Document_and_Entity_Informatio
Document and Entity Information | 3 Months Ended | |
In Millions, unless otherwise specified | Mar. 31, 2014 | 1-May-14 |
Document And Entity Information [Abstract] | ' | ' |
Document Type | '10-Q | ' |
Amendment Flag | 'false | ' |
Document Period End Date | 31-Mar-14 | ' |
Document Fiscal Period Focus | 'Q1 | ' |
Document Fiscal Year Focus | '2014 | ' |
Entity Registrant Name | 'Phillips Edison - ARC Shopping Center REIT Inc. | ' |
Entity Central Index Key | '0001476204 | ' |
Current Fiscal Year End Date | '--12-31 | ' |
Entity Filer Category | 'Smaller Reporting Company | ' |
Entity Common Stock, Shares Outstanding | ' | 178.5 |
Condensed_Consolidated_Balance
Condensed Consolidated Balance Sheets (USD $) | Mar. 31, 2014 | Dec. 31, 2013 |
In Thousands, unless otherwise specified | ||
ASSETS [Abstract] | ' | ' |
Land | $366,262 | $302,182 |
Building and improvements | 1,025,036 | 833,892 |
Total investment in real estate assets | 1,391,298 | 1,136,074 |
Accumulated depreciation and amortization | -40,092 | -29,538 |
Total investment in real estate assets, net | 1,351,206 | 1,106,536 |
Acquired intangible lease assets, net of accumulated amortization of $20,030 and $14,330, respectively | 135,423 | 107,730 |
Cash and cash equivalents | 257,480 | 460,250 |
Restricted cash and investments | 11,102 | 9,859 |
Accounts receivable, net of bad debt reserve of $315 and $151, respectively | 13,716 | 12,982 |
Deferred financing expense, less accumulated amortization of $2,532 and $1,715, respectively | 10,812 | 10,091 |
Derivative asset | 0 | 818 |
Prepaid expenses and other | 16,412 | 13,261 |
Total assets | 1,796,151 | 1,721,527 |
Liabilities: | ' | ' |
Mortgages and loans payable | 286,098 | 200,872 |
Acquired below market lease intangibles, less accumulated amortization of $3,596 and $2,708, respectively | 22,069 | 20,387 |
Accounts payable | 438 | 1,657 |
Accounts payable – affiliates | 1,214 | 1,132 |
Accrued and other liabilities | 31,016 | 27,947 |
Total liabilities | 340,835 | 251,995 |
Commitments and contingencies (Note 9) | 0 | 0 |
Equity: | ' | ' |
Preferred stock, $0.01 par value per share, 10,000,000 shares authorized, zero shares issued and outstanding at March 31, 2014 and December 31, 2013 | 0 | 0 |
Common stock, $0.01 par value per share, 1,000,000,000 shares authorized, 177,435,825 and 175,594,613 shares issued and outstanding at March 31, 2014 and December 31, 2013, respectively | 1,774 | 1,756 |
Additional paid-in capital | 1,554,303 | 1,538,185 |
Accumulated other comprehensive income | 0 | 690 |
Accumulated deficit | -100,850 | -71,192 |
Total stockholders’ equity | 1,455,227 | 1,469,439 |
Noncontrolling interests | 89 | 93 |
Total equity | 1,455,316 | 1,469,532 |
Total liabilities and equity | $1,796,151 | $1,721,527 |
Condensed_Consolidated_Balance1
Condensed Consolidated Balance Sheets (Parenthetical) (USD $) | Mar. 31, 2014 | Dec. 31, 2013 |
In Thousands, except Share data, unless otherwise specified | ||
Statement of Financial Position [Abstract] | ' | ' |
Acquired Intangible lease assets, accumulated amortization | $20,030 | $14,330 |
Accounts receivable, bad debt reserve | 315 | 151 |
Deferred financing expense, accumulated amortization | 2,532 | 1,715 |
Acquired below market lease intangibles, accumulated amortization | $3,596 | $2,708 |
Preferred stock, par value (in usd per share) | $0.01 | $0.01 |
Preferred stock, shares authorized | 10,000,000 | 10,000,000 |
Preferred stock, shares issued | 0 | 0 |
Preferred stock, shares outstanding | 0 | 0 |
Common stock, par value (in usd per share) | $0.01 | $0.01 |
Common stock, shares authorized | 1,000,000,000 | 1,000,000,000 |
Common stock, shares outstanding | 177,435,825 | 175,594,613 |
Condensed_Consolidated_Stateme
Condensed Consolidated Statements of Operations and Comprehensive Loss (USD $) | 3 Months Ended | |
In Thousands, except Share data, unless otherwise specified | Mar. 31, 2014 | Mar. 31, 2013 |
Revenues: | ' | ' |
Rental income | $27,224 | $8,865 |
Tenant recovery income | 8,306 | 2,341 |
Other property income | 147 | 31 |
Total revenues | 35,677 | 11,237 |
Expenses: | ' | ' |
Property operating | 6,125 | 1,896 |
Real estate taxes | 4,282 | 1,512 |
General and administrative | 1,771 | 892 |
Acquisition expenses | 5,386 | 2,514 |
Depreciation and amortization | 15,403 | 5,234 |
Total expenses | 32,967 | 12,048 |
Operating income (loss) | 2,710 | -811 |
Other income (expense): | ' | ' |
Interest expense, net | -3,680 | -2,100 |
Other income, net | 547 | 0 |
Net loss | -423 | -2,911 |
Net loss attributable to noncontrolling interests | 0 | 63 |
Net loss attributable to Company stockholders | -423 | -2,848 |
Per share information - basic and diluted: | ' | ' |
Net loss per share - basic and diluted | $0 | ($0.16) |
Weighted-average common shares outstanding - basic and diluted | 176,854,929 | 17,448,804 |
Comprehensive loss: | ' | ' |
Net loss | -423 | -2,911 |
Other comprehensive income: | ' | ' |
Change in unrealized loss on interest rate swaps, net | -690 | -83 |
Comprehensive loss | -1,113 | -2,994 |
Comprehensive loss attributable to noncontrolling interests | 0 | 63 |
Comprehensive loss attributable to Company stockholders | ($1,113) | ($2,931) |
Condensed_Consolidated_Stateme1
Condensed Consolidated Statements of Equity (USD $) | Total | Common Stock [Member] | Additional Paid In Capital [Member] | Accumulated Other Comprehensive Income [Member] | Accumulated Deficit [Member] | Total Stockholders' Equity [Member] | Noncontrolling Interest [Member] |
In Thousands, except Share data, unless otherwise specified | |||||||
Balance, value at Dec. 31, 2012 | $152,271 | $138 | $118,238 | ' | ($11,720) | $106,656 | $45,615 |
Balance, shares at Dec. 31, 2012 | ' | 13,801,251 | ' | ' | ' | ' | ' |
Increase (Decrease) in Stockholders' Equity [Roll Forward] | ' | ' | ' | ' | ' | ' | ' |
Issuance of common stock, value | 85,625 | 86 | 85,539 | ' | ' | 85,625 | ' |
Issuance of common stock, shares | ' | 8,608,447 | ' | ' | ' | ' | ' |
Dividend reinvestment plan (DRP), value | 1,017 | 1 | 1,016 | ' | ' | 1,017 | ' |
Dividend reinvestment plan (DRP), shares | ' | 106,989 | ' | ' | ' | ' | ' |
Change in unrealized loss on interest rate swaps | -83 | ' | ' | -83 | ' | -83 | ' |
Common distributions declared ($0.16 per share and $0.17 per share for the three months ended March 31, 2013 and 2014, respectively) | -2,859 | ' | ' | ' | -2,859 | -2,859 | ' |
Distributions to noncontrolling interests | -1,913 | ' | ' | ' | ' | ' | -1,913 |
Offering costs | -12,238 | ' | -12,238 | ' | ' | -12,238 | ' |
Net loss | -2,911 | ' | ' | ' | -2,848 | -2,848 | -63 |
Balance, value at Mar. 31, 2013 | 218,909 | 225 | 192,555 | -83 | -17,427 | 175,270 | 43,639 |
Balance, shares at Mar. 31, 2013 | ' | 22,516,687 | ' | ' | ' | ' | ' |
Balance, value at Dec. 31, 2013 | 1,469,532 | 1,756 | 1,538,185 | 690 | -71,192 | 1,469,439 | 93 |
Balance, shares at Dec. 31, 2013 | ' | 175,594,613 | ' | ' | ' | ' | ' |
Increase (Decrease) in Stockholders' Equity [Roll Forward] | ' | ' | ' | ' | ' | ' | ' |
Issuance of common stock, value | 2,533 | 2 | 2,531 | ' | ' | 2,533 | ' |
Issuance of common stock, shares | ' | 256,030 | ' | ' | ' | ' | ' |
Share repurchases, value | -153 | 0 | -153 | ' | ' | -153 | ' |
Share repurchases, shares | ' | -15,971 | ' | ' | ' | ' | ' |
Dividend reinvestment plan (DRP), value | 15,211 | 16 | 15,195 | ' | ' | 15,211 | ' |
Dividend reinvestment plan (DRP), shares | ' | 1,601,153 | ' | ' | ' | ' | ' |
Change in unrealized loss on interest rate swaps | -690 | ' | ' | -690 | ' | -690 | ' |
Common distributions declared ($0.16 per share and $0.17 per share for the three months ended March 31, 2013 and 2014, respectively) | -29,235 | ' | ' | ' | -29,235 | -29,235 | ' |
Distributions to noncontrolling interests | -4 | ' | ' | ' | ' | ' | -4 |
Offering costs | -1,455 | ' | -1,455 | ' | ' | -1,455 | ' |
Net loss | -423 | ' | ' | ' | -423 | -423 | 0 |
Balance, value at Mar. 31, 2014 | $1,455,316 | $1,774 | $1,554,303 | $0 | ($100,850) | $1,455,227 | $89 |
Balance, shares at Mar. 31, 2014 | ' | 177,435,825 | ' | ' | ' | ' | ' |
Condensed_Consolidated_Stateme2
Condensed Consolidated Statements of Equity (Parenthetical) (USD $) | 3 Months Ended | |
Mar. 31, 2014 | Mar. 31, 2013 | |
Statement of Stockholders' Equity [Abstract] | ' | ' |
Common distributions declared, per share | $0.17 | $0.16 |
Condensed_Consolidated_Stateme3
Condensed Consolidated Statements of Cash Flows (USD $) | 3 Months Ended | |
In Thousands, unless otherwise specified | Mar. 31, 2014 | Mar. 31, 2013 |
CASH FLOWS FROM OPERATING ACTIVITIES: | ' | ' |
Net loss | ($423) | ($2,911) |
Adjustments to reconcile net loss to net cash provided by operating activities: | ' | ' |
Depreciation and amortization | 14,870 | 5,069 |
Net amortization of above- and below-market leases | 89 | 151 |
Amortization of deferred financing costs | 816 | 370 |
Loss on write-off of unamortized debt issuance costs and capitalized leasing commissions | 10 | 0 |
Change in fair value of derivative asset | -392 | 0 |
Straight-line rental income | -831 | -282 |
Changes in operating assets and liabilities: | ' | ' |
Accounts receivable | 97 | -726 |
Prepaid expenses and other | -37 | -418 |
Accounts payable | -1,003 | -325 |
Accounts payable – affiliates | 386 | -59 |
Accrued and other liabilities | 2,774 | 3,046 |
Net cash provided by operating activities | 16,356 | 3,915 |
CASH FLOWS FROM INVESTING ACTIVITIES: | ' | ' |
Real estate acquisitions | -201,808 | -122,212 |
Capital expenditures | -1,079 | -510 |
Change in restricted cash and investments | -1,243 | -798 |
Net cash used in investing activities | -204,130 | -123,520 |
CASH FLOWS FROM FINANCING ACTIVITIES: | ' | ' |
Proceeds from issuance of common stock | 2,533 | 85,625 |
Redemptions of common stock | -155 | 0 |
Payment of offering costs | -1,759 | -13,037 |
Payments on mortgages and loans payable | -900 | -47,430 |
Proceeds from mortgages and loans payable | 0 | 102,073 |
Proceeds from sale of derivative | 520 | 0 |
Distributions paid, net of DRP | -13,699 | -1,400 |
Distributions to noncontrolling interests | 0 | -1,909 |
Payments of loan financing costs | -1,536 | -3,819 |
Net cash (used in) provided by financing activities | -14,996 | 120,103 |
NET (DECREASE) INCREASE IN CASH AND CASH EQUIVALENTS | -202,770 | 498 |
CASH AND CASH EQUIVALENTS: | ' | ' |
Beginning of period | 460,250 | 7,654 |
End of period | 257,480 | 8,152 |
SUPPLEMENTAL CASHFLOW DISCLOSURE, INCLUDING NON-CASH INVESTING AND FINANCING ACTIVITIES: | ' | ' |
Cash paid for interest | 2,686 | 1,500 |
Change in offering costs payable to advisor and sub-advisor | -304 | -799 |
Change in distributions payable | 325 | 442 |
Change in distributions payable – noncontrolling interests | 4 | 4 |
Change in accrued share repurchase obligation | -2 | 0 |
Assumed debt | 86,644 | 39,356 |
Accrued capital expenditures | 1,961 | 401 |
Distributions reinvested | $15,211 | $1,017 |
Organization
Organization | 3 Months Ended |
Mar. 31, 2014 | |
Organization, Consolidation and Presentation of Financial Statements [Abstract] | ' |
Organization | ' |
ORGANIZATION | |
Phillips Edison—ARC Shopping Center REIT Inc. was formed as a Maryland corporation on October 13, 2009. Substantially all of our business is conducted through Phillips Edison—ARC Shopping Center Operating Partnership, L.P. (the “Operating Partnership”), a Delaware limited partnership formed on December 3, 2009. We are a limited partner of the Operating Partnership, and our wholly owned subsidiary, Phillips Edison Shopping Center OP GP LLC, is the sole general partner of the Operating Partnership. | |
On January 13, 2010, we filed a registration statement on Form S-11 with the Securities and Exchange Commission (the “SEC”) to offer a maximum of 180 million shares of common stock for sale to the public, of which 150 million shares were registered in our primary offering and 30 million shares were registered under our dividend reinvestment plan (the “DRP”). The SEC declared our registration statement effective on August 12, 2010. On November 19, 2013, we reallocated 26.5 million shares from the DRP to the primary offering. We ceased offering shares of common stock in our primary offering on February 7, 2014. Subsequent to the end of our primary offering, we reallocated approximately 2.7 million unsold shares from the primary offering to the DRP. We continue to offer up to approximately 6.2 million shares of common stock under the DRP. Stockholders who elect to participate in the DRP may choose to invest all or a portion of their cash distributions in shares of our common stock at a purchase price of $9.50 per share. | |
Our advisor is American Realty Capital II Advisors, LLC (the “Advisor”), a limited liability company that was organized in the State of Delaware on December 28, 2009 and that is indirectly wholly owned by AR Capital, LLC (formerly American Realty Capital II, LLC) (the “AR Capital sponsor”). Under the terms of the advisory agreement between the Advisor and us, the Advisor is responsible for the management of our day-to-day activities and the implementation of our investment strategy. The Advisor has delegated most of its duties under the advisory agreement, including the management of our day-to-day operations and our portfolio of real estate assets, to Phillips Edison NTR LLC (the “Sub-advisor”), which is directly or indirectly owned by Phillips Edison Limited Partnership (the “Phillips Edison sponsor”), and Michael Phillips and Jeffrey Edison, principals of our Phillips Edison sponsor, pursuant to a sub-advisory agreement between the Advisor and the Sub-advisor. Notwithstanding such delegation to the Sub-advisor, the Advisor retains ultimate responsibility for the performance of all the matters entrusted to it under the advisory agreement. | |
We invest primarily in well-occupied grocery-anchored neighborhood and community shopping centers having a mix of creditworthy national and regional retailers selling necessity-based goods and services in strong demographic markets throughout the United States. In addition, we may invest in other retail properties including power and lifestyle shopping centers, multi-tenant shopping centers, free-standing single-tenant retail properties, and other real estate and real estate-related loans and securities depending on real estate market conditions and investment opportunities that we determine are in the best interests of our stockholders. We expect that retail properties primarily would underlie or secure the real estate-related loans and securities in which we may invest. As of March 31, 2014, we owned fee simple interests in 100 real estate properties, acquired from third parties unaffiliated with us, the Advisor, or the Sub-advisor. | |
On September 20, 2011, we entered into a joint venture with a group of institutional international investors advised by CBRE Investors Global Multi Manager (each a “CBRE Investor”). The joint venture was in the form of PECO-ARC Institutional Joint | |
Venture I., L.P., a Delaware limited partnership (the “Joint Venture”). We serve as the general partner and manage the operations of the Joint Venture. Prior to December 31, 2013, we indirectly held a 54% interest in the Joint Venture, and the CBRE Investors held the remaining 46% interest. We contributed approximately $58.7 million, in the form of equity interests in six wholly owned real estate properties and cash, to the Joint Venture, and the CBRE Investors contributed $50.0 million in cash. On December 31, 2013, we acquired the 46% interest in the Joint Venture previously owned by the CBRE Investors for a purchase price of $57.0 million. As a result, we owned 100% of the Joint Venture as of December 31, 2013. Prior to December 31, 2013, we owned a 54% interest in 20 of our real estate properties through the Joint Venture. |
Summary_of_Significant_Account
Summary of Significant Accounting Policies | 3 Months Ended |
Mar. 31, 2014 | |
Accounting Policies [Abstract] | ' |
Summary of Significant Accounting Policies | ' |
SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES | |
Set forth below is a summary of the significant accounting estimates and critical accounting policies that management believes are important to the preparation of our condensed consolidated interim financial statements. Certain of our accounting estimates are particularly important for an understanding of our financial position and results of operations and require the application of significant judgment by management. As a result, these estimates are subject to a degree of uncertainty. There have been no changes to our significant accounting policies during the three months ended March 31, 2014. For a summary of our significant accounting policies, refer to our Annual Report on Form 10-K for the year ended December 31, 2013. | |
Basis of Presentation and Principles of Consolidation—The accompanying condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. Readers of this Quarterly Report on Form 10-Q should refer to the audited financial statements of Phillips Edison—ARC Shopping Center REIT Inc. for the year ended December 31, 2013, which are included in our 2013 Annual Report on Form 10-K, as certain footnote disclosures contained in such audited financial statements have been omitted from this Quarterly Report on Form 10-Q. In the opinion of management, all adjustments (consisting of normal recurring accruals) necessary for the fair presentation have been included in this Quarterly Report. | |
The accompanying condensed consolidated financial statements include our accounts and those of our majority-owned subsidiaries. All intercompany balances and transactions are eliminated upon consolidation. | |
Investment Property and Lease Intangibles—Real estate assets we have acquired are stated at cost less accumulated depreciation. Depreciation is computed using the straight-line method. The estimated useful lives for computing depreciation are generally five to seven years for furniture, fixtures and equipment, 15 years for land improvements and 30 years for buildings and building improvements. Tenant improvements are amortized over the shorter of the respective lease term or the expected useful life of the asset. Major replacements that extend the useful lives of the assets are capitalized, and maintenance and repair costs are expensed as incurred. | |
The results of operations of acquired properties are included in our results of operations from their respective dates of acquisition. We assess the acquisition-date fair values of all tangible assets, identifiable intangibles and assumed liabilities using methods similar to those used by independent appraisers (e.g., discounted cash flow analysis and replacement cost) and that utilize appropriate discount and/or capitalization rates and available market information. Estimates of future cash flows are based on a number of factors including historical operating results, known and anticipated trends, and market and economic conditions. The fair value of tangible assets of an acquired property considers the value of the property as if it was vacant. Acquisition-related costs are expensed as incurred. | |
The fair values of buildings and improvements are determined on an as-if-vacant basis. The estimated fair value of acquired in-place leases is the cost we would have incurred to lease the properties to the occupancy level of the properties at the date of acquisition. Such estimates include leasing commissions, legal costs and other direct costs that would be incurred to lease the properties to such occupancy levels. Additionally, we evaluate the time period over which such occupancy levels would be achieved. Such evaluation includes an estimate of the net market-based rental revenues and net operating costs (primarily consisting of real estate taxes, insurance and utilities) that would be incurred during the lease-up period. Acquired in-place leases as of the date of acquisition are amortized over the remaining lease terms. | |
Acquired above- and below-market lease values are recorded based on the present value (using interest rates that reflect the risks associated with the leases acquired) of the difference between the contractual amounts to be paid pursuant to the in-place leases and management’s estimate of the market lease rates for the corresponding in-place leases. The capitalized above- and below-market lease values are amortized as adjustments to rental income over the remaining terms of the respective leases. We also consider fixed-rate renewal options in our calculation of the fair value of below-market leases and the periods over which such leases are amortized. If a tenant has a unilateral option to renew a below-market lease and we determine that the tenant has a financial incentive to exercise such option, we include such an option in the calculation of the fair value of such lease and the period over which the lease is amortized. | |
Management estimates the fair value of assumed mortgage notes payable based upon indications of then-current market pricing for similar types of debt with similar maturities. Assumed mortgage notes payable are initially recorded at their estimated fair values as of the assumption date, and the difference between each estimated fair value and each note’s outstanding principal balance is amortized over the life of the mortgage note payable as an adjustment to interest expense. | |
Derivative Instruments and Hedging Activities—We may use derivative instruments to manage exposure to variable interest rate risk. We generally enter into interest rate swaps to manage such risk. We enter into derivative instruments that qualify as cash flow hedges, and we do not enter into derivative instruments for speculative purposes. The interest rate swaps associated with our cash flow hedges are recorded at fair value on a recurring basis. We assess effectiveness of our cash flow hedges both at inception and on an ongoing basis. The effective portion of changes in fair value of the interest rate swaps associated with our cash flow hedges is recorded in accumulated other comprehensive income and is subsequently reclassified into interest expense as interest is incurred on the related variable rate debt. Our cash flow hedges become ineffective if critical terms of the hedging instrument and the debt instrument do not perfectly match, such as notional amounts, settlement dates, reset dates, the calculation period and the LIBOR rate. When ineffectiveness exists, the ineffective portion of changes in fair value of the interest rate swaps associated with our cash flow hedges is recognized in earnings in the period affected. In addition, we evaluate the default risk of the counterparty by monitoring the credit worthiness of the counterparty. Derivative instruments and hedging activities require management to make judgments on the nature of its derivatives and their effectiveness as hedges. These judgments determine if the changes in fair value of the derivative instruments are reported in the condensed consolidated statements of operations and comprehensive loss as a component of net loss or as a component of comprehensive income and as a component of stockholders' equity on the consolidated balance sheets. Although management believes its judgments are reasonable, a change in a derivative's effectiveness as a hedge could materially affect expenses, net income and equity. | |
Revenue Recognition—We commence revenue recognition on our leases based on a number of factors. In most cases, revenue recognition under a lease begins when the lessee takes possession of or controls the physical use of the leased asset. Generally, this occurs on the lease commencement date. The determination of who is the owner, for accounting purposes, of the tenant improvements determines the nature of the leased asset and when revenue recognition under a lease begins. If we are the owner, for accounting purposes, of the tenant improvements, then the leased asset is the finished space and revenue recognition begins when the lessee takes possession of the finished space, typically when the improvements are substantially complete. | |
If we conclude that we are not the owner, for accounting purposes, of the tenant improvements (the lessee is the owner), then the leased asset is the unimproved space and any tenant improvement allowances funded under the lease are treated as lease incentives, which reduce revenue recognized over the term of the lease. In these circumstances, we begin revenue recognition when the lessee takes possession of the unimproved space to construct their own improvements. We consider a number of different factors in evaluating whether we or the lessee is the owner of the tenant improvements for accounting purposes. These factors include: | |
• whether the lease stipulates how and on what a tenant improvement allowance may be spent; | |
• whether the tenant or landlord retains legal title to the improvements; | |
• the uniqueness of the improvements; | |
• the expected economic life of the tenant improvements relative to the length of the lease; and | |
• who constructs or directs the construction of the improvements. | |
We recognize rental income on a straight-line basis over the term of each lease. The difference between rental income earned on a straight-line basis and the cash rent due under the provisions of the lease agreements is recorded as deferred rent receivable and is included as a component of accounts receivable. Due to the impact of the straight-line basis, rental income generally will be greater than the cash collected in the early years and will be less than the cash collected in the later years of a lease. Our policy for percentage rental income is to defer recognition of contingent rental income until the specified target (i.e. breakpoint) that triggers the contingent rental income is achieved. We periodically review the collectability of outstanding receivables. Allowances will be taken for those balances that we deem to be uncollectible, including any amounts relating to straight-line rent receivables. | |
Reimbursements from tenants for recoverable real estate tax and operating expenses are accrued as revenue in the period in which the applicable expenses are incurred. We make certain assumptions and judgments in estimating the reimbursements at the end of each reporting period. We do not expect the actual results to materially differ from the estimated reimbursements. | |
We record lease termination income if there is a signed termination agreement, all of the conditions of the agreement have been met, collectability is reasonably assured and the tenant is no longer occupying the property. Upon early lease termination, we provide for losses related to unrecovered tenant-specific intangibles and other assets. | |
Income Taxes—We have elected to be taxed as a real estate investment trust (“REIT”) under the Internal Revenue Code of 1986, as amended (the “Code”). Our qualification and taxation as a REIT depends on our ability, on a continuing basis, to meet certain organizational and operational qualification requirements imposed upon REITs by the Code. If we fail to qualify as a REIT for any reason in a taxable year, we will be subject to tax on our taxable income at regular corporate rates. We would not be able to deduct distributions paid to stockholders in any year in which we fail to qualify as a REIT. We will also be disqualified for the four taxable years following the year during which qualification was lost unless we are entitled to relief under specific statutory provisions. Even if we qualify for taxation as a REIT, we may be subject to certain state and local taxes on our income, property or net worth, respectively, and to federal income and excise taxes on our undistributed income. Additionally, GAAP prescribes a recognition threshold and measurement attribute for the financial statement recognition of a tax position taken, or expected to be taken, in a tax return. A tax position may only be recognized in the consolidated financial statements if it is more likely than not that the tax position will be sustained upon examination. We believe it is more likely than not that our tax positions will be sustained in any tax examinations. | |
Noncontrolling Interests—Noncontrolling interests in the condensed consolidated balance sheets represent the economic equity interests of the Joint Venture and a subsidiary of the Joint Venture that were not owned by us. Noncontrolling interests in the condensed consolidated statements of equity represent contributions, distributions and allocated earnings to the CBRE Investors and unaffiliated holders of interests in a subsidiary of the Joint Venture. Noncontrolling interests in earnings of the Joint Venture in the condensed consolidated statements of operations and comprehensive loss represent losses allocated to noncontrolling interests based on the economic ownership percentage of the consolidated Joint Venture held by these investors. On December 31, 2013, we acquired the 46% interest in the Joint Venture previously owned by the CBRE Investors for a purchase price of $57.0 million. As a result, we own 100% of the Joint Venture commencing December 31, 2013. | |
Earnings Per Share—Earnings per share are calculated based on the weighted-average number of common shares outstanding during each period. Diluted income per share considers the effect of any potentially dilutive share equivalents for the three months ended March 31, 2014 and 2013. | |
There were 877,336 and 59,245 Class B units of the Operating Partnership outstanding and held by the Advisor and the Sub-advisor as of March 31, 2014 and 2013, respectively, that were excluded from diluted net loss per share computations as their effect would have been antidilutive. | |
Impact of Recently Issued Accounting Pronouncements—In March 2014, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") 2014-06, Technical Corrections and Improvements Related to Glossary Terms. The amendments in this update include technical corrections to the glossary including glossary links, glossary term deletions, glossary term name changes, and other miscellaneous technical corrections. In addition, the update includes more substantive, limited-scope improvements to reduce instances of the same term appearing multiple times in the glossary with similar, but not entirely identical, definitions. ASU 2014-06 was effective upon issuance. The adoption of this pronouncement did not have a material impact on our condensed consolidated financial statements. | |
In April 2014, FASB issued ASU 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity. The amendments in this update raise the threshold for a property disposal to qualify as a discontinued operation and require new disclosures of both discontinued operations and certain other disposals that do not meet the definition of a discontinued operation. The standard will be effective for us on January 1, 2015. The adoption of this pronouncement may affect our presentation and disclosure of any future property dispositions. |
Equity
Equity | 3 Months Ended |
Mar. 31, 2014 | |
Stockholders' Equity Note [Abstract] | ' |
Equity | ' |
EQUITY | |
General—We have the authority to issue a total of 1,000,000,000 shares of common stock with a par value of $0.01 per share and 10,000,000 shares of preferred stock, $0.01 par value per share. As of March 31, 2014, we had issued 177,547,179 shares of common stock generating gross cash proceeds of $1.76 billion. As of March 31, 2014, there were 177,435,825 shares of our common stock outstanding, which is net of 111,354 shares repurchased from stockholders pursuant to our share repurchase program, and we had issued no shares of preferred stock. The holders of shares of the common stock are entitled to one vote per share on all matters voted on by stockholders, including election of the board of directors. Our charter does not provide for cumulative voting in the election of directors. | |
Dividend Reinvestment Plan—We have adopted the DRP that allows stockholders to invest distributions in additional shares of our common stock at a price equal to $9.50 per share. Stockholders who elect to participate in the DRP, and who are subject to U.S. federal income taxation laws, will incur a tax liability on an amount equal to the fair value on the relevant distribution date of the shares of our common stock purchased with reinvested distributions, even though such stockholders have elected not to receive the distributions used to purchase those shares of common stock in cash. Distributions reinvested through the DRP for the three months ended March 31, 2014 and 2013, were $15.2 million and $1.0 million, respectively. | |
Share Repurchase Program—Our share repurchase program may provide a limited opportunity for stockholders to have shares of common stock repurchased, subject to certain restrictions and limitations, at a price equal to or at a discount from the purchase price paid for the shares being repurchased. | |
Repurchase of shares of common stock will be made monthly upon written notice received by us at least five days prior to the end of the applicable month. Stockholders may withdraw their repurchase request at any time up to five business days prior to the repurchase date. | |
The board of directors may, in its sole discretion, amend, suspend, or terminate the share repurchase program at any time. If the board of directors decides to amend, suspend or terminate the share repurchase program, stockholders will be provided with no less than 30 days’ written notice. During the three months ended March 31, 2014, there were 15,971 shares repurchased for $155,200 under the share repurchase program for an average repurchase price of $9.72 per share. As of March 31, 2014, we recorded a liability of $73,000 that represents our obligation to repurchase 7,407 shares of common stock submitted for repurchase during the three months ended March 31, 2014 but not yet repurchased. During the three months ended March 31, 2013, there were no shares repurchased under the share repurchase program. | |
2010 Long-Term Incentive Plan—We have adopted a 2010 Long-Term Incentive Plan which may be used to attract and retain officers, advisors, and consultants. We have not issued any shares under this plan as of March 31, 2014. | |
2010 Independent Director Stock Plan—We have also adopted an Amended and Restated 2010 Independent Director Stock Plan which may be used to offer independent directors an opportunity to participate in our growth through awards of shares of restricted common stock subject to time-based vesting. We have not issued any shares under this plan as of March 31, 2014. |
Fair_Value_Measurement
Fair Value Measurement | 3 Months Ended | |||||||||||||||||||||||||||||||
Mar. 31, 2014 | ||||||||||||||||||||||||||||||||
Fair Value Disclosures [Abstract] | ' | |||||||||||||||||||||||||||||||
Fair Value Measurement | ' | |||||||||||||||||||||||||||||||
FAIR VALUE MEASUREMENT | ||||||||||||||||||||||||||||||||
ASC 820, Fair Value Measurement (“ASC 820”) defines fair value, establishes a framework for measuring fair value in accordance with GAAP and expands disclosures about fair value measurements. ASC 820 emphasizes that fair value is intended to be a market-based measurement, as opposed to a transaction-specific measurement. Fair value is defined by ASC 820 as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. Depending on the nature of the asset or liability, various techniques and assumptions can be used to estimate the fair value. Assets and liabilities are measured using inputs from three levels of the fair value hierarchy, as follows: | ||||||||||||||||||||||||||||||||
Level 1—Inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities that we have the ability to access at the measurement date. An active market is defined as a market in which transactions for the assets or liabilities occur with sufficient frequency and volume to provide pricing information on an ongoing basis. | ||||||||||||||||||||||||||||||||
Level 2—Inputs include quoted prices for similar assets and liabilities in active markets, quoted prices for identical or similar assets or liabilities in markets that are not active (markets with few transactions), inputs other than quoted prices that are observable for the asset or liability (i.e., interest rates, yield curves, etc.), and inputs that are derived principally from or corroborated by observable market data correlation or other means (market corroborated inputs). | ||||||||||||||||||||||||||||||||
Level 3—Unobservable inputs, only used to the extent that observable inputs are not available, reflect our assumptions about the pricing of an asset or liability. | ||||||||||||||||||||||||||||||||
The following describes the methods we use to estimate the fair value of our financial and non-financial assets and liabilities: | ||||||||||||||||||||||||||||||||
Cash and cash equivalents, restricted cash and investments, accounts receivable, prepaid expenses, accounts payable, and accrued expenses—We consider the carrying values of these financial instruments to approximate fair value because of the short period of time between origination of the instruments and their expected realization. | ||||||||||||||||||||||||||||||||
Real estate investments—The purchase prices of the investment properties, including related lease intangible assets and liabilities, were allocated at estimated fair value based on Level 3 inputs, such as discount rates, capitalization rates, comparable sales, replacement costs, income and expense growth rates and current market rents and allowances as determined by management. | ||||||||||||||||||||||||||||||||
Mortgages and loans payable —We estimate the fair value of our debt by discounting the future cash flows of each instrument at rates currently offered for similar debt instruments of comparable maturities by our lenders using Level 3 inputs. The discount rate used approximates current lending rates for loans or groups of loans with similar maturities and credit quality, assuming the debt is outstanding through maturity and considering the debt’s collateral (if applicable). Such discount rates were 4.25% and 4.5% for secured fixed-rate debt as of March 31, 2014 and December 31, 2013, respectively. We have utilized market information, as available, or present value techniques to estimate the amounts required to be disclosed. The fair value and recorded value of our borrowings as of March 31, 2014, were $290.9 million and $286.1 million, respectively. The fair value and recorded value of our borrowings as of December 31, 2013, were $201.4 million and $200.9 million, respectively. | ||||||||||||||||||||||||||||||||
Derivative instruments — As of December 31, 2013, we were a party to one interest rate swap agreement with a notional amount of $50.0 million that was measured at fair value on a recurring basis. The interest rate swap agreement effectually fixed the variable interest rate of a $50.0 million portion of our unsecured credit facility at 2.10% through December 2017. On February 21, 2014, we sold our interest rate swap to an unaffiliated party. | ||||||||||||||||||||||||||||||||
The fair value of the interest rate swap agreement as of December 31, 2013 was based on the estimated amount we would receive or pay to terminate the contract at the reporting date and was determined using interest rate pricing models and interest rate related observable inputs. Although we determined that the significant inputs used to value our derivative fell within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with our counterparties and our own credit risk utilize Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by us and our counterparties. However, as of December 31, 2013, we have assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative position and have determined that the credit valuation adjustments are not significant to the overall valuation of our derivative. As a result, we have determined that our derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy. | ||||||||||||||||||||||||||||||||
Considerable judgment is necessary to develop estimated fair values of financial and non-financial assets and liabilities. Accordingly, the estimates presented herein are not necessarily indicative of the amount we realized upon disposition of the financial asset on February 21, 2014 (see Note 10). | ||||||||||||||||||||||||||||||||
A summary of our financial asset that was measured at fair value, by level within the fair value hierarchy is as follows (in thousands): | ||||||||||||||||||||||||||||||||
31-Mar-14 | December 31, 2013 | |||||||||||||||||||||||||||||||
Level 1 | Level 2 | Level 3 | Total | Level 1 | Level 2 | Level 3 | Total | |||||||||||||||||||||||||
Interest rate swap | $ | — | $ | — | $ | — | $ | — | $ | — | $ | 818 | $ | — | $ | 818 | ||||||||||||||||
Real_Estate_Acquisitions
Real Estate Acquisitions | 3 Months Ended | ||||
Mar. 31, 2014 | |||||
Business Combinations [Abstract] | ' | ||||
Real Estate Acquisitions | ' | ||||
REAL ESTATE ACQUISITIONS | |||||
For the three months ended March 31, 2014, we acquired 17 grocery-anchored retail centers for a combined purchase price of approximately $285.7 million, including $84.4 million of assumed debt with a fair value of $86.6 million. The following tables present certain additional information regarding our acquisitions of properties which were deemed individually immaterial when acquired, but are material in the aggregate. We allocated the purchase price of these acquisitions to the fair value of the assets acquired and lease liabilities assumed as follows (in thousands): | |||||
Three Months Ended | |||||
31-Mar-14 | |||||
Land | $ | 64,080 | |||
Building and improvements | 190,806 | ||||
Acquired in-place leases | 24,150 | ||||
Acquired above-market leases | 9,243 | ||||
Acquired below-market leases | (2,570 | ) | |||
Total | $ | 285,709 | |||
The amounts recognized for revenues, acquisition expenses and net loss from each respective acquisition date to March 31, 2014 related to the operating activities of our material acquisitions are as follows (in thousands): | |||||
Three Months Ended | |||||
31-Mar-14 | |||||
Revenues | $ | 2,164 | |||
Acquisition expenses | 5,188 | ||||
Net loss | (5,511 | ) | |||
The following unaudited information summarizes selected financial information from our combined results of operations, as if all of our acquisitions for 2013 and 2014 had been acquired on January 1, 2013. | |||||
We estimated that revenues, on a pro forma basis, for the three months ended March 31, 2014 and 2013, would have been approximately $40.9 million and $40.1 million, respectively, and our net income attributable to our stockholders, on a pro forma basis, would have been approximately $6.0 million and $5.0 million, respectively. The pro forma net income per share would have been approximately $0.03 and $0.04 for the three months ended March 31, 2014 and 2013, respectively. | |||||
The following unaudited information summarizes selected financial information from our combined results of operations, as if all of our acquisitions for 2012 and 2013 had been acquired on January 1, 2012. | |||||
We estimated that revenues, on a pro forma basis, for the three months ended March 31, 2013 and 2012, would have been approximately $12.8 million and $12.5 million, respectively, and our net loss attributable to our stockholders, on a pro forma basis excluding acquisition expenses, would have been approximately $1.7 million and $0.5 million, respectively. The pro forma net loss per share excluding acquisition expenses would have been $0.09 and $0.03, respectively, for the three months ended March 31, 2013 and 2012. | |||||
This pro forma information is presented for informational purposes only and may not be indicative of what actual results of operations would have been had the transactions occurred at the beginning of the period, nor does it purport to represent the results of future operations. |
Acquired_Intangible_Assets
Acquired Intangible Assets | 3 Months Ended | |||||||
Mar. 31, 2014 | ||||||||
Finite Lived Intangible Assets Disclosure [Abstract] | ' | |||||||
Acquired Intangible Assets | ' | |||||||
ACQUIRED INTANGIBLE ASSETS | ||||||||
Acquired intangible lease assets consisted of the following (in thousands): | ||||||||
March 31, 2014 | December 31, 2013 | |||||||
Acquired in-place leases, net of accumulated amortization of $15,085 and $10,363, respectively | $ | 111,257 | $ | 91,829 | ||||
Acquired above market leases, net of accumulated amortization of $4,945 and $3,967, respectively | 24,166 | 15,901 | ||||||
Total | $ | 135,423 | $ | 107,730 | ||||
Amortization expense recorded on the intangible assets for the three months ended March 31, 2014 and 2013 was $5.7 million and $1.7 million, respectively. | ||||||||
Estimated future amortization expense of the respective acquired intangible lease assets as of March 31, 2014 for the remainder of 2014 and for each of the four succeeding calendar years and thereafter is as follows (in thousands): | ||||||||
Year | In-Place Leases | Above Market Leases | ||||||
April 1 to December 31, 2014 | $ | 15,863 | $ | 3,329 | ||||
2015 | 20,489 | 4,200 | ||||||
2016 | 18,458 | 3,570 | ||||||
2017 | 16,441 | 3,018 | ||||||
2018 | 12,489 | 2,372 | ||||||
2019 and thereafter | 27,517 | 7,677 | ||||||
Total | $ | 111,257 | $ | 24,166 | ||||
The weighted-average amortization periods for acquired in-place lease and above-market lease intangibles are seven years and eight years, respectively. |
Mortgages_and_Loans_Payable
Mortgages and Loans Payable | 3 Months Ended | |||||||||||||||||||||||||||
Mar. 31, 2014 | ||||||||||||||||||||||||||||
Debt Disclosure [Abstract] | ' | |||||||||||||||||||||||||||
Mortgages and Loans Payable | ' | |||||||||||||||||||||||||||
MORTGAGES AND LOANS PAYABLE | ||||||||||||||||||||||||||||
As of March 31, 2014, we had approximately $286.1 million of outstanding mortgage notes payable, inclusive of a below-market assumed debt adjustment of $6.5 million, net of accumulated amortization. As of December 31, 2013, we had approximately $200.9 million of outstanding mortgage notes payable, inclusive of a below-market assumed debt adjustment of $4.8 million, net of accumulated amortization. Of the amount outstanding on our mortgage notes payable at March 31, 2014, $22.8 million is for loans that mature in 2014. Subsequent to March 31, 2014, we repaid $4.6 million of such maturities. We intend to repay or refinance the remaining loans maturing in 2014 as they mature. Each mortgage note payable is secured by the respective property on which the debt was placed. As of March 31, 2014 and December 31, 2013, the weighted-average interest rate for the loans was 5.62% and 5.61%, respectively. | ||||||||||||||||||||||||||||
We also have access to a $350 million unsecured revolving credit facility, which may be expanded to $600 million, with no current outstanding principal balance as of March 31, 2014, from which we may draw funds to pay certain long-term debt obligations as they mature. As of March 31, 2014, the current borrowing capacity of the unsecured revolving credit facility was $226.3 million, as calculated using properties eligible to be included in the calculation of the borrowing base as defined by the terms of the credit facility. The interest rate on amounts outstanding under this credit facility is currently LIBOR plus 1.30%. The credit facility matures on December 18, 2017. | ||||||||||||||||||||||||||||
During the three months ended March 31, 2014, in conjunction with our acquisition of seven real estate properties, we assumed debt of $84.4 million with a fair value of $86.6 million. During the three months ended March 31, 2013, in conjunction with our acquisition of three real estate properties, we assumed debt of $36.6 million with a fair value of $39.4 million. The assumed debt market adjustment will be amortized over the remaining life of the loans, and this amortization is classified as interest expense. The amortization recorded on the assumed below-market debt adjustment was $0.5 million and $0.2 million for the three months ended March 31, 2014 and 2013, respectively. | ||||||||||||||||||||||||||||
The following is a summary of our debt obligations as of March 31, 2014 and December 31, 2013 (in thousands): | ||||||||||||||||||||||||||||
March 31, 2014 | December 31, 2013 | |||||||||||||||||||||||||||
Outstanding Principal Balance | Maximum Borrowing Capacity | Outstanding Principal Balance | Maximum Borrowing Capacity | |||||||||||||||||||||||||
Fixed-rate mortgages payable(1) | $ | 279,578 | $ | 279,578 | $ | 196,052 | $ | 196,052 | ||||||||||||||||||||
Unsecured credit facility - fixed-rate(2) | — | — | — | 50,000 | ||||||||||||||||||||||||
Unsecured credit facility - variable-rate | — | 226,366 | — | 176,745 | ||||||||||||||||||||||||
Assumed below-market debt adjustment | 6,520 | N/A | 4,820 | N/A | ||||||||||||||||||||||||
Total | $ | 286,098 | $ | 505,944 | $ | 200,872 | $ | 422,797 | ||||||||||||||||||||
(1) | Due to the non-recourse nature of certain mortgages, the assets and liabilities of the following properties are neither available to pay the debts of the consolidated limited liability companies nor constitute obligations of the consolidated limited liability companies: Baker Hill Center, Broadway Plaza, Publix at Northridge, Kleinwood Center, Murray Landing, Vineyard Center, Sunset Center, Westwoods Shopping Center, Stockbridge Commons, East Burnside Plaza, Fresh Market, Collington Plaza, Stop & Shop Plaza, Arcadia Plaza, Savoy Plaza, Coppell Market Center, and Statler Square. The outstanding principal balance of these non-recourse mortgages as of March 31, 2014 and December 31, 2013 was $193.0 million and $157.8 million, respectively. | |||||||||||||||||||||||||||
(2) | As of December 31, 2013, the interest rate on $50.0 million of the amount available under our unsecured credit facility was effectually fixed at 2.10% by an interest rate swap agreement (see Notes 4 and 10). | |||||||||||||||||||||||||||
Below is a listing of the mortgage loans payable with their respective principal payment obligations (in thousands) and weighted-average interest rates: | ||||||||||||||||||||||||||||
2014 (1) | 2015 | 2016 | 2017 | 2018 | Thereafter | Total | ||||||||||||||||||||||
Maturing debt:(2) | ||||||||||||||||||||||||||||
Fixed-rate mortgages payable | $ | 26,589 | $ | 37,332 | $ | 86,075 | $ | 45,403 | $ | 15,878 | $ | 68,301 | $ | 279,578 | ||||||||||||||
Weighted-average interest rate on debt: | ||||||||||||||||||||||||||||
Fixed-rate mortgages payable(3) | 6.8 | % | 5.5 | % | 5.7 | % | 5.3 | % | 6.4 | % | 5.3 | % | 5.6 | % | ||||||||||||||
(1) | Includes only April 1, 2014 through December 31, 2014. | |||||||||||||||||||||||||||
(2) | The debt maturity table does not include any below-market debt adjustment, of which $6.5 million, net of accumulated amortization, was outstanding as of March 31, 2014. | |||||||||||||||||||||||||||
(3) | All but $6.4 million of the fixed-rate debt represents loans assumed as part of certain acquisitions. The assumed loans typically have higher interest rates than interest rates associated with new debt. |
Acquired_BelowMarket_Lease_Int
Acquired Below-Market Lease Intangibles | 3 Months Ended | |||||||
Mar. 31, 2014 | ||||||||
Acquired Below Market Lease Intangibles [Abstract] | ' | |||||||
Acquired Below-Market Lease Intangibles | ' | |||||||
ACQUIRED BELOW-MARKET LEASE INTANGIBLES | ||||||||
Acquired below-market lease intangibles consisted of the following (in thousands): | ||||||||
March 31, 2014 | December 31, 2013 | |||||||
Acquired below-market leases, net of accumulated amortization of $3,596 and $2,708, respectively | $ | 22,069 | $ | 20,387 | ||||
Amortization recorded on the intangible liabilities for the three months ended March 31, 2014 and 2013 was $0.9 million and $0.3 million, respectively. | ||||||||
Estimated future amortization income of the intangible lease liabilities as of March 31, 2014 for the remainder of 2014 and for each of the four succeeding calendar years and thereafter is as follows (in thousands): | ||||||||
Year | Below Market Leases | |||||||
April 1 to December 31, 2014 | $ | 2,803 | ||||||
2015 | 3,511 | |||||||
2016 | 3,082 | |||||||
2017 | 2,647 | |||||||
2018 | 2,065 | |||||||
2019 and thereafter | 7,961 | |||||||
Total | $ | 22,069 | ||||||
The weighted-average amortization period for below-market lease intangibles is 10 years. |
Commitments_and_Contingencies
Commitments and Contingencies | 3 Months Ended |
Mar. 31, 2014 | |
Commitments and Contingencies Disclosure [Abstract] | ' |
Commitments and Contingencies | ' |
COMMITMENTS AND CONTINGENCIES | |
Litigation | |
In the ordinary course of business, we may become subject to litigation or claims. There are no material legal proceedings pending, or known to be contemplated, against us. | |
Environmental Matters | |
In connection with the ownership and operation of real estate, we may be potentially liable for costs and damages related to environmental matters. We have not been notified by any governmental authority of any non-compliance, liability or other claim, nor are we aware of any other environmental condition that we believe will have a material impact on our condensed consolidated financial statements. | |
Operating Lease | |
We lease land under a long-term lease at one property. The current lease term expires on October 31, 2017. Total rental expense for the lease was $5,000 for the three months ended March 31, 2014 and 2013. Minimum rental commitments under the noncancelable term of the lease as of March 31, 2014 are as follows: (i) April 1 to December 31, 2014, $15,000; (ii) 2015, $20,000; (iii) 2016, $20,000; and (iv) 2017, $17,000. |
Derivatives_and_Hedging_Activi
Derivatives and Hedging Activities | 3 Months Ended | ||||||||
Mar. 31, 2014 | |||||||||
Derivative Instruments and Hedging Activities Disclosure [Abstract] | ' | ||||||||
Derivatives and Hedging Activities | ' | ||||||||
DERIVATIVES AND HEDGING ACTIVITIES | |||||||||
Risk Management Objective of Using Derivatives | |||||||||
We are exposed to certain risk arising from both our business operations and economic conditions. We principally manage our exposure to a wide variety of business and operational risks through management of our core business activities. We manage economic risks, including interest rate, liquidity, and credit risk primarily by managing the amount, sources, and duration of our debt funding and the use of derivative financial instruments. Specifically, we have entered into derivative financial instruments to manage exposures that arise from business activities that result in the receipt or payment of future known and uncertain cash amounts, the value of which are determined by interest rates. Our derivative financial instruments were used to manage differences in the amount, timing, and duration of our known or expected cash receipts and our known or expected cash payments principally related to our investments and borrowings. | |||||||||
Cash Flow Hedges of Interest Rate Risk | |||||||||
Our objectives in using interest rate derivatives have been to add stability to interest expense and to manage our exposure to interest rate movements. To accomplish this objective, we primarily have used interest rate swaps as part of our interest rate risk management strategy. Interest rate swaps designated as cash flow hedges involve the receipt of variable amounts from a counterparty in exchange for our making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount. | |||||||||
The effective portion of changes in the fair value of derivatives designated and that qualify as cash flow hedges is recorded in accumulated other comprehensive income and is subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. During 2014, such derivatives were used to hedge the variable cash flows associated with certain variable-rate debt. The ineffective portion of the change in fair value of the derivatives is recognized directly in earnings. | |||||||||
During the three months ended March 31, 2014, we terminated our only active interest rate swap and accelerated the reclassification of amounts in other comprehensive income to earnings as a result of the hedged forecasted transactions becoming probable not to occur. The accelerated amounts were a gain of $690,000 recorded in other income, net, in the condensed consolidated statements of operations and comprehensive loss for the three months ended March 31, 2014. As a result of the hedged forecasted transaction becoming probable not to occur, the swap was de-designated as a cash flow hedge in February, 2014, and changes in fair value of a loss of $326,000 were recorded directly in earnings during the three months ended March 31, 2014. | |||||||||
As of March 31, 2014, we had no active outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk. | |||||||||
Tabular Disclosure of the Effect of Derivative Instruments on the Condensed Consolidated Statements of Operations and Comprehensive Loss | |||||||||
The table below presents the effect of our derivative financial instrument on the condensed consolidated statements of operations and comprehensive loss for the three months ended March 31, 2014 and March 31, 2013, respectively (in thousands). | |||||||||
Derivatives in Cash Flow Hedging Relationships (Interest Rate Swap) | Three Months Ended March 31, 2014 | Three Months Ended March 31, 2013 | |||||||
Amount of loss recognized in other comprehensive income on derivative | $ | — | $ | (83 | ) | ||||
Amount of gain (loss) reclassified from accumulated other comprehensive income into interest expense | — | — | |||||||
Amount of gain recognized in income on derivative (ineffective portion, reclassifications of missed forecasted transactions and amounts excluded from effectiveness testing) | 690 | — | |||||||
Related_Party_Transactions
Related Party Transactions | 3 Months Ended | |||||||||||||||
Mar. 31, 2014 | ||||||||||||||||
Related Party Transactions [Abstract] | ' | |||||||||||||||
Related Party Transactions | ' | |||||||||||||||
RELATED PARTY TRANSACTIONS | ||||||||||||||||
Advisory Agreement—Pursuant to our advisory agreement, the Advisor is entitled to specified fees for certain services, including managing our day-to-day activities and implementing our investment strategy. The Advisor has entered into a sub-advisory agreement with the Sub-advisor, which manages our day-to-day affairs and our portfolio of real estate investments on behalf of the Advisor, subject to the board’s supervision and certain major decisions requiring the consent of both the Advisor and Sub-advisor. The expenses to be reimbursed to the Advisor and Sub-advisor will be reimbursed in proportion to the amount of expenses incurred on our behalf by the Advisor and Sub-advisor, respectively. | ||||||||||||||||
Organization and Offering Costs—Under the terms of the advisory agreement, we are to reimburse on a monthly basis the Advisor, the Sub-advisor or their respective affiliates for cumulative organization and offering costs and future organization and offering costs they may incur on our behalf but only to the extent that the reimbursement would not exceed 1.5% of gross offering proceeds over the life of our primary initial public offering and our DRP offering. As of March 31, 2014, the Advisor, Sub-advisor and their affiliates have charged us approximately $27.4 million of cumulative organization and offering costs, and we have reimbursed $27.3 million of such costs, resulting in a net payable of $0.1 million. As of December 31, 2013, the Advisor, Sub-advisor and their affiliates had charged us approximately $26.3 million of cumulative organization and offering costs, and we had reimbursed $25.9 million of such costs, resulting in a net payable of $0.4 million. | ||||||||||||||||
Acquisition Fee—We pay the Advisor an acquisition fee related to services provided in connection with the selection and purchase or origination of real estate and real estate-related investments. The acquisition fee is equal to 1.0% of the cost of investments we acquire or originate, including any debt attributable to such investments. | ||||||||||||||||
Acquisition Expenses—We reimburse the Sub-advisor for expenses actually incurred related to selecting, evaluating, and acquiring assets on our behalf. During the three months ended March 31, 2014, we reimbursed the Sub-advisor for personnel costs related to due diligence services for assets we acquired during the period. | ||||||||||||||||
Asset Management Fee—We issue to the Advisor and the Sub-advisor, on a quarterly basis, performance-based Class B units of the Operating Partnership. During the three months ended March 31, 2014, the Operating Partnership issued 344,956 Class B units to the Advisor and the Sub-advisor under the advisory agreement for the asset management services performed by the Advisor and the Sub-advisor during the period from October 1, 2013 to December 31, 2013. These Class B units will not vest until an economic hurdle has been met and the Advisor and Sub-advisor continue to provide advisory services through the date that such economic hurdle is met. The economic hurdle will be met when the value of the Operating Partnership’s assets plus all distributions made equal or exceed the total amount of capital contributed by investors plus a 6% cumulative, pre-tax, non-compounded annual return thereon. | ||||||||||||||||
The CBRE Investors paid asset management fees in cash pursuant to the advisory agreement between the Joint Venture and the Advisor through December 31, 2013. On December 31, 2013, we acquired the 46% interest in the Joint Venture previously owned by the CBRE Investors. As a result, we own 100% of the Joint Venture as of December 31, 2013. | ||||||||||||||||
Financing Fee—We pay the Advisor or Sub-advisor a financing fee equal to 0.75% of all amounts made available under any loan or line of credit. | ||||||||||||||||
Disposition Fee—For substantial assistance by the Advisor, Sub-advisor or any of their affiliates in connection with the sale of properties or other investments, we will pay the Advisor or its assignee 2.0% of the contract sales price of each property or other investment sold. The conflicts committee of our board of directors will determine whether the Advisor, Sub-advisor or their respective affiliates have provided substantial assistance to us in connection with the sale of an asset. Substantial assistance in connection with the sale of a property includes the Advisor’s or Sub-advisor’s preparation of an investment package for the property (including an investment analysis, rent rolls, tenant information regarding credit, a property title report, an environmental report, a structural report and exhibits) or such other substantial services performed by the Advisor or Sub-advisor in connection with a sale. However, if we sell an asset to an affiliate, our organizational documents will prohibit us from paying the Advisor, the Sub-advisor or their respective affiliates a disposition fee. As of March 31, 2014, we have not disposed of any properties or other investments, and no disposition fees have been earned by or paid to the Advisor or Sub-advisor. | ||||||||||||||||
General and Administrative Expenses—As of March 31, 2014 and December 31, 2013, we owed the Advisor, the Sub-advisor and their affiliates $85,000 for general and administrative expenses paid on our behalf. As of March 31, 2014, the Advisor, the Sub-advisor and their affiliates have not allocated any portion of their employees’ salaries to general and administrative expenses. | ||||||||||||||||
Summarized below are the fees earned by and the expenses reimbursable to the Advisor and the Sub-advisor, except for organization and offering costs and general and administrative expenses, which we disclose above, for the three months ended March 31, 2014 and 2013 and any related amounts unpaid as of March 31, 2014 and December 31, 2013 (in thousands): | ||||||||||||||||
For the Three Months Ended | Unpaid Amount as of | |||||||||||||||
March 31, | March 31, | December 31, | ||||||||||||||
2014 | 2013 | 2014 | 2013 | |||||||||||||
Acquisition fees | $ | 2,842 | $ | 1,648 | $ | — | $ | — | ||||||||
Acquisition expenses | 265 | — | — | — | ||||||||||||
Class B unit distribution(1) | 118 | 4 | 50 | 30 | ||||||||||||
Asset management fees(2) | — | 249 | — | — | ||||||||||||
Financing fees | 633 | 1,958 | — | — | ||||||||||||
Disposition fees | — | — | — | — | ||||||||||||
(1) | Represents the distributions paid to the Advisor and the Sub-advisor as holders of Class B units of the Operating Partnership. | |||||||||||||||
(2) | Paid by the CBRE Investors pursuant to the advisory agreement between the Joint Venture and the Advisor. | |||||||||||||||
Subordinated Participation in Net Sales Proceeds—The Operating Partnership will pay to PE-ARC Special Limited Partner, LLC (the “Special Limited Partner”) a subordinated participation in the net sales proceeds of the sale of real estate assets equal to 15.0% of remaining net sales proceeds after return of capital contributions to stockholders plus payment to stockholders of a 7.0% cumulative, pre-tax, non-compounded return on the capital contributed by stockholders. The Advisor has a 15.0% interest and the Sub-advisor has an 85.0% interest in the Special Limited Partner. No sales of real estate assets occurred in the three months ended March 31, 2014 and 2013. | ||||||||||||||||
Subordinated Incentive Listing Distribution—The Operating Partnership will pay to the Special Limited Partner a subordinated incentive listing distribution upon the listing of our common stock on a national securities exchange. Such incentive listing distribution is equal to 15.0% of the amount by which the market value of all of our issued and outstanding common stock plus distributions exceeds the aggregate capital contributed by stockholders plus an amount equal to a 7.0% cumulative, pre-tax non-compounded annual return to stockholders. | ||||||||||||||||
Neither the Special Limited Partner nor any of its affiliates can earn both the subordinated participation in net sales proceeds and the subordinated incentive listing distribution. No subordinated incentive listing distribution was earned for the three months ended March 31, 2014 and 2013. | ||||||||||||||||
Subordinated Distribution Upon Termination of the Advisor Agreement—Upon termination or non-renewal of the advisory agreement, the Special Limited Partner shall be entitled to a subordinated termination distribution in the form of a non-interest bearing promissory note equal to 15.0% of the amount by which the cost of our assets plus distributions exceeds the aggregate capital contributed by stockholders plus an amount equal to a 7.0% cumulative, pre-tax non-compounded annual return to stockholders. In addition, the Special Limited Partner may elect to defer its right to receive a subordinated distribution upon termination until either a listing on a national securities exchange or a liquidity event occurs. | ||||||||||||||||
Property Manager—All of our real properties are managed and leased by Phillips Edison & Company Ltd. (the “Property Manager”), an affiliated property manager. The Property Manager is wholly owned by our Phillips Edison sponsor and was organized on September 15, 1999. The Property Manager also manages real properties acquired by the Phillips Edison affiliates or other third parties. | ||||||||||||||||
We pay to the Property Manager monthly property management fees equal to 4.5% of the gross cash receipts of the properties managed by the Property Manager. In the event that we contract directly with a non-affiliated third-party property manager with respect to a property, we will pay the Property Manager a monthly oversight fee equal to 1.0% of the gross revenues of the property managed. In addition to the property management fee or oversight fee, if the Property Manager provides leasing services with respect to a property, we pay the Property Manager leasing fees in an amount equal to the leasing fees charged by unaffiliated persons rendering comparable services in the same geographic location of the applicable property. We reimburse the costs and expenses incurred by the Property Manager on our behalf, including legal, travel and other out-of-pocket expenses that are directly related to the management of specific properties, as well as fees and expenses of third-party accountants. | ||||||||||||||||
If we engage the Property Manager to provide construction management services with respect to a particular property, we pay a construction management fee in an amount that is usual and customary for comparable services rendered to similar projects in the geographic market of the property. | ||||||||||||||||
The Property Manager hires, directs and establishes policies for employees who have direct responsibility for the operations of each real property it manages, which may include, but is not limited to, on-site managers and building and maintenance personnel. Certain employees of the Property Manager may be employed on a part-time basis and may also be employed by the Sub-advisor or certain of its affiliates. The Property Manager also directs the purchase of equipment and supplies and will supervise all maintenance activity. | ||||||||||||||||
Summarized below are the fees earned by and the expenses reimbursable to the Property Manager for the three months ended March 31, 2014 and 2013 and any related amounts unpaid as of March 31, 2014 and December 31, 2013 (in thousands): | ||||||||||||||||
For the Three Months Ended | Unpaid Amount as of | |||||||||||||||
March 31, | March 31, | December 31, | ||||||||||||||
2014 | 2013 | 2014 | 2013 | |||||||||||||
Property management fees | $ | 1,582 | $ | 458 | $ | 660 | $ | 418 | ||||||||
Leasing commissions | 570 | 188 | 229 | 80 | ||||||||||||
Construction management fees | 40 | 23 | 11 | 50 | ||||||||||||
Other fees and reimbursements | 292 | 118 | 104 | 89 | ||||||||||||
Total | $ | 2,484 | $ | 787 | $ | 1,004 | $ | 637 | ||||||||
Dealer Manager— The dealer manager for the primary portion of our initial public offering was Realty Capital Securities, LLC (the “Dealer Manager”). The Dealer Manager is a member firm of the Financial Industry Regulatory Authority, Inc. (“FINRA”) and was organized on August 29, 2007. The Dealer Manager is a subsidiary of an entity which is under common ownership with our AR Capital sponsor and provided certain sales, promotional and marketing services in connection with the distribution of the shares of common stock offered under the primary portion of our initial public offering. Excluding shares sold pursuant to the “friends and family” program, the Dealer Manager was generally paid a sales commission equal to 7.0% of the gross proceeds from the sale of shares of the common stock sold in the primary offering and a dealer manager fee equal to 3.0% of the gross proceeds from the sale of shares of the common stock sold in the primary offering. The Dealer Manager typically reallowed 100% of the selling commissions and a portion of the dealer manager fee to participating broker-dealers. Our agreement with the Dealer Manager terminated by its terms in connection with the close of our primary offering on February 7, 2014. | ||||||||||||||||
Summarized below are the fees earned by the Dealer Manager for the three months ended March 31, 2014 and 2013 (in thousands): | ||||||||||||||||
For the Three Months Ended | ||||||||||||||||
March 31, | ||||||||||||||||
2014 | 2013 | |||||||||||||||
Selling commissions | $ | 157 | $ | 5,599 | ||||||||||||
Selling commissions reallowed | 157 | 5,599 | ||||||||||||||
Dealer manager fees | 72 | 2,542 | ||||||||||||||
Dealer manager fees reallowed | 29 | 986 | ||||||||||||||
Share Purchases by Sub-advisor—The Sub-advisor agreed to purchase on a monthly basis sufficient shares sold in our public offering such that the total shares owned by the Sub-advisor was equal to at least 0.10% of our outstanding shares (excluding shares issued after the commencement of, and outside of, the initial public offering) at the end of each immediately preceding month. The Sub-advisor purchased shares at a purchase price of $9.00 per share, reflecting no dealer manager fee or selling commissions paid on such shares. | ||||||||||||||||
As of March 31, 2014 and December 31, 2013, the Sub-advisor owned 176,509 shares of our common stock, or approximately 0.10% of our common stock issued during our initial public offering period, which closed on February 7, 2014. The Sub-advisor may not sell any of these shares while serving as the Sub-advisor. |
Economic_Dependency
Economic Dependency | 3 Months Ended | |||||||
Mar. 31, 2014 | ||||||||
Economic Dependency [Abstract] | ' | |||||||
Economic Dependency | ' | |||||||
ECONOMIC DEPENDENCY | ||||||||
We are dependent on the Advisor, the Sub-advisor, the Property Manager, and their respective affiliates for certain services that are essential to us, asset acquisition and disposition decisions, asset management, operating and leasing of our properties, and other general and administrative responsibilities. In the event that the Advisor, the Sub-advisor, and/or the Property Manager are unable to provide such services, we would be required to find alternative service providers or sources of capital. | ||||||||
As of March 31, 2014 and December 31, 2013, we owed the Advisor, the Sub-advisor and their respective affiliates approximately $1.2 million and $1.1 million, respectively, for offering and organization expenses, general and administrative expenses and asset management, property management, and other fees payable as shown below (in thousands): | ||||||||
March 31, 2014 | December 31, 2013 | |||||||
Offering and organization expenses payable | $ | 75 | $ | 379 | ||||
General and administrative expenses of the company paid by a sponsor | 85 | 85 | ||||||
Asset management, property management, and other fees payable | 1,054 | 668 | ||||||
Total due | $ | 1,214 | $ | 1,132 | ||||
Operating_Leases
Operating Leases | 3 Months Ended | |||
Mar. 31, 2014 | ||||
Leases, Operating [Abstract] | ' | |||
Operating Leases | ' | |||
OPERATING LEASES | ||||
The terms and expirations of our operating leases with our tenants vary. The lease agreements frequently contain options to extend the terms of leases and other terms and conditions as negotiated. We retain substantially all of the risks and benefits of ownership of the real estate assets leased to tenants. | ||||
Approximate future rentals to be received under non-cancelable operating leases in effect at March 31, 2014, assuming no new or renegotiated leases or option extensions on lease agreements, are as follows (in thousands): | ||||
Year | Amount | |||
April 1 to December 31, 2014 | $ | 89,252 | ||
2015 | 111,990 | |||
2016 | 101,447 | |||
2017 | 89,645 | |||
2018 | 75,319 | |||
2019 and thereafter | 322,317 | |||
Total | $ | 789,970 | ||
No single tenant comprised 10% or more of our aggregate annualized effective rent as of March 31, 2014. |
Subsequent_Events
Subsequent Events | 3 Months Ended | |||||||||||||||
Mar. 31, 2014 | ||||||||||||||||
Subsequent Events [Abstract] | ' | |||||||||||||||
Subsequent Events | ' | |||||||||||||||
SUBSEQUENT EVENTS | ||||||||||||||||
Distributions | ||||||||||||||||
On April 1, 2014, we paid a distribution equal to a daily amount of $0.00183562 per share of common stock outstanding for stockholders of record for the period from March 1, 2014 through March 31, 2014. The total gross amount of the distribution was approximately $10.1 million, with $5.3 million being reinvested in the DRP, for a net cash distribution of $4.8 million. | ||||||||||||||||
On May 1, 2014, we paid a distribution equal to a daily amount of $0.00183562 per share of common stock outstanding for stockholders of record for the period from April 1, 2014 through April 30, 2014. The total gross amount of the distribution was approximately $9.8 million, with $5.2 million being reinvested in the DRP, for a net cash distribution of $4.6 million. | ||||||||||||||||
Acquisitions | ||||||||||||||||
Subsequent to March 31, 2014, we acquired a 100% ownership in the following properties (dollars in thousands): | ||||||||||||||||
Property Name | Location | Anchor Tenant | Acquisition Date | Purchase Price | Square Footage | Leased % of Rentable Square Feet at Acquisition | ||||||||||
Hamilton Village | Chattanooga, TN | Walmart | 4/3/14 | $ | 33,679 | 429,325 | 98.6 | % | ||||||||
Waynesboro Plaza | Waynesboro, VA | Martin's | 4/30/14 | 16,800 | 74,134 | 100 | % | |||||||||
Southwest Marketplace | Las Vegas, NV | Smith's Food & Drug | 5/5/14 | 30,400 | 115,720 | 95 | % | |||||||||
The supplemental purchase accounting disclosures required by GAAP relating to the recent acquisitions of the aforementioned properties have not been presented as the initial accounting for these acquisitions was incomplete at the time this Quarterly Report on Form 10-Q was filed with the SEC. The initial accounting was incomplete due to the late closing dates of the acquisitions. | ||||||||||||||||
Payoff of Debt Obligations | ||||||||||||||||
Subsequent to March 31, 2014, we repaid two fixed-rate mortgage loans totaling $4.6 million and secured by one property. |
Summary_of_Significant_Account1
Summary of Significant Accounting Policies (Policies) | 3 Months Ended |
Mar. 31, 2014 | |
Accounting Policies [Abstract] | ' |
Basis of Presentation and Principles of Consolidation | ' |
Basis of Presentation and Principles of Consolidation—The accompanying condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. Readers of this Quarterly Report on Form 10-Q should refer to the audited financial statements of Phillips Edison—ARC Shopping Center REIT Inc. for the year ended December 31, 2013, which are included in our 2013 Annual Report on Form 10-K, as certain footnote disclosures contained in such audited financial statements have been omitted from this Quarterly Report on Form 10-Q. In the opinion of management, all adjustments (consisting of normal recurring accruals) necessary for the fair presentation have been included in this Quarterly Report. | |
The accompanying condensed consolidated financial statements include our accounts and those of our majority-owned subsidiaries. All intercompany balances and transactions are eliminated upon consolidation. | |
Investment Property and Lease Intangibles | ' |
Investment Property and Lease Intangibles—Real estate assets we have acquired are stated at cost less accumulated depreciation. Depreciation is computed using the straight-line method. The estimated useful lives for computing depreciation are generally five to seven years for furniture, fixtures and equipment, 15 years for land improvements and 30 years for buildings and building improvements. Tenant improvements are amortized over the shorter of the respective lease term or the expected useful life of the asset. Major replacements that extend the useful lives of the assets are capitalized, and maintenance and repair costs are expensed as incurred. | |
The results of operations of acquired properties are included in our results of operations from their respective dates of acquisition. We assess the acquisition-date fair values of all tangible assets, identifiable intangibles and assumed liabilities using methods similar to those used by independent appraisers (e.g., discounted cash flow analysis and replacement cost) and that utilize appropriate discount and/or capitalization rates and available market information. Estimates of future cash flows are based on a number of factors including historical operating results, known and anticipated trends, and market and economic conditions. The fair value of tangible assets of an acquired property considers the value of the property as if it was vacant. Acquisition-related costs are expensed as incurred. | |
The fair values of buildings and improvements are determined on an as-if-vacant basis. The estimated fair value of acquired in-place leases is the cost we would have incurred to lease the properties to the occupancy level of the properties at the date of acquisition. Such estimates include leasing commissions, legal costs and other direct costs that would be incurred to lease the properties to such occupancy levels. Additionally, we evaluate the time period over which such occupancy levels would be achieved. Such evaluation includes an estimate of the net market-based rental revenues and net operating costs (primarily consisting of real estate taxes, insurance and utilities) that would be incurred during the lease-up period. Acquired in-place leases as of the date of acquisition are amortized over the remaining lease terms. | |
Acquired above- and below-market lease values are recorded based on the present value (using interest rates that reflect the risks associated with the leases acquired) of the difference between the contractual amounts to be paid pursuant to the in-place leases and management’s estimate of the market lease rates for the corresponding in-place leases. The capitalized above- and below-market lease values are amortized as adjustments to rental income over the remaining terms of the respective leases. We also consider fixed-rate renewal options in our calculation of the fair value of below-market leases and the periods over which such leases are amortized. If a tenant has a unilateral option to renew a below-market lease and we determine that the tenant has a financial incentive to exercise such option, we include such an option in the calculation of the fair value of such lease and the period over which the lease is amortized. | |
Management estimates the fair value of assumed mortgage notes payable based upon indications of then-current market pricing for similar types of debt with similar maturities. Assumed mortgage notes payable are initially recorded at their estimated fair values as of the assumption date, and the difference between each estimated fair value and each note’s outstanding principal balance is amortized over the life of the mortgage note payable as an adjustment to interest expense. | |
Derivative Instruments and Hedging Activities | ' |
Derivative Instruments and Hedging Activities—We may use derivative instruments to manage exposure to variable interest rate risk. We generally enter into interest rate swaps to manage such risk. We enter into derivative instruments that qualify as cash flow hedges, and we do not enter into derivative instruments for speculative purposes. The interest rate swaps associated with our cash flow hedges are recorded at fair value on a recurring basis. We assess effectiveness of our cash flow hedges both at inception and on an ongoing basis. The effective portion of changes in fair value of the interest rate swaps associated with our cash flow hedges is recorded in accumulated other comprehensive income and is subsequently reclassified into interest expense as interest is incurred on the related variable rate debt. Our cash flow hedges become ineffective if critical terms of the hedging instrument and the debt instrument do not perfectly match, such as notional amounts, settlement dates, reset dates, the calculation period and the LIBOR rate. When ineffectiveness exists, the ineffective portion of changes in fair value of the interest rate swaps associated with our cash flow hedges is recognized in earnings in the period affected. In addition, we evaluate the default risk of the counterparty by monitoring the credit worthiness of the counterparty. Derivative instruments and hedging activities require management to make judgments on the nature of its derivatives and their effectiveness as hedges. These judgments determine if the changes in fair value of the derivative instruments are reported in the condensed consolidated statements of operations and comprehensive loss as a component of net loss or as a component of comprehensive income and as a component of stockholders' equity on the consolidated balance sheets. Although management believes its judgments are reasonable, a change in a derivative's effectiveness as a hedge could materially affect expenses, net income and equity. | |
Revenue Recognition | ' |
Revenue Recognition—We commence revenue recognition on our leases based on a number of factors. In most cases, revenue recognition under a lease begins when the lessee takes possession of or controls the physical use of the leased asset. Generally, this occurs on the lease commencement date. The determination of who is the owner, for accounting purposes, of the tenant improvements determines the nature of the leased asset and when revenue recognition under a lease begins. If we are the owner, for accounting purposes, of the tenant improvements, then the leased asset is the finished space and revenue recognition begins when the lessee takes possession of the finished space, typically when the improvements are substantially complete. | |
If we conclude that we are not the owner, for accounting purposes, of the tenant improvements (the lessee is the owner), then the leased asset is the unimproved space and any tenant improvement allowances funded under the lease are treated as lease incentives, which reduce revenue recognized over the term of the lease. In these circumstances, we begin revenue recognition when the lessee takes possession of the unimproved space to construct their own improvements. We consider a number of different factors in evaluating whether we or the lessee is the owner of the tenant improvements for accounting purposes. These factors include: | |
• whether the lease stipulates how and on what a tenant improvement allowance may be spent; | |
• whether the tenant or landlord retains legal title to the improvements; | |
• the uniqueness of the improvements; | |
• the expected economic life of the tenant improvements relative to the length of the lease; and | |
• who constructs or directs the construction of the improvements. | |
We recognize rental income on a straight-line basis over the term of each lease. The difference between rental income earned on a straight-line basis and the cash rent due under the provisions of the lease agreements is recorded as deferred rent receivable and is included as a component of accounts receivable. Due to the impact of the straight-line basis, rental income generally will be greater than the cash collected in the early years and will be less than the cash collected in the later years of a lease. Our policy for percentage rental income is to defer recognition of contingent rental income until the specified target (i.e. breakpoint) that triggers the contingent rental income is achieved. We periodically review the collectability of outstanding receivables. Allowances will be taken for those balances that we deem to be uncollectible, including any amounts relating to straight-line rent receivables. | |
Reimbursements from tenants for recoverable real estate tax and operating expenses are accrued as revenue in the period in which the applicable expenses are incurred. We make certain assumptions and judgments in estimating the reimbursements at the end of each reporting period. We do not expect the actual results to materially differ from the estimated reimbursements. | |
We record lease termination income if there is a signed termination agreement, all of the conditions of the agreement have been met, collectability is reasonably assured and the tenant is no longer occupying the property. Upon early lease termination, we provide for losses related to unrecovered tenant-specific intangibles and other assets. | |
Income Taxes | ' |
Income Taxes—We have elected to be taxed as a real estate investment trust (“REIT”) under the Internal Revenue Code of 1986, as amended (the “Code”). Our qualification and taxation as a REIT depends on our ability, on a continuing basis, to meet certain organizational and operational qualification requirements imposed upon REITs by the Code. If we fail to qualify as a REIT for any reason in a taxable year, we will be subject to tax on our taxable income at regular corporate rates. We would not be able to deduct distributions paid to stockholders in any year in which we fail to qualify as a REIT. We will also be disqualified for the four taxable years following the year during which qualification was lost unless we are entitled to relief under specific statutory provisions. Even if we qualify for taxation as a REIT, we may be subject to certain state and local taxes on our income, property or net worth, respectively, and to federal income and excise taxes on our undistributed income. Additionally, GAAP prescribes a recognition threshold and measurement attribute for the financial statement recognition of a tax position taken, or expected to be taken, in a tax return. A tax position may only be recognized in the consolidated financial statements if it is more likely than not that the tax position will be sustained upon examination. | |
Noncontrolling Interests | ' |
Noncontrolling Interests—Noncontrolling interests in the condensed consolidated balance sheets represent the economic equity interests of the Joint Venture and a subsidiary of the Joint Venture that were not owned by us. Noncontrolling interests in the condensed consolidated statements of equity represent contributions, distributions and allocated earnings to the CBRE Investors and unaffiliated holders of interests in a subsidiary of the Joint Venture. Noncontrolling interests in earnings of the Joint Venture in the condensed consolidated statements of operations and comprehensive loss represent losses allocated to noncontrolling interests based on the economic ownership percentage of the consolidated Joint Venture held by these investors. | |
Earnings Per Share | ' |
Earnings Per Share—Earnings per share are calculated based on the weighted-average number of common shares outstanding during each period. Diluted income per share considers the effect of any potentially dilutive share equivalents for the three months ended March 31, 2014 and 2013. | |
Impact of Recently Issued Accounting Pronouncement | ' |
Impact of Recently Issued Accounting Pronouncements—In March 2014, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") 2014-06, Technical Corrections and Improvements Related to Glossary Terms. The amendments in this update include technical corrections to the glossary including glossary links, glossary term deletions, glossary term name changes, and other miscellaneous technical corrections. In addition, the update includes more substantive, limited-scope improvements to reduce instances of the same term appearing multiple times in the glossary with similar, but not entirely identical, definitions. ASU 2014-06 was effective upon issuance. The adoption of this pronouncement did not have a material impact on our condensed consolidated financial statements. | |
In April 2014, FASB issued ASU 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity. The amendments in this update raise the threshold for a property disposal to qualify as a discontinued operation and require new disclosures of both discontinued operations and certain other disposals that do not meet the definition of a discontinued operation. The standard will be effective for us on January 1, 2015. The adoption of this pronouncement may affect our presentation and disclosure of any future property dispositions. |
Fair_Value_Measurement_Tables
Fair Value Measurement (Tables) | 3 Months Ended | |||||||||||||||||||||||||||||||
Mar. 31, 2014 | ||||||||||||||||||||||||||||||||
Fair Value Disclosures [Abstract] | ' | |||||||||||||||||||||||||||||||
Fair Value, Assets Measured on Recurring Basis | ' | |||||||||||||||||||||||||||||||
A summary of our financial asset that was measured at fair value, by level within the fair value hierarchy is as follows (in thousands): | ||||||||||||||||||||||||||||||||
31-Mar-14 | December 31, 2013 | |||||||||||||||||||||||||||||||
Level 1 | Level 2 | Level 3 | Total | Level 1 | Level 2 | Level 3 | Total | |||||||||||||||||||||||||
Interest rate swap | $ | — | $ | — | $ | — | $ | — | $ | — | $ | 818 | $ | — | $ | 818 | ||||||||||||||||
Real_Estate_Acquisitions_Table
Real Estate Acquisitions (Tables) | 3 Months Ended | ||||
Mar. 31, 2014 | |||||
Business Combinations [Abstract] | ' | ||||
Schedule of Recognized Identified Assets Acquired and Liabilities Assumed | ' | ||||
We allocated the purchase price of these acquisitions to the fair value of the assets acquired and lease liabilities assumed as follows (in thousands): | |||||
Three Months Ended | |||||
31-Mar-14 | |||||
Land | $ | 64,080 | |||
Building and improvements | 190,806 | ||||
Acquired in-place leases | 24,150 | ||||
Acquired above-market leases | 9,243 | ||||
Acquired below-market leases | (2,570 | ) | |||
Total | $ | 285,709 | |||
Real Estate Acquisitions | ' | ||||
The amounts recognized for revenues, acquisition expenses and net loss from each respective acquisition date to March 31, 2014 related to the operating activities of our material acquisitions are as follows (in thousands): | |||||
Three Months Ended | |||||
31-Mar-14 | |||||
Revenues | $ | 2,164 | |||
Acquisition expenses | 5,188 | ||||
Net loss | (5,511 | ) |
Acquired_Intangible_Assets_Tab
Acquired Intangible Assets (Tables) | 3 Months Ended | |||||||
Mar. 31, 2014 | ||||||||
Finite Lived Intangible Assets Disclosure [Abstract] | ' | |||||||
Acquired Intangible Assets | ' | |||||||
Acquired intangible lease assets consisted of the following (in thousands): | ||||||||
March 31, 2014 | December 31, 2013 | |||||||
Acquired in-place leases, net of accumulated amortization of $15,085 and $10,363, respectively | $ | 111,257 | $ | 91,829 | ||||
Acquired above market leases, net of accumulated amortization of $4,945 and $3,967, respectively | 24,166 | 15,901 | ||||||
Total | $ | 135,423 | $ | 107,730 | ||||
Schedule of Acquired Intangible Assets, Future Amortization Expense | ' | |||||||
Estimated future amortization expense of the respective acquired intangible lease assets as of March 31, 2014 for the remainder of 2014 and for each of the four succeeding calendar years and thereafter is as follows (in thousands): | ||||||||
Year | In-Place Leases | Above Market Leases | ||||||
April 1 to December 31, 2014 | $ | 15,863 | $ | 3,329 | ||||
2015 | 20,489 | 4,200 | ||||||
2016 | 18,458 | 3,570 | ||||||
2017 | 16,441 | 3,018 | ||||||
2018 | 12,489 | 2,372 | ||||||
2019 and thereafter | 27,517 | 7,677 | ||||||
Total | $ | 111,257 | $ | 24,166 | ||||
Mortgages_and_Loans_Payable_Ta
Mortgages and Loans Payable (Tables) | 3 Months Ended | |||||||||||||||||||||||||||
Mar. 31, 2014 | ||||||||||||||||||||||||||||
Debt Disclosure [Abstract] | ' | |||||||||||||||||||||||||||
Schedule of Debt Obligations | ' | |||||||||||||||||||||||||||
The following is a summary of our debt obligations as of March 31, 2014 and December 31, 2013 (in thousands): | ||||||||||||||||||||||||||||
March 31, 2014 | December 31, 2013 | |||||||||||||||||||||||||||
Outstanding Principal Balance | Maximum Borrowing Capacity | Outstanding Principal Balance | Maximum Borrowing Capacity | |||||||||||||||||||||||||
Fixed-rate mortgages payable(1) | $ | 279,578 | $ | 279,578 | $ | 196,052 | $ | 196,052 | ||||||||||||||||||||
Unsecured credit facility - fixed-rate(2) | — | — | — | 50,000 | ||||||||||||||||||||||||
Unsecured credit facility - variable-rate | — | 226,366 | — | 176,745 | ||||||||||||||||||||||||
Assumed below-market debt adjustment | 6,520 | N/A | 4,820 | N/A | ||||||||||||||||||||||||
Total | $ | 286,098 | $ | 505,944 | $ | 200,872 | $ | 422,797 | ||||||||||||||||||||
(1) | Due to the non-recourse nature of certain mortgages, the assets and liabilities of the following properties are neither available to pay the debts of the consolidated limited liability companies nor constitute obligations of the consolidated limited liability companies: Baker Hill Center, Broadway Plaza, Publix at Northridge, Kleinwood Center, Murray Landing, Vineyard Center, Sunset Center, Westwoods Shopping Center, Stockbridge Commons, East Burnside Plaza, Fresh Market, Collington Plaza, Stop & Shop Plaza, Arcadia Plaza, Savoy Plaza, Coppell Market Center, and Statler Square. The outstanding principal balance of these non-recourse mortgages as of March 31, 2014 and December 31, 2013 was $193.0 million and $157.8 million, respectively. | |||||||||||||||||||||||||||
(2) | As of December 31, 2013, the interest rate on $50.0 million of the amount available under our unsecured credit facility was effectually fixed at 2.10% by an interest rate swap agreement (see Notes 4 and 10). | |||||||||||||||||||||||||||
Schedule of Maturities of Long-term Debt | ' | |||||||||||||||||||||||||||
Below is a listing of the mortgage loans payable with their respective principal payment obligations (in thousands) and weighted-average interest rates: | ||||||||||||||||||||||||||||
2014 (1) | 2015 | 2016 | 2017 | 2018 | Thereafter | Total | ||||||||||||||||||||||
Maturing debt:(2) | ||||||||||||||||||||||||||||
Fixed-rate mortgages payable | $ | 26,589 | $ | 37,332 | $ | 86,075 | $ | 45,403 | $ | 15,878 | $ | 68,301 | $ | 279,578 | ||||||||||||||
Weighted-average interest rate on debt: | ||||||||||||||||||||||||||||
Fixed-rate mortgages payable(3) | 6.8 | % | 5.5 | % | 5.7 | % | 5.3 | % | 6.4 | % | 5.3 | % | 5.6 | % | ||||||||||||||
(1) | Includes only April 1, 2014 through December 31, 2014. | |||||||||||||||||||||||||||
(2) | The debt maturity table does not include any below-market debt adjustment, of which $6.5 million, net of accumulated amortization, was outstanding as of March 31, 2014. | |||||||||||||||||||||||||||
(3) | All but $6.4 million of the fixed-rate debt represents loans assumed as part of certain acquisitions. The assumed loans typically have higher interest rates than interest rates associated with new debt. |
Acquired_BelowMarket_Lease_Int1
Acquired Below-Market Lease Intangibles (Tables) | 3 Months Ended | |||||||
Mar. 31, 2014 | ||||||||
Acquired Below Market Lease Intangibles [Abstract] | ' | |||||||
Acquired Below-Market Lease Intangibles | ' | |||||||
Acquired below-market lease intangibles consisted of the following (in thousands): | ||||||||
March 31, 2014 | December 31, 2013 | |||||||
Acquired below-market leases, net of accumulated amortization of $3,596 and $2,708, respectively | $ | 22,069 | $ | 20,387 | ||||
Schedule of Acquired Below-Market Lease Intangibles, Future Amortization Expense | ' | |||||||
Estimated future amortization income of the intangible lease liabilities as of March 31, 2014 for the remainder of 2014 and for each of the four succeeding calendar years and thereafter is as follows (in thousands): | ||||||||
Year | Below Market Leases | |||||||
April 1 to December 31, 2014 | $ | 2,803 | ||||||
2015 | 3,511 | |||||||
2016 | 3,082 | |||||||
2017 | 2,647 | |||||||
2018 | 2,065 | |||||||
2019 and thereafter | 7,961 | |||||||
Total | $ | 22,069 | ||||||
Derivatives_and_Hedging_Activi1
Derivatives and Hedging Activities (Tables) | 3 Months Ended | ||||||||
Mar. 31, 2014 | |||||||||
Derivative Instruments and Hedging Activities Disclosure [Abstract] | ' | ||||||||
Effect of Derivative Instruments | ' | ||||||||
The table below presents the effect of our derivative financial instrument on the condensed consolidated statements of operations and comprehensive loss for the three months ended March 31, 2014 and March 31, 2013, respectively (in thousands). | |||||||||
Derivatives in Cash Flow Hedging Relationships (Interest Rate Swap) | Three Months Ended March 31, 2014 | Three Months Ended March 31, 2013 | |||||||
Amount of loss recognized in other comprehensive income on derivative | $ | — | $ | (83 | ) | ||||
Amount of gain (loss) reclassified from accumulated other comprehensive income into interest expense | — | — | |||||||
Amount of gain recognized in income on derivative (ineffective portion, reclassifications of missed forecasted transactions and amounts excluded from effectiveness testing) | 690 | — | |||||||
Related_Party_Transactions_Tab
Related Party Transactions (Tables) | 3 Months Ended | |||||||||||||||
Mar. 31, 2014 | ||||||||||||||||
Related Party Transactions [Abstract] | ' | |||||||||||||||
Advisor Transactions | ' | |||||||||||||||
Summarized below are the fees earned by and the expenses reimbursable to the Advisor and the Sub-advisor, except for organization and offering costs and general and administrative expenses, which we disclose above, for the three months ended March 31, 2014 and 2013 and any related amounts unpaid as of March 31, 2014 and December 31, 2013 (in thousands): | ||||||||||||||||
For the Three Months Ended | Unpaid Amount as of | |||||||||||||||
March 31, | March 31, | December 31, | ||||||||||||||
2014 | 2013 | 2014 | 2013 | |||||||||||||
Acquisition fees | $ | 2,842 | $ | 1,648 | $ | — | $ | — | ||||||||
Acquisition expenses | 265 | — | — | — | ||||||||||||
Class B unit distribution(1) | 118 | 4 | 50 | 30 | ||||||||||||
Asset management fees(2) | — | 249 | — | — | ||||||||||||
Financing fees | 633 | 1,958 | — | — | ||||||||||||
Disposition fees | — | — | — | — | ||||||||||||
(1) | Represents the distributions paid to the Advisor and the Sub-advisor as holders of Class B units of the Operating Partnership. | |||||||||||||||
(2) | Paid by the CBRE Investors pursuant to the advisory agreement between the Joint Venture and the Advisor. | |||||||||||||||
Property Manager Transactions | ' | |||||||||||||||
Summarized below are the fees earned by and the expenses reimbursable to the Property Manager for the three months ended March 31, 2014 and 2013 and any related amounts unpaid as of March 31, 2014 and December 31, 2013 (in thousands): | ||||||||||||||||
For the Three Months Ended | Unpaid Amount as of | |||||||||||||||
March 31, | March 31, | December 31, | ||||||||||||||
2014 | 2013 | 2014 | 2013 | |||||||||||||
Property management fees | $ | 1,582 | $ | 458 | $ | 660 | $ | 418 | ||||||||
Leasing commissions | 570 | 188 | 229 | 80 | ||||||||||||
Construction management fees | 40 | 23 | 11 | 50 | ||||||||||||
Other fees and reimbursements | 292 | 118 | 104 | 89 | ||||||||||||
Total | $ | 2,484 | $ | 787 | $ | 1,004 | $ | 637 | ||||||||
Dealer Manager Transactions | ' | |||||||||||||||
Summarized below are the fees earned by the Dealer Manager for the three months ended March 31, 2014 and 2013 (in thousands): | ||||||||||||||||
For the Three Months Ended | ||||||||||||||||
March 31, | ||||||||||||||||
2014 | 2013 | |||||||||||||||
Selling commissions | $ | 157 | $ | 5,599 | ||||||||||||
Selling commissions reallowed | 157 | 5,599 | ||||||||||||||
Dealer manager fees | 72 | 2,542 | ||||||||||||||
Dealer manager fees reallowed | 29 | 986 | ||||||||||||||
Economic_Dependency_Tables
Economic Dependency (Tables) | 3 Months Ended | |||||||
Mar. 31, 2014 | ||||||||
Economic Dependency [Abstract] | ' | |||||||
Schedule of Amounts Payable to Sponsors | ' | |||||||
As of March 31, 2014 and December 31, 2013, we owed the Advisor, the Sub-advisor and their respective affiliates approximately $1.2 million and $1.1 million, respectively, for offering and organization expenses, general and administrative expenses and asset management, property management, and other fees payable as shown below (in thousands): | ||||||||
March 31, 2014 | December 31, 2013 | |||||||
Offering and organization expenses payable | $ | 75 | $ | 379 | ||||
General and administrative expenses of the company paid by a sponsor | 85 | 85 | ||||||
Asset management, property management, and other fees payable | 1,054 | 668 | ||||||
Total due | $ | 1,214 | $ | 1,132 | ||||
Operating_Leases_Tables
Operating Leases (Tables) | 3 Months Ended | |||
Mar. 31, 2014 | ||||
Leases, Operating [Abstract] | ' | |||
Future Minimum Rents | ' | |||
Approximate future rentals to be received under non-cancelable operating leases in effect at March 31, 2014, assuming no new or renegotiated leases or option extensions on lease agreements, are as follows (in thousands): | ||||
Year | Amount | |||
April 1 to December 31, 2014 | $ | 89,252 | ||
2015 | 111,990 | |||
2016 | 101,447 | |||
2017 | 89,645 | |||
2018 | 75,319 | |||
2019 and thereafter | 322,317 | |||
Total | $ | 789,970 | ||
Subsequent_Events_Tables
Subsequent Events (Tables) | 3 Months Ended | |||||||||||||||
Mar. 31, 2014 | ||||||||||||||||
Subsequent Events [Abstract] | ' | |||||||||||||||
Schedule of Acquisitions | ' | |||||||||||||||
Subsequent to March 31, 2014, we acquired a 100% ownership in the following properties (dollars in thousands): | ||||||||||||||||
Property Name | Location | Anchor Tenant | Acquisition Date | Purchase Price | Square Footage | Leased % of Rentable Square Feet at Acquisition | ||||||||||
Hamilton Village | Chattanooga, TN | Walmart | 4/3/14 | $ | 33,679 | 429,325 | 98.6 | % | ||||||||
Waynesboro Plaza | Waynesboro, VA | Martin's | 4/30/14 | 16,800 | 74,134 | 100 | % | |||||||||
Southwest Marketplace | Las Vegas, NV | Smith's Food & Drug | 5/5/14 | 30,400 | 115,720 | 95 | % | |||||||||
Organization_Details
Organization (Details) (USD $) | 0 Months Ended | |||||||||
In Millions, except Share data, unless otherwise specified | Dec. 31, 2013 | Mar. 31, 2014 | Sep. 20, 2011 | Jan. 13, 2010 | Dec. 31, 2013 | Jan. 13, 2010 | Jan. 13, 2010 | Nov. 19, 2013 | Mar. 31, 2014 | Mar. 31, 2014 |
Properties | Properties | Phillips Edison Arc Institutional Joint Venture [Member] | IPO [Member] | Initial Public Offering Dividend Reinvestment Plan [Member] | Reallocation of Dividend Reinvestment Plan Shares to Primary Offering [Member] | Reallocation of Unsold Primary Shares to Dividend Reinvestment Plan [Member] | Remaining Shares Under Dividend Reinvestment Plan [Member] | |||
Properties | ||||||||||
Organization [Line Items] | ' | ' | ' | ' | ' | ' | ' | ' | ' | ' |
Common stock, shares authorized | 1,000,000,000 | 1,000,000,000 | ' | 180,000,000 | ' | 150,000,000 | 30,000,000 | 26,500,000 | 2,700,000 | 6,200,000 |
Sale of stock, price per share | ' | ' | ' | ' | ' | ' | ' | ' | ' | $9.50 |
Number of real estate properties | ' | 100 | ' | ' | 20 | ' | ' | ' | ' | ' |
Ownership percentage in Joint Venture | ' | ' | 54.00% | ' | ' | ' | ' | ' | ' | ' |
CBRE Investors ownership percentage in Joint Venture | ' | ' | 46.00% | ' | ' | ' | ' | ' | ' | ' |
Contributed capital | ' | ' | $58.70 | ' | ' | ' | ' | ' | ' | ' |
Contributed properties | ' | ' | 6 | ' | ' | ' | ' | ' | ' | ' |
CBRE investors capital | ' | ' | 50 | ' | ' | ' | ' | ' | ' | ' |
CBRE investors ownership percentage in joint venture, acquired | 46.00% | ' | ' | ' | ' | ' | ' | ' | ' | ' |
Acquisition of noncontrolling interest in consolidated joint venture | $57 | ' | ' | ' | ' | ' | ' | ' | ' | ' |
Joint venture investment, ownership percentage | 100.00% | ' | ' | ' | ' | ' | ' | ' | ' | ' |
Summary_of_Significant_Account2
Summary of Significant Accounting Policies (Details) (USD $) | 0 Months Ended | 3 Months Ended | |||||
In Millions, except Share data, unless otherwise specified | Dec. 31, 2013 | Mar. 31, 2014 | Mar. 31, 2013 | Mar. 31, 2014 | Mar. 31, 2014 | Mar. 31, 2014 | Mar. 31, 2014 |
Furniture and Fixtures [Member] | Furniture and Fixtures [Member] | Land Improvements [Member] | Building and Building Improvements [Member] | ||||
Minimum [Member] | Maximum [Member] | ||||||
Property, Plant and Equipment [Line Items] | ' | ' | ' | ' | ' | ' | ' |
Property, plant and equipment, useful life | ' | ' | ' | '5 years | '7 years | '15 years | '30 years |
Noncontrolling Interest [Abstract] | ' | ' | ' | ' | ' | ' | ' |
CBRE investors ownership percentage in joint venture, acquired | 46.00% | ' | ' | ' | ' | ' | ' |
Acquisition of noncontrolling interest in consolidated joint venture | $57 | ' | ' | ' | ' | ' | ' |
Joint venture investment, ownership percentage | 100.00% | ' | ' | ' | ' | ' | ' |
Earnings Per Share [Abstract] | ' | ' | ' | ' | ' | ' | ' |
Class B units or Operating Partnership outstanding | ' | 877,336 | 59,245 | ' | ' | ' | ' |
Equity_Details
Equity (Details) (USD $) | 3 Months Ended | |||
Mar. 31, 2014 | Mar. 31, 2013 | Dec. 31, 2013 | Jan. 13, 2010 | |
Class of Stock [Line Items] | ' | ' | ' | ' |
Common stock, shares authorized | 1,000,000,000 | ' | 1,000,000,000 | 180,000,000 |
Common stock, par value (in usd per share) | $0.01 | ' | $0.01 | ' |
Preferred stock, shares authorized | 10,000,000 | ' | 10,000,000 | ' |
Preferred stock, par value (in usd per share) | $0.01 | ' | $0.01 | ' |
Common stock, shares issued | 177,547,179 | ' | ' | ' |
Common stock, including additional paid in capital | $1,760,000,000 | ' | ' | ' |
Common stock, shares outstanding | 177,435,825 | ' | 175,594,613 | ' |
Common stock repurchased since inception | 111,354 | ' | ' | ' |
Preferred stock, shares issued | 0 | ' | 0 | ' |
Common stock, voting rights | 'The holders of shares of the common stock are entitled to one vote per share on all matters voted on by stockholders, including election of the board of directors. Our charter does not provide for cumulative voting in the election of directors. | ' | ' | ' |
Distributions reinvested | 15,211,000 | 1,017,000 | ' | ' |
Common stock, share repurchase notice days | '5 days | ' | ' | ' |
Common stock, share repurchase withdrawal notice days | '5 days | ' | ' | ' |
Common stock, share repurchase plan termination notice days | '30 days | ' | ' | ' |
Common stock, shares repurchased | 15,971 | 0 | ' | ' |
Common stock, cost of repurchases | 155,200 | ' | ' | ' |
Common stock, repurchase cost per share | $9.72 | ' | ' | ' |
Share Repurchase Program, liability recorded | 73,000 | ' | ' | ' |
Stock Repurchase Program, shares obligated to repurchase | 7,407 | ' | ' | ' |
2010 Long-Term Incentive Plan [Member] | ' | ' | ' | ' |
Class of Stock [Line Items] | ' | ' | ' | ' |
Common stock, shares issued | 0 | ' | ' | ' |
2010 Independent Director Stock Plan [Member] | ' | ' | ' | ' |
Class of Stock [Line Items] | ' | ' | ' | ' |
Common stock, shares issued | 0 | ' | ' | ' |
Dividend Reinvestment Plan [Member] | ' | ' | ' | ' |
Class of Stock [Line Items] | ' | ' | ' | ' |
Common stock, price per share | $9.50 | ' | ' | ' |
Distributions reinvested | $15,200,000 | $1,000,000 | ' | ' |
Fair_Value_Measurement_Details
Fair Value Measurement (Details) (USD $) | Mar. 31, 2014 | Dec. 31, 2013 | Mar. 31, 2014 | Dec. 31, 2013 | Mar. 31, 2014 | Dec. 31, 2013 | Mar. 31, 2014 | Dec. 31, 2013 | Feb. 21, 2014 |
derivative | Level 1 [Member] | Level 1 [Member] | Level 2 [Member] | Level 2 [Member] | Level 3 [Member] | Level 3 [Member] | Unsecured Debt [Member] | ||
Fair Value Disclosures [Abstract] | ' | ' | ' | ' | ' | ' | ' | ' | ' |
Fair value inputs discount rate fixed rate debt | 4.25% | 4.50% | ' | ' | ' | ' | ' | ' | ' |
Mortgage loans payable, fair value disclosure | $290,900,000 | $201,400,000 | ' | ' | ' | ' | ' | ' | ' |
Mortgages and loans payable | 286,098,000 | 200,872,000 | ' | ' | ' | ' | ' | ' | ' |
Number of interest rate derivatives held | ' | 1 | ' | ' | ' | ' | ' | ' | ' |
Notional amount of interest rate cash flow hedge derivatives | ' | 50,000,000 | ' | ' | ' | ' | ' | ' | ' |
Portion of unsecured credit facility hedged | ' | 50,000,000 | ' | ' | ' | ' | ' | ' | ' |
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items] | ' | ' | ' | ' | ' | ' | ' | ' | ' |
Derivative asset | $0 | $818,000 | $0 | $0 | $0 | $818,000 | $0 | $0 | ' |
Unsecured credit facility interest rate | ' | ' | ' | ' | ' | ' | ' | ' | 2.10% |
Real_Estate_Acquisitions_Detai
Real Estate Acquisitions (Details) (USD $) | 3 Months Ended | |
In Millions, unless otherwise specified | Mar. 31, 2014 | Mar. 31, 2013 |
Business Acquisition [Line Items] | ' | ' |
Business acquisition, cost of acquired entity, debt assumed | $84.40 | $36.60 |
Series of Individually Immaterial Business Acquisitions [Member] | ' | ' |
Business Acquisition [Line Items] | ' | ' |
Number of Properties Acquired During Period | 17 | ' |
Business acquisition, cost of acquired entity, purchase price | 285.7 | ' |
Business acquisition, cost of acquired entity, debt assumed | 84.4 | ' |
Business Acquisition, Cost of Acquired Entities, Fair Value of Debt Assumed | $86.60 | ' |
Real_Estate_Acquisitions_Detai1
Real Estate Acquisitions (Details) - Allocation (Series of Individually Immaterial Business Acquisitions [Member], USD $) | Mar. 31, 2014 |
In Thousands, unless otherwise specified | |
Series of Individually Immaterial Business Acquisitions [Member] | ' |
Business Acquisition [Line Items] | ' |
Business combination, recognized identifiable assets acquired and liabilities assumed, land | $64,080 |
Business combination, recognized identifiable assets acquired and liabilities assumed, building and improvements | 190,806 |
Business combination, recognized identifiable assets acquired and liabilities assumed, in-place leases | 24,150 |
Business combination, recognized identifiable assets acquired and liabilities assumed, above-market leases | 9,243 |
Business combination, recognized identifiable assets acquired and liabilities assumed, below-market leases | -2,570 |
Business combination, recognized identifiable assets acquired and liabilities assumed, net | $285,709 |
Real_Estate_Acquisitions_Detai2
Real Estate Acquisitions (Details) - Operations (USD $) | 3 Months Ended | |
In Thousands, unless otherwise specified | Mar. 31, 2014 | Mar. 31, 2013 |
Business Acquisition [Line Items] | ' | ' |
Acquisition expenses | $5,386 | $2,514 |
Series of Individually Immaterial Business Acquisitions [Member] | ' | ' |
Business Acquisition [Line Items] | ' | ' |
Revenues | 2,164 | ' |
Acquisition expenses | 5,188 | ' |
Net loss | ($5,511) | ' |
Real_Estate_Acquisitions_Detai3
Real Estate Acquisitions (Details) - Pro Forma (USD $) | 3 Months Ended | |||
In Millions, except Per Share data, unless otherwise specified | Mar. 31, 2014 | Mar. 31, 2013 | Mar. 31, 2013 | Mar. 31, 2012 |
Acquisitions in 2014 and 2013 [Member] | Acquisitions in 2014 and 2013 [Member] | Acquisitions in 2013 and 2012 [Member] | Acquisitions in 2013 and 2012 [Member] | |
Business Acquisition [Line Items] | ' | ' | ' | ' |
Business acquisition, pro forma revenue | $40.90 | $40.10 | $12.80 | $12.50 |
Business acquisition, pro forma net income (loss) attributable to stockholders | $6 | $5 | ($1.70) | ($0.50) |
Business acquisition, pro forma net income (loss) per share | $0.03 | $0.04 | ($0.09) | ($0.03) |
Acquired_Intangible_Assets_Det
Acquired Intangible Assets (Details) - Period Ending (USD $) | Mar. 31, 2014 | Dec. 31, 2013 |
In Thousands, unless otherwise specified | ||
Acquired Finite-Lived Intangible Assets [Line Items] | ' | ' |
Acquired intangible assets, net of accumulated amortization | $135,423 | $107,730 |
Acquired intangible assets, accumulated amortization | 20,030 | 14,330 |
Acquired-in-Place Leases [Member] | ' | ' |
Acquired Finite-Lived Intangible Assets [Line Items] | ' | ' |
Acquired intangible assets, net of accumulated amortization | 111,257 | 91,829 |
Acquired intangible assets, accumulated amortization | 15,085 | 10,363 |
Acquired Above Market Leases [Member] | ' | ' |
Acquired Finite-Lived Intangible Assets [Line Items] | ' | ' |
Acquired intangible assets, net of accumulated amortization | 24,166 | 15,901 |
Acquired intangible assets, accumulated amortization | $4,945 | $3,967 |
Acquired_Intangible_Assets_Det1
Acquired Intangible Assets (Details) - Amortization Expense (USD $) | 3 Months Ended | |
In Millions, unless otherwise specified | Mar. 31, 2014 | Mar. 31, 2013 |
Finite Lived Intangible Assets Disclosure [Abstract] | ' | ' |
Acquired intangible assets, amortization expense | $5.70 | $1.70 |
Acquired_Intangible_Assets_Det2
Acquired Intangible Assets (Details) - Five Succeeding Calendar Years (USD $) | 3 Months Ended | |
In Thousands, unless otherwise specified | Mar. 31, 2014 | Dec. 31, 2013 |
Acquired Finite-Lived Intangible Assets [Line Items] | ' | ' |
Acquired intangible assets, net of accumulated amortization | $135,423 | $107,730 |
Acquired-in-Place Leases [Member] | ' | ' |
Acquired Finite-Lived Intangible Assets [Line Items] | ' | ' |
April 1 to December 31, 2014 | 15,863 | ' |
2015 | 20,489 | ' |
2016 | 18,458 | ' |
2017 | 16,441 | ' |
2018 | 12,489 | ' |
2019 and thereafter | 27,517 | ' |
Acquired intangible assets, net of accumulated amortization | 111,257 | 91,829 |
Acquired intangible assets, weighted-average amortization period | '7 years | ' |
Acquired Above Market Leases [Member] | ' | ' |
Acquired Finite-Lived Intangible Assets [Line Items] | ' | ' |
April 1 to December 31, 2014 | 3,329 | ' |
2015 | 4,200 | ' |
2016 | 3,570 | ' |
2017 | 3,018 | ' |
2018 | 2,372 | ' |
2019 and thereafter | 7,677 | ' |
Acquired intangible assets, net of accumulated amortization | $24,166 | $15,901 |
Acquired intangible assets, weighted-average amortization period | '8 years | ' |
Mortgages_and_Loans_Payable_De
Mortgages and Loans Payable (Details) (USD $) | 3 Months Ended | 3 Months Ended | 0 Months Ended | |||
Mar. 31, 2014 | Mar. 31, 2013 | Dec. 31, 2013 | Mar. 31, 2014 | Mar. 31, 2014 | 8-May-14 | |
Properties | Properties | Revolving Credit Facility [Member] | Revolving Credit Facility [Member] | Subsequent Event [Member] | ||
Unsecured Debt [Member] | Unsecured Debt [Member] | |||||
LIBOR [Member] | ||||||
Debt Instrument [Line Items] | ' | ' | ' | ' | ' | ' |
Mortgages and loans payable | $286,098,000 | ' | $200,872,000 | ' | ' | ' |
Below-market assumed debt adjustment | 6,500,000 | ' | 4,800,000 | ' | ' | ' |
Outstanding mortgage notes payable maturing in 2014 | 22,800,000 | ' | ' | ' | ' | ' |
Repayment of mortgage notes payable | ' | ' | ' | ' | ' | 4,600,000 |
Weighted-average interest rate on debt | 5.62% | ' | 5.61% | ' | ' | ' |
Credit facility, borrowing capacity | ' | ' | ' | 350,000,000 | ' | ' |
Credit facility, maximum potential borrowing capacity | ' | ' | ' | 600,000,000 | ' | ' |
Credit facility, outstanding principal balance | ' | ' | ' | 0 | ' | ' |
Credit facility, current borrowing capacity | ' | ' | ' | 226,300,000 | ' | ' |
Basis spread on variable rate | ' | ' | ' | ' | 1.30% | ' |
Business acquisition, cost of acquired entity, debt assumed | 84,400,000 | 36,600,000 | ' | ' | ' | ' |
Business Acquisition During Period, Cost of Acquired Entity, Fair Value of Debt Assumed | 86,600,000 | 39,400,000 | ' | ' | ' | ' |
Properties Acquired During Period Assumed Debt | 7 | 3 | ' | ' | ' | ' |
Amortization on assumed below-market debt adjustment | $500,000 | $200,000 | ' | ' | ' | ' |
Mortgages_and_Loans_Payable_De1
Mortgages and Loans Payable (Details) - Debt Obligations (USD $) | Mar. 31, 2014 | Dec. 31, 2013 | ||
Debt Instrument [Line Items] | ' | ' | ||
Below-market assumed debt adjustment | $6,500,000 | $4,800,000 | ||
Mortgages and loans payable | 286,098,000 | 200,872,000 | ||
Maximum borrowing capacity | 505,944,000 | 422,797,000 | ||
Non-recourse mortgage loans payable | 193,000,000 | 157,800,000 | ||
Portion of unsecured credit facility hedged | ' | 50,000,000 | ||
Fixed-rate Mortgages Payable [Member] | ' | ' | ||
Debt Instrument [Line Items] | ' | ' | ||
Outstanding Principal Balance | 279,578,000 | [1],[2] | 196,052,000 | [1] |
Maximum borrowing capacity | 279,578,000 | [1] | 196,052,000 | [1] |
Unsecured Credit Facility - Fixed-rate [Member] | ' | ' | ||
Debt Instrument [Line Items] | ' | ' | ||
Outstanding Principal Balance | 0 | 0 | [3] | |
Maximum borrowing capacity | 0 | 50,000,000 | [3] | |
Unsecured Credit Facility - Variable-rate [Member] | ' | ' | ||
Debt Instrument [Line Items] | ' | ' | ||
Outstanding Principal Balance | 0 | 0 | ||
Maximum borrowing capacity | 226,366,000 | 176,745,000 | ||
Assumed Below-Market Debt Adjustment [Member] | ' | ' | ||
Debt Instrument [Line Items] | ' | ' | ||
Below-market assumed debt adjustment | $6,520,000 | $4,820,000 | ||
[1] | Due to the non-recourse nature of certain mortgages, the assets and liabilities of the following properties are neither available to pay the debts of the consolidated limited liability companies nor constitute obligations of the consolidated limited liability companies: Baker Hill Center, Broadway Plaza, Publix at Northridge, Kleinwood Center, Murray Landing, Vineyard Center, Sunset Center, Westwoods Shopping Center, Stockbridge Commons, East Burnside Plaza, Fresh Market, Collington Plaza, Stop & Shop Plaza, Arcadia Plaza, Savoy Plaza, Coppell Market Center, and Statler Square. The outstanding principal balance of these non-recourse mortgages as of March 31, 2014 and December 31, 2013 was $193.0 million and $157.8 million, respectively. | |||
[2] | The debt maturity table does not include any below-market debt adjustment, of which $6.5 million, net of accumulated amortization, was outstanding as of March 31, 2014. | |||
[3] | As of December 31, 2013, the interest rate on $50.0 million of the amount available under our unsecured credit facility was effectually fixed at 2.10% by an interest rate swap agreement (see Notes 4 and 10). |
Mortgages_and_Loans_Payable_De2
Mortgages and Loans Payable (Details) - Principal Payment Obligations (USD $) | Mar. 31, 2014 | Dec. 31, 2013 | ||
Debt Instrument [Line Items] | ' | ' | ||
Remainder of 2014 | $22,800,000 | ' | ||
Weighted-average interest rate on debt | 5.62% | 5.61% | ||
Below-market assumed debt adjustment | 6,500,000 | 4,800,000 | ||
Fixed rate debt not assumed | 6,400,000 | ' | ||
Fixed-rate Mortgages Payable [Member] | ' | ' | ||
Debt Instrument [Line Items] | ' | ' | ||
Remainder of 2014 | 26,589,000 | [1],[2] | ' | |
2015 | 37,332,000 | [2] | ' | |
2016 | 86,075,000 | [2] | ' | |
2017 | 45,403,000 | [2] | ' | |
2018 | 15,878,000 | [2] | ' | |
Thereafter | 68,301,000 | [2] | ' | |
Total maturing debt | 279,578,000 | [2],[3] | 196,052,000 | [3] |
Weighted-average interest rate on debt, remainder of 2014 | 6.80% | [1],[4] | ' | |
Weighted-average interest rate on debt, 2015 | 5.50% | [4] | ' | |
Weighted-average interest rate on debt, 2016 | 5.70% | [4] | ' | |
Weighted-average interest rate on debt, 2017 | 5.30% | [4] | ' | |
Weighted-average interest rate on debt, 2018 | 6.40% | [4] | ' | |
Weighted-average interest rate on debt, thereafter | 5.30% | [4] | ' | |
Weighted-average interest rate on debt | 5.60% | [4] | ' | |
Assumed Below-Market Debt Adjustment [Member] | ' | ' | ||
Debt Instrument [Line Items] | ' | ' | ||
Below-market assumed debt adjustment | $6,520,000 | $4,820,000 | ||
[1] | Includes only April 1, 2014 through December 31, 2014. | |||
[2] | The debt maturity table does not include any below-market debt adjustment, of which $6.5 million, net of accumulated amortization, was outstanding as of March 31, 2014. | |||
[3] | Due to the non-recourse nature of certain mortgages, the assets and liabilities of the following properties are neither available to pay the debts of the consolidated limited liability companies nor constitute obligations of the consolidated limited liability companies: Baker Hill Center, Broadway Plaza, Publix at Northridge, Kleinwood Center, Murray Landing, Vineyard Center, Sunset Center, Westwoods Shopping Center, Stockbridge Commons, East Burnside Plaza, Fresh Market, Collington Plaza, Stop & Shop Plaza, Arcadia Plaza, Savoy Plaza, Coppell Market Center, and Statler Square. The outstanding principal balance of these non-recourse mortgages as of March 31, 2014 and December 31, 2013 was $193.0 million and $157.8 million, respectively. | |||
[4] | All but $6.4 million of the fixed-rate debt represents loans assumed as part of certain acquisitions. The assumed loans typically have higher interest rates than interest rates associated with new debt. |
Acquired_BelowMarket_Lease_Int2
Acquired Below-Market Lease Intangibles (Details) - Period Ending (USD $) | Mar. 31, 2014 | Dec. 31, 2013 |
In Thousands, unless otherwise specified | ||
Acquired Below Market Lease Intangibles [Abstract] | ' | ' |
Acquired below market lease intangibles, net of accumulated amortization | $22,069 | $20,387 |
Acquired below market lease intangibles, accumulated amortization | $3,596 | $2,708 |
Acquired_BelowMarket_Lease_Int3
Acquired Below-Market Lease Intangibles (Details) - Amortization Expense (USD $) | 3 Months Ended | |
In Millions, unless otherwise specified | Mar. 31, 2014 | Mar. 31, 2013 |
Acquired Below Market Lease Intangibles [Abstract] | ' | ' |
Acquired below market lease intangibles, amortization | $0.90 | $0.30 |
Acquired_BelowMarket_Lease_Int4
Acquired Below-Market Lease Intangibles (Details) - Five Succeeding Calendar Years (Acquired Below-Market Leases [Member], USD $) | 3 Months Ended |
In Thousands, unless otherwise specified | Mar. 31, 2014 |
Acquired Below-Market Leases [Member] | ' |
Acquired Below-Market Lease Intangibles [Line Items] | ' |
April 1 to December 31, 2014 | $2,803 |
2015 | 3,511 |
2016 | 3,082 |
2017 | 2,647 |
2018 | 2,065 |
2019 and thereafter | 7,961 |
Total future amortization income of intangible lease liabilities | $22,069 |
Weighted-average amortization period | '10 years |
Commitments_and_Contingencies_
Commitments and Contingencies (Details) (USD $) | 3 Months Ended | |
Mar. 31, 2014 | Mar. 31, 2013 | |
Commitments and Contingencies Disclosure [Abstract] | ' | ' |
Operating lease rent expense | $5,000 | $5,000 |
Minimum rental commitments under the noncancelable term of the lease: | ' | ' |
April 1 to December 31, 2014 | 15,000 | ' |
2015 | 20,000 | ' |
2016 | 20,000 | ' |
2017 | $17,000 | ' |
Derivatives_and_Hedging_Activi2
Derivatives and Hedging Activities (Details) (Interest Rate Swap [Member], USD $) | 3 Months Ended | |
Mar. 31, 2014 | Mar. 31, 2013 | |
Derivative Instruments, Gain (Loss) [Line Items] | ' | ' |
Gain on discontinuation of cash flow hedge recorded in other income, net due to forecasted transaction becoming probable not to occur | $690,000 | ' |
Loss recorded in earnings for changes in fair value on discontinuation of cash flow hedge due to forecasted transaction becoming probable not to occur | 326,000 | ' |
Designated as Hedging Instrument [Member] | Cash Flow Hedging [Member] | ' | ' |
Derivative Instruments, Gain (Loss) [Line Items] | ' | ' |
Amount of loss recognized in other comprehensive income on derivative | 0 | -83,000 |
Amount of gain recognized in income on derivative (ineffective portion, reclassifications of missed forecasted transactions and amounts excluded from effectiveness testing) | 690,000 | 0 |
Interest Expense [Member] | Designated as Hedging Instrument [Member] | Cash Flow Hedging [Member] | ' | ' |
Derivative Instruments, Gain (Loss) [Line Items] | ' | ' |
Amount of gain (loss) reclassified from accumulated other comprehensive income into interest expense | $0 | $0 |
Related_Party_Transactions_Det
Related Party Transactions (Details) - Advisor (USD $) | 3 Months Ended | |||||
Mar. 31, 2014 | Mar. 31, 2013 | Dec. 31, 2013 | ||||
Related Party Transactions [Abstract] | ' | ' | ' | |||
Offering costs paid by sub-advisor maximum reimbursement percentage | 1.50% | ' | ' | |||
Organization and offering costs charged by advisor and sub-advisor | $27,400,000 | ' | $26,300,000 | |||
Organization and offering costs reimbursed to advisor and sub-advisor | 27,300,000 | ' | 25,900,000 | |||
Organization and offering costs payable to advisor and sub-advisor | 75,000 | ' | 379,000 | |||
Acquisition fee percentage | 1.00% | ' | ' | |||
Class B units of Operating Partnership issued | 344,956 | ' | ' | |||
Operating Partnership return for Class B units to vest | 6.00% | ' | ' | |||
CBRE investors ownership percentage in joint venture | ' | ' | 46.00% | |||
Joint venture investment, ownership percentage | ' | ' | 100.00% | |||
Financing fee percentage | 0.75% | ' | ' | |||
Disposition fee percentage | 2.00% | ' | ' | |||
General and administrative expenses payable to related parties | 85,000 | ' | 85,000 | |||
Acquisition fees incurred | 2,842,000 | 1,648,000 | ' | |||
Acquisition expenses incurred | 265,000 | 0 | ' | |||
Class B unit distribution | 118,000 | [1] | 4,000 | [1] | ' | |
Asset management fees incurred | 0 | [2] | 249,000 | [2] | ' | |
Financing fees incurred | 633,000 | 1,958,000 | ' | |||
Disposition fees incurred | 0 | 0 | ' | |||
Acquisition fees payable | 0 | ' | 0 | |||
Acquisition expenses payable | 0 | ' | 0 | |||
Class B unit distribution payable | 50,000 | [1] | ' | 30,000 | [1] | |
Asset management fees payable | 0 | [2] | ' | 0 | [2] | |
Financing fees payable | 0 | ' | 0 | |||
Disposition fees payable | 0 | ' | 0 | |||
Subordinated participation in net sales proceeds percentage | 15.00% | ' | ' | |||
Investor return before subordinated participation in net sales proceeds | 7.00% | ' | ' | |||
Advisor interest in special limited partner | 15.00% | ' | ' | |||
Sub-advisor interest in special limited partner | 85.00% | ' | ' | |||
Sales of real estate assets | 0 | 0 | ' | |||
Subordinated incentive listing fee percentage | 15.00% | ' | ' | |||
Investor return before subordinated listing incentive fee | 7.00% | ' | ' | |||
Subordinated incentive listing distribution earned | $0 | $0 | ' | |||
Subordinated distribution upon termination of advisor agreement percentage | 15.00% | ' | ' | |||
Investor return before subordinated distribution upon termination of advisor agreement | 7.00% | ' | ' | |||
[1] | Represents the distributions paid to the Advisor and the Sub-advisor as holders of Class B units of the Operating Partnership. | |||||
[2] | Paid by the CBRE Investors pursuant to the advisory agreement between the Joint Venture and the Advisor. |
Related_Party_Transactions_Det1
Related Party Transactions (Details) - Property Manager Transactions (USD $) | 3 Months Ended | ||
In Thousands, unless otherwise specified | Mar. 31, 2014 | Mar. 31, 2013 | Dec. 31, 2013 |
Related Party Transactions [Abstract] | ' | ' | ' |
Property management fee percentage | 4.50% | ' | ' |
Property management oversight fee percentage | 1.00% | ' | ' |
Property management fees incurred | $1,582 | $458 | ' |
Leasing commissions incurred | 570 | 188 | ' |
Construction management fees incurred | 40 | 23 | ' |
Other fees and reimbursements incurred | 292 | 118 | ' |
Total property manager fees and reimbursements incurred | 2,484 | 787 | ' |
Property management fees payable | 660 | ' | 418 |
Leasing commissions payable | 229 | ' | 80 |
Construction management fees payable | 11 | ' | 50 |
Other fees and reimbursements payable | 104 | ' | 89 |
Total property manager fees and reimbursements payable | $1,004 | ' | $637 |
Related_Party_Transactions_Det2
Related Party Transactions (Details) - Other (USD $) | 3 Months Ended | ||
In Thousands, except Share data, unless otherwise specified | Mar. 31, 2014 | Mar. 31, 2013 | Dec. 31, 2013 |
Related Party Transactions [Abstract] | ' | ' | ' |
Dealer manager sales commission percentage | 7.00% | ' | ' |
Dealer manager fee percentage | 3.00% | ' | ' |
Percentage of dealer manager selling commissions typically reallowed | 100.00% | ' | ' |
Selling commissions | $157 | $5,599 | ' |
Selling commissions reallowed | 157 | 5,599 | ' |
Dealer manager fees | 72 | 2,542 | ' |
Dealer manager fees reallowed | $29 | $986 | ' |
Minimum percentage of shares owned by sub-advisor | 0.10% | ' | ' |
Sub-advisor share purchase price | $9 | ' | ' |
Shares owned by sub-advisor | 176,509 | ' | 176,509 |
Percentage of shares owned by sub-advisor | 0.10% | ' | 0.10% |
Economic_Dependency_Details
Economic Dependency (Details) (USD $) | Mar. 31, 2014 | Dec. 31, 2013 |
Economic Dependency [Abstract] | ' | ' |
Offering and organization expenses payable | $75,000 | $379,000 |
General and administrative expenses of the company paid by a sponsor | 85,000 | 85,000 |
Asset management, property management, and other fees payable | 1,054,000 | 668,000 |
Total due | $1,214,000 | $1,132,000 |
Operating_Leases_Details
Operating Leases (Details) (USD $) | 3 Months Ended |
In Thousands, unless otherwise specified | Mar. 31, 2014 |
tenant | |
Future rentals to be received under non-cancelable operating leases: | ' |
April 1 to December 31, 2014 | 89,252 |
2015 | 111,990 |
2016 | 101,447 |
2017 | 89,645 |
2018 | 75,319 |
2019 and thereafter | 322,317 |
Total | 789,970 |
Aggregate Annualized Effective Rent [Member] | Tenant Concentration Risk [Member] | ' |
Concentration Risk [Line Items] | ' |
Number of tenants accounting for 10% or more of aggregate annualized effective rent | 0 |
Subsequent_Events_Details
Subsequent Events (Details) (USD $) | 3 Months Ended | 0 Months Ended | |||||||
Mar. 31, 2014 | Mar. 31, 2013 | 8-May-14 | 1-May-14 | Apr. 01, 2014 | 8-May-14 | Apr. 03, 2014 | Apr. 30, 2014 | 5-May-14 | |
Subsequent Event [Member] | Subsequent Event [Member] | Subsequent Event [Member] | Subsequent Event [Member] | Subsequent Event [Member] | Subsequent Event [Member] | Subsequent Event [Member] | |||
Fixed-rate Mortgage Loans [Member] | Hamilton Village [Member] | Waynesboro Plaza [Member] | Southwest Marketplace [Member] | ||||||
Properties | sqft | sqft | sqft | ||||||
loan | |||||||||
Subsequent Event [Line Items] | ' | ' | ' | ' | ' | ' | ' | ' | ' |
Distributions per share daily rate | ' | ' | ' | $0.00 | $0.00 | ' | ' | ' | ' |
Gross amount of distribution paid | $29,235,000 | $2,859,000 | ' | $9,800,000 | $10,100,000 | ' | ' | ' | ' |
Distributions reinvested | 15,211,000 | 1,017,000 | ' | 5,200,000 | 5,300,000 | ' | ' | ' | ' |
Distributions paid, net of DRP | 13,699,000 | 1,400,000 | ' | 4,600,000 | 4,800,000 | ' | ' | ' | ' |
Purchase Price | ' | ' | ' | ' | ' | ' | 33,679,000 | 16,800,000 | 30,400,000 |
Square Footage | ' | ' | ' | ' | ' | ' | 429,325 | 74,134 | 115,720 |
Leased % of Rentable Square Feet at Acquisition | ' | ' | ' | ' | ' | ' | 98.60% | 100.00% | 95.00% |
Number of loans repaid | ' | ' | ' | ' | ' | 2 | ' | ' | ' |
Repayment of mortgage loans | ' | ' | $4,600,000 | ' | ' | $4,600,000 | ' | ' | ' |
Number of property securing loans repaid | ' | ' | ' | ' | ' | 1 | ' | ' | ' |