 | % |
2022 | | | 7 | | | | 2,906 | | | | 7.7 | % | | | 52,075 | | | | 7.2 | % |
Total | | | 109 | | | $ | 19,420 | | | | 51.5 | % | | | 401,312 | | | | 55.7 | % |
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| (1) | Annualized rental income as of May 31, 2013 on a straight-line basis, which includes tenant concessions such as free rent, as applicable. |
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Tenant Concentration
As of May 31, 2013, there were no tenants that represented greater than 10% of total portfolio rentable square footage.
Selected Financial Data
The following selected financial data is as of March 31, 2013 and December 31, 2012 and the three months ended March 31, 2013 and 2012:
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Balance sheet data (in thousands) | | March 31, 2013 | | December 31, 2012 |
Total real estate investments, at cost | | $ | 479,222 | | | $ | 360,857 | |
Total assets | | | 489,231 | | | | 367,850 | |
Mortgage notes payable | | | 233,057 | | | | 185,569 | |
Revolving credit facility | | | 19,995 | | | | 19,995 | |
Total liabilities | | | 278,392 | | | | 225,419 | |
Total equity | | | 210,839 | | | | 142,431 | |
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| | Three Months Ended March 31, |
Operating data (in thousands, except share and per share data) | | 2013 | | 2012 |
Total revenues | | $ | 8,327 | | | $ | 2,725 | |
Operating expenses:
| | | | | | | | |
Property operating | | | 1,737 | | | | 317 | |
Acquisition and transaction related | | | 2,800 | | | | 515 | |
General and administrative | | | 160 | | | | 11 | |
Depreciation and amortization | | | 4,286 | | | | 1,425 | |
Total operating expenses | | | 8,983 | | | | 2,268 | |
Operating income (loss) | | | (656 | ) | | | 457 | |
Other expenses:
| | | | | | | | |
Interest expense | | | (2,146 | ) | | | (1,051 | ) |
Loss on derivative instrument | | | — | | | | (1 | ) |
Total other expenses | | | (2,146 | ) | | | (1,052 | ) |
Net loss | | | (2,802 | ) | | | (595 | ) |
Net loss (income) attributable to non-controlling interests | | | 8 | | | | (24 | ) |
Net loss attributable to stockholders | | $ | (2,794 | ) | | $ | (619 | ) |
Other data:
| | | | | | | | |
Cash flows provided by (used in) operations | | $ | (1,917 | ) | | $ | 992 | |
Cash flows used in investing activities | | | (51,344 | ) | | | (20,513 | ) |
Cash flows provided by financing activities | | | 52,895 | | | | 15,722 | |
Per share data:
| | | | | | | | |
Basic and diluted net loss per share attributable to stockholders | | $ | (0.12 | ) | | $ | (0.08 | ) |
Distributions declared per common share | | $ | 0.605 | | | $ | 0.605 | |
Basic and diluted weighted average common shares outstanding | | | 23,217,358 | | | | 7,490,591 | |
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PROSPECTUS UPDATES
Prospectus Summary
The disclosure under the sections “Acquisition Fees” and “Acquisition Expenses” on page 18 of the Prospectus is hereby replaced in its entirety with the following disclosure.
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“Acquisition Fees | | We will pay to our advisor or its affiliates 1.0% of the contract purchase price of each property acquired (including our pro rata share of any indebtedness assumed or incurred in respect of that investment and exclusive of acquisition fees and financing coordination fees) and 1.0% of the amount advanced for a loan or other investment (including our pro rata share of any indebtedness assumed or incurred in respect of that investment and exclusive of acquisition fees and financing coordination fees). This acquisition fee is reflective of services performed by our advisor in connection with selecting assets for acquisition and shall cover such services until such time as our advisor has submitted a letter of intent to the seller to purchase such asset and presented a detailed investment memorandum to our board of directors for approval. For purposes of this prospectus, “contract purchase price” or the “amount advanced for a loan or other investment” means the amount actually paid or allocated in respect of the purchase, development, construction or improvement of a property or the amount actually paid or allocated in respect of the purchase of loans or other real-estate related assets, in each case inclusive of any indebtedness assumed or incurred in respect of such investment, but exclusive of acquisition fees and acquisition expenses. This acquisition fee does not include any acquisition expenses payable to our advisor, as described in “Acquisition Expenses” below. | | $13,275,000 (or $26,550,000 assuming we incur our expected leverage of 50% set forth in our investment guidelines or $53.1 million assuming the maximum leverage of approximately 75% permitted by our charter) |
Acquisition Expenses | | We will pay our advisor for expenses actually incurred for services provided by third parties related to selecting, acquiring or developing assets on our behalf, regardless of whether we actually acquire the related assets. Additionally, we may pay such acquisition expenses directly to third parties. We expect such third party acquisition expenses to be approximately 0.5% of the purchase price of each property (including our pro rata share of debt attributable to such property) and 0.5% of the amount advanced for a loan or other investment (including our pro rata share of debt attributable to such investment). Additionally, we expect aggregate acquisition expenses to be approximately 0.5% of the purchase price of our portfolio to be measured at the close of the acquisition phase (including our pro rata share of debt attributable the properties in our portfolio) or 0.5% of the amount advanced for all loans or other investments (including our pro rata share of debt attributable to the loans or other investments in our portfolio). | | $6,637,500 (or $13,275,000 assuming we incur our expected leverage of 50% set forth in our investment guidelines or $26,550,000 assuming the maximum leverage of approximately 75% permitted by our charter)” |
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| | Such acquisition expenses may include, but are not limited to, legal fees and expenses, travel and communications expenses, costs of appraisals, nonrefundable option payments on property not acquired, accounting fees and expenses, and title insurance premiums. Throughout our acquisition phase, our advisor or its affiliates may provide services directly to us for which it would receive acquisition expenses, or insourced acquisition expenses. However, we will not pay or reimburse any insourced acquisition expenses to our advisor or its affiliates during the life our acquisition phase. | | |
| | In no event will the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable with respect to our portfolio of assets exceed 4.5% of the contract purchase price of our portfolio to be measured at the close of the acquisition phase (including our pro rata share of debt attributable to the portfolio). | | |
| | Additionally, in no event will the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable with respect to each asset be unreasonable or exceed 4.5% of the contract purchase price of such asset (including our pro rata share of debt attributable to such asset);provided,however, that a majority of our directors (including a majority of our independent directors) not otherwise interested in a transaction may approve fees and expenses in excess of this limit if they determine the transaction to be commercially competitive, fair and reasonable to us. | | |
Estimated Use of Proceeds
Footnotes 5 and 6 to the table in the section “Estimated Use of Proceeds” on page 72 of the Prospectus are hereby replaced in their entirety with the following disclosure.
| “(5) | Acquisition fees are defined generally as fees and commissions paid by any party to any person in connection with making or investing in mortgages or the purchase, development or construction of a property. We will pay to our advisor or its affiliates acquisition fees of 1.0% of the contract purchase price of each property acquired (including our pro rata share of debt attributable to such property) and 1.0% of the amount advanced for a loan or other investment (including our pro rata share of debt attributable to such investment). These acquisition fees are reflective of services performed by our advisor in connection with selecting assets for acquisition and shall cover such services until such time as our advisor has submitted a letter of intent to purchase an asset and presented a detailed investment memorandum to our board of directors for approval. This acquisition fee does not include any acquisition expenses payable to our advisor. Assuming that we incur leverage up to 50% of the aggregate fair market value of our assets, as set forth in our investment guidelines, the maximum acquisition fees would be $26,550,000. Assuming we incur leverage up to 300% of our total “net assets” (as defined by the NASAA REIT Guidelines) as of the date of any borrowing, which is generally expected to be approximately 75% of the cost of our investments, the maximum acquisition fees would be $53.1 million. |
| (6) | Acquisition expenses may include, but are not limited to, legal fees and expenses, travel and communications expenses, costs of appraisals, nonrefundable option payments on property not acquired, accounting fees and expenses, and title insurance premiums. We may reimburse our advisor for third party expense or pay third parties directly. Throughout our acquisition phase, our advisor or its affiliates may provide services directly to us for which it would receive insourced acquisition expenses. However, we will not pay or reimburse any insourced acquisition expenses to our advisor or its affiliates during the life our acquisition phase. We expect that such third party acquisition expenses will be approximately |
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| | 0.5% of the purchase price of each property (including our pro rata share of debt attributable to such property) and 0.5% of the amount advanced for a loan or other investment (including our pro rata share of debt attributable to such investment). Total acquisition fees and expenses (including any financing coordination fee) for our portfolio will not exceed 4.5% of the contract purchase price of our portfolio (including our pro rata share of debt attributable to our portfolio). Additionally, in no event will the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable with respect to each asset be unreasonable or exceed 4.5% of the contract purchase price of such asset (including our pro rata share of debt attributable to such asset);provided, however, that a majority of our directors (including a majority of our independent directors) not otherwise interested in a transaction may approve fees and expenses in excess of this limit if they determine the transaction to be commercially competitive, fair and reasonable to us. Assuming that we incur leverage up to 50% of the aggregate fair market value of our assets, as set forth in our investment guidelines, the maximum acquisition expenses would be $13,275,000. Assuming we incur leverage up to 300% of our total “net assets” (as defined by the NASAA REIT Guidelines) as of the date of any borrowing, which is generally expected to be approximately 75% of the cost of our investments, the maximum acquisition expenses would be $26,550,000. For a further description of acquisition expenses, see “Management Compensation — Acquisition Expenses” below.” |
Market Overview
The section “Acquisition Environment” on pages 73 – 74 of the Prospectus is hereby deleted in its entirety.
Management
The first and second full paragraphs on page 96 of the Prospectus are hereby replaced in their entirety with the following disclosure.
“We also pay our advisor or its affiliates acquisition fees equal to 1.0% of the contract purchase price of each asset that we acquire, along with payment of acquisition expenses. This acquisition fee is reflective of services performed by our advisor in connection with selecting assets for acquisition and shall cover such services until such time as our advisor has submitted a letter of intent to the seller to purchase such asset and presented a detailed investment memorandum to our board of directors for approval. In the sole discretion of our advisor, our advisor may elect to have these fees paid in cash, in shares, of a combination of both. In addition, if during the period ending two years after the close of this offering, we sell an asset and then reinvest in other assets, we will pay our advisor or its affiliates 1.0% of the contract purchase price of such assets,;provided,however, that in no event shall the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable in respect of our reinvestments, individually or in the aggregate, exceed 4.5% of the contract purchase price of such assets individually or in the aggregate;provided, further,however, that our advisor has agreed that (i) it will not be entitled to acquisition fees or payment of acquisition expenses if there are insufficient offering proceeds or capital proceeds to pay such fees or expenses and (ii) such fees or expenses not paid to our advisor will not be accrued and paid in subsequent periods to the extent that there are not sufficient offering or capital proceeds to pay them.
We will pay our advisor for expenses actually incurred for services provided by third parties related to selecting, acquiring or developing assets on our behalf, regardless of whether we actually acquire the related assets. Additionally, we may pay such acquisition expenses directly to third parties. We expect such third party acquisition expenses to be approximately 0.5% of the purchase price of each property (including our pro rata share of debt attributable to such property) and 0.5% of the amount advanced for a loan or other investment (including our pro rata share of debt attributable to such investment). Additionally, we expect aggregate acquisition expenses to be approximately 0.5% of the purchase price of our portfolio to be measured at the close of the acquisition phase (including our pro rata share of debt attributable to such portfolio). Such acquisition expenses may include, but are not limited to, legal fees and expenses, travel and communications expenses, costs of appraisals, nonrefundable option payments on property not acquired, accounting fees and expenses, and title insurance premiums. Throughout our acquisition phase, our advisor or its affiliates may provide services directly to us for which it would receive insourced acquisition expenses. However, we will not pay or reimburse any insourced acquisition expenses to our advisor or its affiliates during the life our acquisition phase. In no event will the total of all acquisition fees and acquisition expenses (including any
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financing coordination fee) payable with respect to our portfolio of assets exceed 4.5% of the contract purchase price of our portfolio to be measured at the close of the acquisition phase (including our pro rata share of debt attributable to the portfolio) . Additionally, in no event will the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable with respect to each asset be unreasonable or exceed 4.5% of the contract purchase price of such asset (including our pro rata share of debt attributable to such asset);provided,however, that a majority of our directors (including a majority of our independent directors) not otherwise interested in a transaction may approve fees and expenses in excess of this limit if they determine the transaction to be commercially competitive, fair and reasonable to us.”
The last paragraph on page 101 of the Prospectus is hereby replaced in its entirety with the following disclosure.
“We also will pay to our advisor or its affiliates acquisition fees equal to 1.0% of the contract purchase price of each asset that we acquire. This acquisition fee is reflective of services performed by our advisor in connection with selecting assets for acquisition and shall cover such services until such time as our advisor has submitted a letter of intent to the seller to purchase such asset and presented a detailed investment memorandum to our board of directors for approval. In the sole discretion of our advisor, our advisor may elect to have these fees paid in cash, in shares, or a combination of both. In addition, if during the period ending two years after the close of the offering, we sell an asset and then reinvest in other assets, we will pay to our advisor or its affiliates 1.0% of the contract purchase price of such assets;provided,however, that in no event shall the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable in respect of any of our reinvestments individually or all of our reinvestments in the aggregate exceed 4.5% of the contract purchase price of such assets.
We will pay our advisor for expenses actually incurred for services provided by third parties related to selecting, acquiring or developing assets on our behalf, regardless of whether we actually acquire the related assets. Additionally, we may pay such acquisition expenses directly to third parties. We expect such third party acquisition expenses to be approximately 0.5% of the purchase price of each property (including our pro rata share of debt attributable to such property) and 0.5% of the amount advanced for a loan or other investment (including our pro rata share of debt attributable to such investment). Additionally, we expect aggregate acquisition expenses to be approximately 0.5% of the purchase price of our portfolio to be measured at the close of the acquisition phase (including our pro rata share of debt attributable to such portfolio). Such acquisition expenses may include, but are not limited to, legal fees and expenses, travel and communications expenses, costs of appraisals, nonrefundable option payments on property not acquired, accounting fees and expenses, and title insurance premiums. Throughout our acquisition phase, our advisor or its affiliates may provide services directly to us for which it would receive insourced acquisition expenses. However, we will not pay or reimburse any insourced acquisition expenses to our advisor or its affiliates during the life our acquisition phase. In no event will the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable with respect to our portfolio of assets exceed 4.5% of the contract purchase price of our portfolio to be measured at the close of the acquisition phase (including our pro rata share of debt attributable to the portfolio). Additionally, in no event will the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable with respect to each asset be unreasonable or exceed 4.5% of the contract purchase price of such asset (including our pro rata share of debt attributable to such asset);provided,however, that a majority of our directors (including a majority of our independent directors) not otherwise interested in a transaction may approve fees and expenses in excess of this limit if they determine the transaction to be commercially competitive, fair and reasonable to us. See the section entitled “ — The Advisor” in this prospectus.”
Management Compensation
The disclosure under the sections “Acquisition Fees” and “Acquisition Expenses” on page 105 of the Prospectus is hereby replaced in its entirety with the following disclosure.
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“Acquisition Fees | | We will pay to our advisor or its affiliates 1.0% of the contract purchase price of each property acquired (including our pro rata share of any indebtedness assumed or incurred in respect of that investment and exclusive of acquisition fees and financing coordination fees) and 1.0% of the amount advanced for a loan or other investment (including our pro rata share of any indebtedness assumed or incurred in respect of that investment and exclusive of acquisition fees and financing coordination fees). This acquisition fee is reflective of services performed by our advisor in connection with selecting assets for acquisition and shall cover such services until such time as our advisor has submitted a letter of intent to the seller to purchase such asset and presented a detailed investment memorandum to our board of directors for approval. For purposes of this prospectus, “contract purchase price” or the “amount advanced for a loan or other investment” means the amount actually paid or allocated in respect of the purchase, development, construction or improvement of a property or the amount actually paid or allocated in respect of the purchase of loans or other real-estate related assets, in each case inclusive of any indebtedness assumed or incurred in respect of such investment, but exclusive of acquisition fees and acquisition expenses. This acquisition fee does not include any acquisition expenses payable to our advisor, as described in “Acquisition Expenses” below.(3)(4) | | $13,275,000 (or $26,550,000 assuming we incur our expected leverage of 50% set forth in our investment guidelines or $53.1 million assuming the maximum leverage of approximately 75% permitted by our charter) |
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Acquisition Expenses | | We will pay our advisor for expenses actually incurred for services provided by third parties related to selecting, acquiring or developing assets on our behalf, regardless of whether we actually acquire the related assets. Additionally, we may pay such acquisition expenses directly to third parties. We expect such third party acquisition expenses to be approximately 0.5% of the purchase price of each property (including our pro rata share of debt attributable to such property) and 0.5% of the amount advanced for a loan or other investment (including our pro rata share of debt attributable to such investment). Additionally, we expect aggregate acquisition expenses to be approximately 0.5% of the purchase price of our portfolio to be measured at the close of the acquisition phase (including our pro rata share of debt attributable to the properties in our portfolio) or 0.5% of the amount advanced for all loans or other investments (including our pro rata share of debt attributable to the loans or other investments in our portfolio). | | $6,637,500 (or $13,275,000 assuming we incur our expected leverage of 50% set forth in our investment guidelines or
$26,550,000 assuming the maximum leverage of approximately 75% permitted by our charter)” |
| | Such acquisition expenses may include, but are not limited to, legal fees and expenses, travel and communications expenses, costs of appraisals, nonrefundable option payments on property not acquired, accounting fees and expenses, and title insurance premiums. Throughout our acquisition phase, our advisor or its affiliates may provide services directly to us for which it would receive acquisition expenses, or insourced acquisition expenses. However, we will not pay or reimburse any insourced acquisition expenses to our advisor or its affiliates during the life our acquisition phase. | | |
| | In no event will the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable with respect to our portfolio of assets exceed 4.5% of the contract purchase price of our portfolio to be measured at the close of the acquisition phase (including our pro rata share of debt attributable to the portfolio). | | |
| | Additionally, in no event will the total of all acquisition fees and acquisition expenses (including any financing coordination fee) payable with respect to each asset be unreasonable or exceed 4.5% of the contract purchase price of such asset (including our pro rata share of debt attributable to such asset);provided,however, that a majority of our directors (including a majority of our independent directors) not otherwise interested in a transaction may approve fees and expenses in excess of this limit if they determine the transaction to be commercially competitive, fair and reasonable to us. | �� | |
Footnote 4 to the table in the section “Management Compensation” on page 111 of the Prospectus is hereby replaced in its entirety with the following disclosure.
| “(4) | These acquisition fees will be payable with respect to reinvestments only if, during the period ending two years after the close of this offering, we sell an asset and then reinvest in other assets; in this event, we will pay our advisor or its affiliates 1.0% of the contract purchase price of each property acquired and |
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| | 1.0% of the amount advanced for a loan or other investment;provided, however, that in no event shall the aggregate acquisition fees and expenses (including any financing coordination fee) paid in respect of our reinvestments, individually or in the aggregate, exceed 4.5% of the contract purchase price or amount advanced, as applicable, of our reinvestments, individually or in the aggregate (including our pro rata share of debt attributable to our reinvestments).” |
Conflicts of Interest
The last paragraph on page 117 of the Prospectus which continues onto page 118 of the Prospectus and the first full paragraph on page 118 of the Prospectus are hereby replaced in their entirety with the following disclosure.
“AR Capital, LLC, the parent of our sponsor, recently entered into a series of reorganization transactions, or the reorganization, in which certain lines of business were reorganized under two parent companies, RCAP Holdings, LLC, which was formerly AR Capital, LLC, and a new AR Capital, LLC. Following the reorganization, RCAP Holdings, LLC became the parent of our dealer manager, our transfer agent and RCS Advisory Services, LLC. The new AR Capital, LLC was formed to continue to sponsor the remaining programs previously sponsored by RCAP Holdings, LLC (formerly, AR Capital, LLC), including us. The new AR Capital, LLC has assumed the role of RCAP Holdings, LLC as the parent of our sponsor and the direct or indirect sponsor of the remaining investment programs previously sponsored by RCAP Holdings, LLC. Our dealer manager and transfer agent are subsidiaries of RCAP Holdings, LLC, which is under common ownership with the new AR Capital, LLC. Each of the new AR Capital, LLC and RCAP Holdings, LLC is controlled directly or indirectly by Nicholas S. Schorsch and William M. Kahane.
Concurrently with the reorganization, each of our dealer manager, our transfer agent and RCS Advisory Services, LLC became a subsidiary of RCS Capital Corporation, a publicly traded holding company listed on the New York Stock Exchange under the symbol “RCAP.” RCAP Holdings, LLC maintains a majority economic interest in each of our dealer manager, our transfer agent and RCS Advisory Services, LLC. RCS Capital Corporation maintains voting control of each of these three entities. RCS Capital Corporation is a controlled company because the substantial majority of the voting power is held by RCAP Holdings, LLC. Because it is a controlled company, RCS Capital Corporation is not required to maintain a board with a majority of its board of directors being independent. Thus, the members of RCAP Holdings, LLC maintain control over the management of each of our dealer manager, our transfer agent and RCS Advisory Services, LLC.
Additionally, in connection with the reorganization, the new AR Capital, LLC entered into a services agreement with RCS Advisory Services, LLC. Pursuant to the services agreement, RCS Advisory Services, LLC will provide us and other programs sponsored directly or indirectly by the new AR Capital, LLC with transaction management (including, without limitation, regulatory advice with respect to the SEC and FINRA, due diligence, event coordination and marketing services) and other services. The services agreement is a related party transaction which was not negotiated at arms-length. The agreement provides for an initial ten-year term, with automatic renewals for successive five-year periods, in each case, unless either party provides written notice of non-renewal to the other party at least 90 days prior the expiration of the term. In addition, the agreement will terminate upon the earlier to occur of: (i) AR Capital, LLC’s delivery to RCS Advisory Services, LLC of a notice of non-compliance with its obligations under the agreement and the failure of the parties to resolve the matters referred to in the non-compliance notice; and (ii) the impact of a force majeure-related delay upon either party, if the force majeure results in performance being delayed by greater than 60 days.
RCAP Holdings, LLC recently entered into an agreement and plan of merger with First Allied Holdings Inc., or First Allied, and other parties to acquire First Allied and its retail broker dealer business. First Allied’s broker dealer is a soliciting dealer for this offering and acts as a soliciting dealer for other offerings sponsored directly or indirectly by AR Capital, LLC. There is no guarantee that the acquisition of First Allied will be consummated; however, should it be consummated, our dealer manager and First Allied, a soliciting dealer for this offering, will be owned by RCAP Holdings, LLC. However, First Allied will maintain the management of all of its business and strategic decisions and RCAP Holdings, LLC will not require First Allied to sell the securities of any offering sponsored by AR Capital, LLC. The individual broker dealers and financial advisors
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employed by First Allied will determine the suitability of each investment for each client independently based upon the facts and circumstances of each proposed sale.”
The following disclosure is hereby inserted as the second paragraph under the section “Affiliated Dealer Manager” on page 121 of the Prospectus.
“In April 2013, our dealer manager received notice and a proposed Letter of Acceptance, Waiver and Consent, or AWC, from FINRA, the self-regulatory organization that oversees broker dealers, that certain violations of SEC and FINRA rules, including Rule 10b-9 under the Exchange Act and FINRA Rule 2010, occurred in connection with its activities as a co-dealer manager for a public offering. Without admitting or denying the findings, Realty Capital Securities submitted an AWC, which FINRA accepted on June 4, 2013. In connection with the AWC, our dealer manager consented to the imposition of a censure and a fine of $60,000. Our dealer manager believes that the matter will not have a material adverse effect on it or its business.”
Investment Strategy, Objectives and Policies
The sixth full bullet on page 132 of the Prospectus under the section “Investment Limitations” is hereby replaced with the following disclosure.
| “• | make investments that would cause the related acquisition fees and acquisition expenses to exceed 4.5% of the purchase price of our portfolio or, in the case of all of our mortgage loans, 4.5% of the funds advanced;” |
The third paragraph under the section “Disposition Policies” on page 134 of the Prospectus is hereby replaced with the following disclosure.
“In addition, if during the period ending two years after the close of this offering, we sell assets and then reinvest in other assets, we will pay our advisor or its affiliates 1.0% of the contract purchase price of each property acquired (including our pro rata share of debt attributable to such property) and 1.0% of the amount advanced for a loan or other investment (including our pro rata share of debt attributable to such investment);provided,however, that in no event shall the total of all acquisition fees and acquisition expenses (including any financing coordination fees) payable in respect of our reinvestments, individually or in the aggregate, exceed 4.5% of the contract purchase price or amount advanced, as applicable, of our reinvestments, individually or in the aggregate (including our pro rata share of debt attributable to our reinvestments).”
Prior Performance Summary
The section “Prior Performance Summary” on pages 184-194 of the Prospectus is hereby replaced in its entirety with the following disclosure.
“PRIOR PERFORMANCE SUMMARY
Prior Investment Programs
The information presented in this section represents the historical experience of the real estate programs managed or sponsored over the last ten years by Messrs. Schorsch and Kahane, the principals of our sponsor. While our targeted investment focus will primarily be on freestanding, commercial real estate properties, these prior real estate programs have a targeted investment focus primarily on commercial real estate, specifically net lease properties. In connection with ARCT`s internalization and listing on The NASDAQ Global Select Market in March 2012, Mr. Kahane has resigned from the various officer positions he held with the sponsor and its affiliates. Investors should not assume that they will experience returns, if any, comparable to those experienced by investors in such prior real estate programs. The prior performance of real estate investment programs sponsored by affiliates of Messrs. Schorsch and Kahane and our advisor may not be indicative of our future results. For an additional description of this risk, see “Risk Factors — Risks Related to an Investment in American Realty Capital — New York Recovery REIT, Inc. — “We are a company with a Ilimited operating history, which makes our future performance difficult to predict.” The information summarized below is current as of December 31, 2012 (unless specifically stated otherwise) and is set forth in greater detail in the Prior Performance Tables included in this prospectus. In addition, we will provide upon request to us and without charge, a copy of the most recent Annual Report on Form 10-K filed with the SEC by any public program within the last 24 months, and for a reasonable fee, a copy of the exhibits filed with such report.
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We intend to conduct this offering in conjunction with future offerings by one or more public and private real estate entities sponsored by American Realty Capital and its affiliates. To the extent that such entities have the same or similar investment strategies or objectives as ours, such entities may be in competition with us for the investments we make. See the section entitled “Conflicts of Interest” in this prospectus for additional information.
Summary Information
During the period from August 2007 (inception of the first program) to December 31, 2012, affiliates of our advisor have sponsored ten public programs, all of which had raised funds as of December 31, 2012 and five non-public programs. From August 2007 (inception of the first public program) to December 31, 2012, our public programs, which include our company, ARCT, NYRR, PE-ARC, ARC HT, ARC RCA, ARC DNAV, ARCT III, ARCP, ARC Global and ARCT IV and the programs consolidated into ARCT, which were ARC Income Properties II and all of the Section 1031 Exchange Programs described below, had raised $4.7 billion from 70,663 investors in public offerings and an additional $37.5 million from 205 investors in a private offering by ARC Income Properties II and 45 investors in private offerings by the Section 1031 Exchange Programs. The public programs purchased 1,321 properties with an aggregate purchase price of $5.5 billion, including acquisition fees, in 49 states and U.S. territories and one property in the United Kingdom. The investment objectives of each of these public programs are substantially identical to our investment objectives of (1) paying attractive and stable cash distributions, (2) preserving and returning stockholders’ capital contributions and (3) realizing appreciation in the value of our investments.
The following table details the percentage of properties located in the following U.S. states as well as the United Kingdom based on purchase price:
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State/Possession/Country | | Purchase Price % |
Alabama | | | 1.7 | % |
Arizona | | | 2.0 | % |
Arkansas | | | 1.2 | % |
California | | | 4.2 | % |
Colorado | | | 1.2 | % |
Connecticut | | | 0.4 | % |
Delaware | | | 0.1 | % |
Florida | | | 2.9 | % |
Georgia | | | 4.5 | % |
Idaho | | | 0.2 | % |
Illinois | | | 9.2 | % |
Indiana | | | 2.8 | % |
Iowa | | | 1.4 | % |
Kansas | | | 1.9 | % |
Kentucky | | | 2.1 | % |
Louisiana | | | 1.2 | % |
Maine | | | 0.2 | % |
Maryland | | | 1.2 | % |
Massachusetts | | | 1.2 | % |
Michigan | | | 3.7 | % |
Minnesota | | | 1.0 | % |
Mississippi | | | 1.9 | % |
Missouri | | | 4.2 | % |
Montana | | | 0.2 | % |
Nebraska | | | 0.6 | % |
Nevada | | | 1.6 | % |
New Hampshire | | | 0.5 | % |
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State/Possession/Country | | Purchase Price % |
New Jersey | | | 1.4 | % |
New Mexico | | | 0.1 | % |
New York | | | 13.7 | % |
North Carolina | | | 2.9% | |
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State/Possession/Country | | Purchase Price % |
North Dakota | | | 0.2 | % |
Ohio | | | 5.1 | % |
Oklahoma | | | 0.7 | % |
Oregon | | | 0.2 | % |
Pennsylvania | | | 4.6 | % |
Puerto Rico | | | 0.2 | % |
Rhode Island | | | 0.3 | % |
South Carolina | | | 2.3 | % |
South Dakota | | | 0.1 | % |
Tennessee | | | 1.1 | % |
Texas | | | 8.8 | % |
United Kingdom | | | 0.0 | % |
Utah | | | 0.6 | % |
Vermont | | | 0.3 | % |
Virginia | | | 1.0 | % |
Washington | | | 0.8 | % |
West Virginia | | | 0.6 | % |
Wisconsin | | | 1.9 | % |
Wyoming | | | 0.1 | % |
| | | 100 | % |
The properties are used by our tenants in the following industries based on purchase price.
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Industry | | Purchase Price |
Aerospace | | | 0.9 | % |
Auto Retail | | | 1.5 | % |
Auto Services | | | 1.6 | % |
Consumer Goods | | | 0.7 | % |
Consumer Products | | | 6.7 | % |
Discount Retail | | | 7.4 | % |
Financial Services | | | 0.5 | % |
Freight | | | 10.6 | % |
Gas/Convenience | | | 2.4 | % |
Government Services | | | 2.7 | % |
Healthcare | | | 16.7 | % |
Home Maintenance | | | 1.5 | % |
Insurance | | | 2.7 | % |
Manufacturing | | | 2.2 | % |
Office | | | 2.1 | % |
Parking | | | 0.1 | % |
Pharmacy | | | 10.9 | % |
Residential | | | 0.6 | % |
Restaurant | | | 2.8 | % |
Retail | | | 11.2 | % |
Retail Banking | | | 7.7 | % |
Specialty Retail | | | 4.5 | % |
Storage Facility | | | 0.1 | % |
Supermarket | | | 1.1 | % |
Technology | | | 0.6 | % |
Telecommunications | | | 0.2 | % |
| | | 100.0 | % |
The purchased properties were 26.7% new and 73.3% used, based on purchase price. None of the purchased properties were construction properties. As of December 31, 2012, two properties had been sold. The acquired properties were purchased with a combination of proceeds from the issuance of common stock, the issuance of convertible preferred stock, mortgage notes payable, short-term notes payable, revolving lines of credit, long-term notes payable issued in private placements and joint venture arrangements.
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During the period from June 2008 (inception of the first non-public program) to December 31, 2012, our non-public programs, which were ARC Income Properties, ARC Income Properties II, ARC Income Properties III, ARC Income Properties IV and ARC Growth Fund, LLC, had raised $54.4 million from 694 investors. The non-public programs purchased 171 properties with an aggregate purchase price of $247.9 million including acquisition fees, in 18 states.
The following table details the percentage of properties by state based on purchase price:
![](https://capedge.com/proxy/424B3/0001144204-13-039474/spacer.gif) | | ![](https://capedge.com/proxy/424B3/0001144204-13-039474/spacer.gif) |
State location | | Purchase Price % |
Alabama | | | 0.1 | % |
Connecticut | | | 0.6 | % |
Delaware | | | 4.8 | % |
Florida | | | 11.0 | % |
Georgia | | | 3.5 | % |
Illinois | | | 6.6 | % |
Louisiana | | | 2.3 | % |
Michigan | | | 11.5 | % |
North Carolina | | | 0.1 | % |
New Hampshire | | | 0.5 | % |
New Jersey | | | 13.0 | % |
New York | | | 9.7 | % |
Ohio | | | 10.3 | % |
Pennsylvania | | | 9.5 | % |
South Carolina | | | 8.4 | % |
Texas | | | 5.0 | % |
Virginia | | | 1.2 | % |
Vermont | | | 2.2 | % |
| | | 100 | % |
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The properties are all commercial single tenant facilities with 81.0% retail banking, and 10.5% retail distribution facilities and 8.6% specialty retail. The purchased properties were 11.0% new and 89.0% used, based on purchase price. None of the purchased properties were construction properties. As of December 31, 2012, 53 properties had been sold. The acquired properties were purchased with a combination of equity investments, mortgage notes payable and long-term notes payable issued in private placements.
For a more detailed description, please see Table VI in Part II of the registration statement of which this prospectus is a part. In addition, we will provide upon request to us and without charge, the more detailed information in Part II.
Programs of Our Sponsor
American Realty Capital Trust, Inc.
American Realty Capital Trust, Inc., or ARCT, incorporated on August 17, 2007, was a Maryland corporation that qualified as a REIT for federal income tax purposes. ARCT was formed to acquire a diversified portfolio of commercial real estate, primarily freestanding single-tenant properties net leased to credit worthy tenants on a long-term basis. In January 2008, ARCT commenced an initial public offering on a “best efforts” basis to sell up to 150.0 million shares of common stock, excluding 25.0 million shares issuable pursuant to a distribution reinvestment plan, offered at a price of $10.00 per share, subject to certain volume and other discounts. In March 2008, ARCT commenced real estate operations. ARCT’s initial public offering closed in July 2011 having raised $1.7 billion in gross proceeds from the sale of 179.4 million shares of common stock and having incurred, cumulatively to that date, $198.0 million in offering costs, commissions and dealer manager fees for the sale of its common stock. ARCT operated as a non-traded REIT through February 29, 2012. Effective as of March 1, 2012, ARCT internalized the management services previously provided by American Realty Capital Advisors, LLC and its affiliates, as a result of which the Company became a self-administered REIT managed full-time by its own management team, or the Internalization. Concurrent with the Internalization, ARCT listed its common stock on The NASDAQ Global Select Market under the symbol “ARCT”, or the Listing. In connection with the Listing, ARCT offered to purchase up to $220.0 million in shares of common stock from its stockholders, pursuant to a modified “Dutch Auction” cash tender offer, or the Tender Offer. As a result of the Tender Offer, in April 2012, ARCT had purchased 21.0 million shares of its common stock at a purchase price of $10.50 per share, for an aggregate cost of $220.0 million, excluding fees and expenses relating to the Tender Offer. On September 6, 2012, ARCT entered into an Agreement and Plan of Merger with Realty Income Corporation, a Maryland corporation and its subsidiary, which was subsequently amended on January 6, 2013. The merger was approved by both companies’ boards of directors and was subsequently approved by both companies’ stockholders on January 16, 2013. The merger closed on January 22, 2013, pursuant to which ARCT merged with and into a subsidiary of Realty Income Corporation and trading of ARCT’s shares was suspended at market close on that date. As of December 31, 2012, ARCT had total real estate investments, at cost, of $2.2 billion, comprised of 515 properties.
Phillips Edison — ARC Shopping Center REIT, Inc.
Phillips Edison — ARC Shopping Center REIT Inc., or PE-ARC, a Maryland corporation, is the third publicly offered REIT sponsored by American Realty Capital. PE-ARC was incorporated on October 13, 2009 and qualified as a REIT beginning with the taxable year ended December 31, 2010. PE-ARC filed its registration statement with the SEC on January 13, 2010 and became effective on August 12, 2010. PE-ARC invests primarily in necessity-based neighborhood and community shopping centers throughout the United States with a focus on well-located grocery-anchored shopping centers that are well occupied at the time of purchase and typically cost less than $20.0 million per property. As of May 31, 2013, PE-ARC had received aggregate gross offering proceeds of $435.2 million which includes the sale of 43.9 million shares of common stock in its public offering and $3.7 million from its distribution reinvestment program. As of May 31, 2013 PE-ARC had acquired 41 properties, 20 of which are held through a 54% owned joint venture, and had total real estate investments at cost of $520.9 million. As of March 31, 2013, PE-ARC had incurred, cumulatively to that date, $31.2 million in offering costs for the sale of its common stock and $8.7 million for acquisition costs related to its portfolio of properties.
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American Realty Capital Healthcare Trust, Inc.
American Realty Capital Healthcare Trust, Inc., or ARC HT, a Maryland corporation, is the fourth publicly offered REIT sponsored by American Realty Capital. ARC HT was organized on August 23, 2010 and qualified as a REIT beginning with the taxable year ended December 31, 2011. ARC HT filed its registration statement with the SEC on August 27, 2010 and became effective on February 18, 2011. As of May 31, 2013, ARC HT had received aggregate gross offering proceeds of $1.8 billion which includes the sale of 174.8 million shares in its public offering and $19.2 million from its distribution reinvestment plan. As of May 31, 2013, ARC HT had acquired 67 commercial properties, for a purchase price of $850.1 million. As of March 31, 2013, ARC HT had incurred, cumulatively to that date, $135.7 million in offering costs for the sale of its common stock and $14.9 million for acquisition costs related to its portfolio of properties.
American Realty Capital — Retail Centers of America, Inc.
American Realty Capital — Retail Centers of America, Inc., or ARC RCA, a Maryland corporation, is the fifth publicly offered REIT sponsored by American Realty Capital. ARC RCA was organized on July 29, 2010 and intends to qualify as a REIT beginning with the taxable year ending December 31, 2012. ARC RCA filed its registration statement with the SEC on September 14, 2010 and became effective on March 17, 2011. As of May 31, 2013, ARC RCA had received aggregate gross proceeds of $22.9 million which includes the sale of 2.3 million shares in its public offering and $0.1 million from its distribution reinvestment plan. As of May 31, 2013, ARC RCA had acquired two properties for a purchase price of $54.2 million. As of March 31, 2013, ARC RCA has incurred, cumulatively to that date, $7.9 million in offering costs for the sale of its common stock and $1.0 million for acquisition costs related to its portfolio of properties.
American Realty Capital Daily Net Asset Value Trust, Inc.
American Realty Capital Daily Net Asset Value Trust, Inc. (formerly known as American Realty Capital Trust II, Inc.), or ARC DNAV, a Maryland corporation, is the sixth publicly offered REIT sponsored by American Realty Capital. ARC DNAV was incorporated on September 10, 2010 and intends to qualify as a REIT beginning with the taxable year ending December 31, 2013, ARC DNAV filed its registration statement with the SEC on October 8, 2010 and became effective on August 15, 2011. As of May 31, 2013, ARC DNAV had received aggregate gross proceeds of $14.0 million which includes the sale of 1.4 million shares in its public offering and $0.1 million from its distribution reinvestment plan. As of May 31, 2013, ARC DNAV had acquired nine properties with total real estate investments, at cost, of $28.5 million. As of March 31, 2013, ARC DNAV had incurred, cumulatively to that date, $4.4 million in offering costs from the sale of its common stock and $0.7 million for acquisition costs related to its portfolio of properties.
American Realty Capital Trust III, Inc.
American Realty Capital Trust III, Inc., or ARCT III, a Maryland corporation, was the seventh publicly offered REIT sponsored by American Realty Capital. ARCT III was incorporated on October 15, 2010 and qualified as a REIT beginning with the taxable year ended December 31, 2011. ARCT III filed its registration statement with the SEC on November 2, 2010 and became effective on March 31, 2011. As of February 28, 2013, ARCT III had received aggregate gross proceeds of $1.8 billion which includes the sale of 174.0 million shares in its public offering and $31.9 million from its distribution reinvestment plan. As of February 28, 2013, ARCT III owned 533 single-tenant, freestanding properties and had total real estate investments, at cost, of $1.7 billion. As of December 31, 2012, ARCT III had incurred, cumulatively to that date, $196.5 million in offering costs for the sale of its common stock and $40.8 million for acquisition costs related to its portfolio of properties. On December 17, 2012, ARCT III and ARCP entered into an Agreement and Plan of Merger under which ARCP acquired all of the outstanding shares of ARCT III. The merger was approved by the independent members of both companies’ boards of directors and was subsequently approved by both companies’ stockholders on February 26, 2013. On February 26, 2013, ARCP stockholders approved the issuance of common stock in connection with the merger and ARCT III stockholders approved the merger. The merger closed on February 28, 2013, pursuant to which ARCT III merged with and into a subsidiary of ARCP. On March 1, 2013, in connection with the merger, ARCT III stockholders received their respective cash or stock consideration from ARCP, as elected, pursuant to terms of the Agreement and Plans of Merger on March 1, 2013.
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American Realty Capital Properties, Inc.
American Realty Capital Properties, Inc., or ARCP, a Maryland corporation, is the eighth publicly offered REIT sponsored by American Realty Capital. ARCP was incorporated on December 2, 2010 and qualified as a REIT beginning with the taxable year ended December 31, 2011. On September 6, 2011, ARCP completed its initial public offering of 5.6 million shares of common stock. ARCP`s common stock is traded on The NASDAQ Capital Market under the symbol “ARCP.” On November 2, 2011, ARCP completed an underwritten follow-on offering of 1.5 million shares of common stock. In addition, on November 7, 2011, ARCP closed on the underwriters’ overallotment option of an additional 0.1 million shares of common stock. On June 18, 2012 ARCP closed its secondary offering of 3.3 million shares of common stock. In addition, on July 9, 2012, ARCP closed on the underwriters’ overallotment option of an additional 0.5 million shares of common stock. On January 29, 2013, ARCP completed an underwritten public follow-on offering of 1.8 million shares of common stock and an additional 270,000 shares of common stock for the overallotment option of the underwriters. In January 2013, ARCP commenced its “at the market” equity offering under which ARCP issued 61,000 shares of common stock. On February 28, 2013, ARCT III merged with and into a subsidiary of ARCP, pursuant to the Agreement and Plan of Merger entered into on December 17, 2012, under which ARCP acquired all of the outstanding shares of ARCT III. On March 1, 2013, in connection with the merger, ARCT III stockholders received pursuant to terms of the Agreement and Plan of Merger their respective cash or stock consideration from ARCP, as elected. In aggregate through March 31, 2013, ARCP has received $155.4 million of proceeds from the sale of common and convertible preferred stock. As of May 31, 2013, ARCP owned 727 single-tenant, including the properties purchased by ARCT III, freestanding properties and real estate investments, at a purchase price of $2.2 billion. On July 12, 2013, the closing price per share of common stock of ARCP was $14.60.
American Realty Capital Global Trust, Inc.
American Realty Capital Global Trust, Inc., or ARC Global, a Maryland corporation, is the ninth publicly offered REIT sponsored by American Realty Capital. ARC Global was incorporated on July 13, 2011 and intends to qualify as a REIT beginning with the taxable year ending December 31, 2013. ARC Global filed its registration statement with the SEC on October 27, 2011, which was declared effective by the SEC on April 20, 2012. As of May 31, 2013, ARC Global received aggregate gross proceeds of $34.1 million which includes the sale of 3.5 million shares in its public offering and approximately $41,000 from its distribution reinvestment plan. As of May 31, 2013, ARC Global had acquired two properties with an aggregate base purchase price of $8.6 million. As of March 31, 2013, ARC Global had incurred, cumulatively to that date, $3.8 million in offering costs for the sale of its common stock and $0.2 million for acquisition costs related to its property acquisitions.
American Realty Capital Trust IV, Inc.
American Realty Capital Trust IV, Inc., or ARCT IV, a Maryland corporation, is the tenth publicly offered REIT sponsored by American Realty Capital. ARCT IV was incorporated on February 14, 2012 and intends to qualify as a REIT beginning with the taxable year ending December 31, 2012. ARCT IV filed its registration statement with the SEC on March 22, 2012, which was declared effective by the SEC on June 8, 2012. As of May31, 2013, ARCT IV received aggregate gross proceeds of $1.7 billion which includes the sale of 70.2 million shares in its public offering and $11.0 million under its distribution reinvestment plan. As of May 31, 2013, ARCT IV owned 189 freestanding properties at an aggregate purchase price of $563.6 million. As of March 31, 2013, ARCT IV had incurred, cumulatively to that date, $189.2 million in offering costs for the sale of its common stock and $7.1 million for acquisition costs related to its portfolio of properties.
American Realty Capital Healthcare Trust II, Inc.
American Realty Capital Healthcare Trust II, Inc., or ARC HT II, a Maryland corporation, is the eleventh publicly offered REIT sponsored by American Realty Capital. ARC HT II was incorporated on October 15, 2012 and intends to qualify as a REIT beginning with the taxable year ending December 31, 2013. ARC HT II filed its registration statement with the SEC on October 31, 2012, which was declared effective by the SEC on February 14, 2013. As of May 31, 2013, ARC HT II received aggregate gross proceeds of $12.2 million from the sale of 0.5 million shares in its public offering. As of May 31, 2013, ARC HT II had acquired one
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property with a purchase price of $1.9 million. As of March 31, 2013, ARC HT II had incurred, cumulatively to that date, $1.3 million in offering costs for the sale of its common stock.
ARC Realty Finance Trust, Inc.
ARC Realty Finance Trust, Inc., or ARC RFT, a Maryland corporation, is the twelfth publicly offered REIT sponsored by American Realty Capital. ARC RFT was incorporated on November 15, 2012 and intends to qualify as a REIT beginning with the taxable year ending December 31, 2013. ARC RFT filed its registration statement publicly with the SEC on January 22, 2013, which was declared effective by the SEC on February 12, 2013. As of May 31, 2013, ARC RFT received aggregate gross proceeds of $2.1 million from the sale of 0.1 million shares in its public offering. As of May 31, 2013, ARC RFT`s investments, at original cost, were $3.9 million. As of March 31, 2013, ARC RFT had incurred, cumulatively to that date, $2.3 million in offering costs for the sale of its common stock.
American Realty Capital Trust V, Inc.
American Realty Capital Trust V, Inc., or ARCT V, a Maryland corporation, is the thirteenth publicly offered REIT sponsored by American Realty Capital. ARCT V was incorporated on January 22, 2013 and intends to qualify as a REIT beginning with the taxable year ending December 31, 2013. ARCT V filed its registration statement publicly with the SEC on March 6, 2013, which was declared effective by the SEC on April 4, 2013. As of May 31, 2013, ARCT V received aggregate gross proceeds of $189.8 million from the sale of 7.7 million shares in its public offering. As of May 31, 2013, ARCT V owned two freestanding properties at an aggregate purchase price of $2.2 million. As of March 31, 2013, ARCT V had incurred, cumulatively to that date, $0.7 million in offering costs for the sale of its common stock.
Business Development Corporation of America
The American Realty Capital group of companies also has sponsored Business Development Corporation of America, or BDCA, a Maryland corporation. BDCA was organized on May 5, 2010 and is a publicly offered specialty finance company which has elected to be treated as a business development company under the Investment Company Act. As of May 31, 2013, BDCA had raised gross proceeds of $304.7 million which includes the sale of 28.7 million shares in its public offering and $4.2 million from its distribution reinvestment program. As of May 31, 2013, BDCA’s investments, at original cost, were $408.0 million. As of March 31, 2013, BDCA had incurred, cumulatively to that date, $3.5 million in offering costs for the sale of its common stock.
Liquidity of Public Programs
FINRA Rule 2310(b)(3)(D) requires that we disclose the liquidity of prior public programs sponsored by American Realty Capital, our sponsor, which for this purpose excludes ARCP, a REIT that is and always has been listed on a national securities exchange, commencing with the NASDAQ Capital Market and, subsequently, the NASDAQ Global Select Market. American Realty Capital has sponsored the following other public programs (excluding ARCP): ARCT, NYRR, PE-ARC, ARC HT, ARC DNAV, ARCT III, ARC Global, ARCT IV, ARC HT II, ARCT V, ARC RFT and BDCA. ARCT was a non-traded REIT until March 1, 2012, when it listed its shares of common stock on The NASDAQ Global Select Market. ARCT’s prospectus for its initial public offering provided that it would seek to consummate a listing of shares of its common stock on a national securities exchange by the tenth anniversary of the commencement of its initial public offering. By listing its common stock on The NASDAQ Global Select Market, ARCT achieved a listing on a national securities exchange within the time it contemplated to do so. Additionally, ARCT III was a non-traded REIT until February 28, 2013, when it merged with and into ARCP. ARCT III’s prospectus for its initial public offering provided that ARCT III would seek to consummate a sale or merger by the fifth anniversary of the termination of its initial public offering. By merging with and into ARCP, ARCT III achieved a sale or merger within the time it contemplated to do so.
The prospectus for each of these other public programs states a date or time period by which it may be liquidated or engage in another liquidity event. Further, NYRR, PE-ARC, ARC HT, ARC DNAV, ARC Global, ARCT IV, ARC RFT, ARC HT II, ARCT V and BDCA are in their offering and acquisition stages. Other than ARCT and ARCT III, none of these public programs have reached the stated date or time period by which they may be liquidated or engage in another liquidity event.
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Private Note Programs
ARC Income Properties, LLC implemented a note program that raised aggregate gross proceeds of $19.5 million. The net proceeds were used to acquire, and pay related expenses in connection with, a portfolio of 65 bank branch properties triple-net leased to RBS Citizens, N.A. and Citizens Bank of Pennsylvania. The purchase price for those bank branch properties also was funded with proceeds received from mortgage loans, as well as equity capital invested by AR Capital, LLC. Such properties contain approximately 323,000 square feet with a purchase price of approximately $98.8 million. The properties are triple-net leased for a primary term of five years and include extension provisions. The notes issued under this note program by ARC Income Properties, LLC were sold by our dealer manager through participating broker-dealers. On September 7, 2011, the note holders were repaid, the properties were contributed to ARCP as part of its formation transaction, and the mortgage loans were repaid.
ARC Income Properties II, LLC implemented a note program that raised aggregate gross proceeds of $13.0 million. The net proceeds were used to acquire, and pay related expenses in connection with, a portfolio of 50 bank branch properties triple-net leased to PNC Bank. The purchase price for those bank branch properties also was funded with proceeds received from a mortgage loan, as well as equity capital raised by ARCT in connection with its public offering of equity securities. The properties are triple-net leased with a primary term of ten years with a 10% rent increase after five years. The notes issued under this note program by ARC Income Properties II, LLC were sold by our dealer manager through participating broker-dealers. In May 2011, the notes were repaid in full including accrued interest and the program was closed.
ARC Income Properties III, LLC implemented a note program that raised aggregate gross proceeds of $11.2 million. The net proceeds were used to acquire, and pay related expenses in connection with the acquisition of a distribution facility triple-net leased to Home Depot. The purchase price for the property was also funded with proceeds received from a mortgage loan. The property has a primary lease term of twenty years which commenced on January 30, 2010 with a 2% escalation each year. The notes issued under this note program by ARC Income Properties III, LLC were sold by our dealer manager through participating broker-dealers. On September 7, 2011, the note holders were repaid and the property was contributed to ARCP as part of its formation transaction.
ARC Income Properties IV, LLC implemented a note program that raised gross proceeds of $5.4 million. The proceeds were used to acquire and pay related expenses in connection with the acquisition of six retail stores triple net leased to Tractor Supply stores for $21.2 million. An existing mortgage loan of $16.5 million was assumed in connection with the acquisition. The properties had a remaining average lease term of 11.8 years with a 6.25% rental escalation every 5 years. The notes issued under this program by ARC Income Properties IV, LLC were sold by our dealer manager through participating broker-dealers.
ARC Growth Fund, LLC
ARC Growth Fund, LLC is a non-public real estate program formed to acquire vacant bank branch properties and opportunistically sell such properties, either vacant or subsequent to leasing the bank branch to a financial institution or other third-party tenant. Total gross proceeds of approximately $7.9 million were used to acquire, and pay related expenses in connection with, a portfolio of vacant bank branches. The purchase price of the properties also was funded with proceeds received from a one-year revolving warehouse facility. The purchase price for each bank branch is derived from a formulated price contract entered into with a financial institution. During the period from July 2008 to January 2009, ARC Growth Fund, LLC acquired 54 vacant bank branches from Wachovia Bank, N.A., under nine separate transactions. Such properties contain approximately 230,000 square feet with a gross purchase price of approximately $63.6 million. As of December 31, 2010, all properties were sold, 28 of which were acquired and simultaneously sold, resulting in an aggregate gain of approximately $4.8 million.
Section 1031 Exchange Programs
American Realty Capital Exchange, LLC, or ARCX, an affiliate of American Realty Capital, developed a program pursuant to which persons selling real estate held for investment can reinvest the proceeds of that sale in another real estate investment in an effort to obtain favorable tax treatment under Section 1031 of the Code, or a Section 1031 Exchange Program. ARCX acquires real estate to be owned in co-tenancy
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arrangements with persons desiring to engage in such like-kind exchanges. ARCX acquires the subject property or portfolio of properties and, either concurrently with or following such acquisition, prepares and markets a private placement memorandum for the sale of co-tenancy interests in that property. ARCX has engaged in four Section 1031 Exchange Programs raising aggregate gross proceeds of $10.1 million.
American Realty Capital Operating Partnership, L.P. purchased a Walgreens property in Sealy, TX under a tenant in common structure with an unaffiliated third party, a Section 1031 Exchange Program. The third party’s investment of $1.1 million represented a 44.0% ownership interest in the property. The remaining interest of 56% will be retained by American Realty Capital Operating Partnership, L.P. To date, $1.1 million has been accepted by American Realty Capital Operating Partnership, L.P. pursuant to this program. In November 2012, the third party’s interest was purchased by American Realty Capital Operating Partnership, L.P.
American Realty Capital Operating Partnership, L.P., an affiliate of American Realty Capital, previously had transferred 49% of its ownership interest in a Federal Express distribution facility, located in Snowshoe, Pennsylvania, and a PNC Bank branch, located in Palm Coast, Florida, to American Realty Capital DST I, or ARC DST I, a Section 1031 Exchange Program. Realty Capital Securities, LLC, our dealer manager, has offered membership interests of up to 49%, or $2.6 million, in ARC DST I to investors in a private offering. The remaining interests of no less than 51% will be retained by American Realty Capital Operating Partnership, L.P. To date, cash payments of $2.6 million have been accepted by American Realty Capital Operating Partnership, L.P. pursuant to this program. In October through November 2012, the third party’s interests in the properties were purchased by American Realty Capital Operating Partnership, L.P.
American Realty Capital Operating Partnership, L.P. also has transferred 35.2% of its ownership interest in a PNC Bank branch location, located in Pompano Beach, Florida, to American Realty Capital DST II, or ARC DST II, a Section 1031 Exchange Program. Realty Capital Securities, LLC, our dealer manager, has offered membership interests of 35.2%, or $0.5 million, in ARC DST II to investors in a private offering. The remaining interests of no less than 64.8% will be retained by American Realty Capital Operating Partnership, L.P. To date, cash payments of $0.5 million have been accepted by American Realty Capital Operating Partnership, L.P pursuant to this program. In October 2012, the third party’s interest in the properties was purchase by American Realty Capital Operating Partnership, L.P.
American Realty Capital Operating Partnership, L.P. also has transferred 49% of its ownership interest in three CVS properties, located in Smyrna, Georgia, Chicago, Illinois and Visalia, California, to American Realty Capital DST III, or ARC DST III, a Section 1031 Exchange Program. Realty Capital Securities, LLC, our dealer manager, has offered membership interests of up to 49%, or $3.1 million, in ARC DST III to investors in a private offering. The remaining interests of no less than 51% will be retained by American Realty Capital Operating Partnership, L.P. To date, cash payments of $3.1 million have been accepted by American Realty Capital Operating Partnership, L.P. pursuant to this program. In October 2012, the third party`s interests in the properties were purchase by American Realty Capital Operating Partnership, L.P.
American Realty Capital Operating Partnership, L.P. has transferred 49% of its ownership interest in six Bridgestone Firestone properties, located in Texas and New Mexico, to American Realty Capital DST IV, or ARC DST IV, a Section 1031 Exchange Program. Realty Capital Securities, LLC, our dealer manager, has offered membership interests of up to 49%, or $7.3 million, in ARC DST IV to investors in a private offering. The remaining interests of no less than 51% will be retained by American Realty Capital Operating Partnership, L.P. To date, cash payments of $7.3 million had been accepted by American Realty Capital Operating Partnership, L.P. pursuant to this program. American Realty Capital Operating Partnership, L.P. also has sold 24.9% of its ownership interest in a Jared Jewelry property located in Lake Grove, NY, under a tenant-in-common structure with an affiliated third party. The remaining interest of 75.1% will be retained by American Realty Capital Operating Partnership, L.P. To date cash payments of $0.6 million has been accepted by American Realty Capital Operating Partnership, L.P. pursuant to this program. In October 2012, the third party`s interests in the properties were purchase by American Realty Capital Operating Partnership, L.P.
Adverse Business Developments and Conditions
The net losses incurred by public and non-public programs are primarily attributable to non-cash items and acquisition expenses incurred for the purchases of properties which are not ongoing expenses for the
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operation of the properties and not the impairment of the programs’ real estate assets. With respect to ARCT, our sponsor’s largest program to date, for the years ended December 31, 2012, 2011, 2010 and 2009, the entire net loss was attributable to depreciation and amortization expenses incurred on the properties during the ownership period; and for the year ended December 31, 2008, 71% of the net losses were attributable to depreciation and amortization, and the remaining 29% of the net losses was attributable to the fair market valuation of certain derivative investments held.
Additionally, each of ARC Income Properties, LLC, ARC Income Properties II, LLC, ARC Income Properties III, LLC and ARC Income Properties IV, LLC is an offering of debt securities. Despite incurring net losses during certain periods, all anticipated distributions to investors have been paid on these programs through interest payments on the debt securities. The equity interests in each of these entities are owned by Nicholas Schorsch and William Kahane and their respective families. Any losses pursuant to a reduction in value of the equity in any of these entities (which did not occur), will be borne by Messrs. Schorsch and Kahane and their respective families. On September 7, 2011, the note-holders in ARC Income Properties, LLC and ARC Income Properties III, LLC were repaid and the properties were contributed to ARCP as part of its formation transaction. Additionally, the mortgage loans in ARC Income Properties, LLC were repaid.
ARC Growth Fund, LLC was different from our other programs in that all of the properties were vacant when the portfolio was purchased and the properties were purchased with the intention of reselling them. Losses from operations represent carrying costs on the properties as well as acquisition and disposition costs in addition to non-cash depreciation and amortization costs. Upon final distribution in 2010, all investors received their entire investment plus an incremental return based on a percentage of their initial investment and the sponsor retained the remaining available funds and four properties which were unsold at the end of the program.
From 2008 to 2012, our sponsor’s programs referenced above have experienced a non-renewal of eight leases, five units of which have been leased to new tenants. Further, none of these programs have been subject to mortgage foreclosure or significant losses on the sales of properties during the same period of time.
Other than as disclosed above, there have been no major adverse business developments or conditions experienced by any program or non-program property that would be material to investors, including as a result of recent general economic conditions.”
Summary of Our Organizational Documents
The third bullet on page 243 of the Prospectus is hereby replaced with the following disclosure.
| “• | make total portfolio investments in properties or mortgage loans if the related acquisition fees and acquisition expenses to exceed 4.5% of the purchase price of our portfolio or, in the case of mortgage loans, 4.5% of the funds advanced;” |
Experts
The following disclosure is added to the end of the section “Experts” on page 265 of the Prospectus..
“The statement of revenues and certain expenses of the 18th Street Property incorporated by reference in this prospectus and elsewhere in the registration statement has been so incorporated by reference in reliance upon the report of Grant Thornton LLP, independent certified public accountants, upon the authority of said firm as experts in accounting and auditing in giving said report.”
Incorporation of Certain Information by Reference
The following disclosure hereby replaces in its entirety the third paragraph and the four bullet points that follow under the heading “Incorporation of Certain Information by Reference” on page 266 of the Prospectus.
“The following documents filed with the SEC are incorporated by reference in this prospectus, except for any document or portion thereof deemed to be “furnished” and not filed in accordance with SEC rules:
| • | Annual Report on Form 10-K for the fiscal year ended December 31, 2012, filed with the SEC on March 7, 2013; |
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| • | Quarterly Report on Form 10-Q for the quarter ended March 31, 2013, filed with the SEC on May 10, 2013; |
| • | Current Reports on Form 8-K or 8-K/A, as applicable, filed with the SEC on January 2, 2013, January 16, 2013, February 8, 2013, March 13, 2013 and March 28, 2013, April 11, 2013, May 5, 2013 and June 10, 2013; |
| • | Definitive Proxy Statement on Schedule 14A, filed with the SEC on April 30, 2013; and |
| • | The description of our common stock contained in our Registration Statement on Form 8-A, filed with the SEC on April 30, 2012, including any subsequently filed amendments and reports filed for the purpose of updating such description.” |
Subscription Agreements
The form of multi-offering subscription agreement contained in Appendix C-2 of the Prospectus is hereby replaced with the revised form of multi-offering subscription agreement attached to this Supplement No. 3 as Appendix C-2. The revised form of multi-offering subscription agreement supersedes and replaces the form of multi-offering subscription agreement contained in the Prospectus.
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