Document_and_Entity_Informatio
Document and Entity Information | 3 Months Ended | |
Mar. 31, 2014 | 13-May-14 | |
Document And Entity Information | ' | ' |
Entity Registrant Name | 'MVP REIT, Inc. | ' |
Entity Central Index Key | '0001546609 | ' |
Document Type | '10-Q | ' |
Document Period End Date | 31-Mar-14 | ' |
Amendment Flag | 'false | ' |
Current Fiscal Year End Date | '--12-31 | ' |
Is Entity a Well-known Seasoned Issuer? | 'No | ' |
Is Entity a Voluntary Filer? | 'No | ' |
Is Entity's Reporting Status Current? | 'Yes | ' |
Entity Filer Category | 'Non-accelerated Filer | ' |
Entity Common Stock, Shares Outstanding | ' | 3,228,681 |
Document Fiscal Period Focus | 'Q1 | ' |
Document Fiscal Year Focus | '2014 | ' |
Consolidated_Balance_Sheets_Un
Consolidated Balance Sheets (Unaudited) (USD $) | Mar. 31, 2014 | Dec. 31, 2013 |
Cash | $911,000 | $1,545,000 |
Accounts receivable | 45,000 | 24,000 |
Prepaid expenses | 227,000 | 252,000 |
Deferred rent-assets | 95,000 | 60,000 |
Investment in equity method investee | 628,000 | 1,098,000 |
Investments in cost method investee | 300,000 | 509,000 |
Investments in real estate and fixed assets | ' | ' |
Land and improvements | 9,619,000 | 9,619,000 |
Buildings and improvements | 28,987,000 | 28,929,000 |
Fixed assets | 88,000 | 88,000 |
[us-gaap:PropertyPlantAndEquipmentOther] | 38,694,000 | 38,636,000 |
Accumulated depreciation | -526,000 | -333,000 |
Total investments in real estate and fixed assets, net | 38,168,000 | 38,303,000 |
Capitalized loan fees | 387,000 | 66,000 |
Other assets | 90,000 | 89,000 |
Assets held for sale | 25,166,000 | 25,066,000 |
Total assets | 66,017,000 | 67,012,000 |
Accounts payable and accrued liabilities | 229,000 | 378,000 |
Contingent acquisition payable | 100,000 | 100,000 |
Liabilities related to assets held for sale | 913,000 | 1,776,000 |
Due to related parties | 14,447,000 | 14,575,000 |
Notes payable - related party | ' | 900,000 |
Notes payable | 21,428,000 | 25,435,000 |
Total liabilities | 37,117,000 | 43,164,000 |
Common stock, $0.001 par value, 98,999,000 shares authorized, 3,175,127 issued and outstanding as of March 31, 2014 and 2,909,819 issued and outstanding as of December 31, 2013 | 3,000 | 3,000 |
Additional paid-in capital | 34,655,000 | 32,386,000 |
Accumulated deficit | -9,960,000 | -9,728,000 |
Total stockholders' equity before non-controlling interest - related party | 24,698,000 | 22,661,000 |
Non-controlling interest - related party | 4,202,000 | 1,187,000 |
Total stockholders' equity | 28,900,000 | 23,848,000 |
Total liabilities and stockholders' equity | 66,017,000 | 67,012,000 |
Preferred Stock | ' | ' |
Investments in real estate and fixed assets | ' | ' |
Preferred stock, $0.001 par value, 1,000,000 shares authorized, none outstanding | ' | ' |
Non Voting Non Participating Convertible Stock Value | ' | ' |
Investments in real estate and fixed assets | ' | ' |
Non-voting, non-participating convertible stock, $0.001 par value, 1,000 shares authorized and outstanding as of March 31, 2014 and December 31, 2013 | ' | ' |
Consolidated_Balance_Sheets_Pa
Consolidated Balance Sheets (Parenthetical) (USD $) | Mar. 31, 2014 | Dec. 31, 2013 |
Common stock par value | $0.00 | $0.00 |
Common stock, shares authorized | 98,999,000 | 98,999,000 |
Common stock, shares issued | 3,175,127 | 2,909,819 |
Common stock, shares outstanding | 3,175,127 | 2,909,819 |
Preferred Stock | ' | ' |
Preferred stock par value | $0.00 | $0.00 |
Preferred stock, shares authorized | 1,000,000 | 1,000,000 |
Preferred stock, shares outstanding | 0 | 0 |
Non Voting Non Participating Convertible Stock Value | ' | ' |
Preferred stock par value | $0.00 | $0.00 |
Preferred stock, shares authorized | 1,000 | 1,000 |
Preferred stock, shares outstanding | 1,000 | 1,000 |
Consolidated_Statements_of_Ope
Consolidated Statements of Operations (Unaudited) (USD $) | 3 Months Ended | |
Mar. 31, 2014 | Mar. 31, 2013 | |
Revenues | ' | ' |
Rental revenue | $934,000 | $112,000 |
Total revenues | 934,000 | 112,000 |
Operating expenses | ' | ' |
General and administrative | 314,000 | 546,000 |
Acquisition expenses | 53,000 | 3,000 |
Acquisition expenses - related party | 14,000 | 18,000 |
Operation and maintenance | 322,000 | 55,000 |
Seminar expenses | ' | 576,000 |
Loss on sale of investment in real estate | 6,000 | ' |
Offering costs | ' | 526,000 |
Depreciation | 193,000 | 19,000 |
Total operating expenses | 902,000 | 1,743,000 |
Income (Loss) from operations | 32,000 | -1,631,000 |
Other income and expense | ' | ' |
Interest expense | -394,000 | -1,000 |
Income from investment in equity method investee | 4,000 | ' |
Loan fees | -1,000 | ' |
Total other income and expense | -391,000 | -1,000 |
Provision for income taxes | ' | ' |
Loss from continuing operations | -359,000 | -1,632,000 |
Income from assets held for sale, net of income taxes | 142,000 | ' |
Total discontinued operations | 142,000 | ' |
Net loss | -217,000 | -1,632,000 |
Net loss attributable to non-controlling interest - related party | 15,000 | ' |
Net loss attributable to common stockholders | ($232,000) | ($1,632,000) |
Basic loss per weighted average common share | ($0.08) | ($3.40) |
Weighted average common shares outstanding, basic | 3,142,882 | 480,348 |
Consolidated_Statements_Of_Sto
Consolidated Statements Of Stockholders Equity (USD $) | Convertible Preferred Stock | Common Stock | Additional Paid-In Capital | Accumulated Deficit | Non-controlling Interest Related Party | Total |
Beginning Balance at Dec. 31, 2013 | ' | $3,000 | $32,386,000 | ($9,728,000) | $1,187,000 | $23,848,000 |
Balance (Shares) at Dec. 31, 2013 | ' | ' | ' | ' | ' | 2,909,819 |
Issuance of Common Stock, purchase, net of commissions of $69,000 | ' | ' | 2,299,000 | ' | ' | 2,299,000 |
Issuance of Common Stock (Shares) | ' | 259,948 | ' | ' | ' | ' |
Distributions - DRIP | ' | ' | ' | ' | ' | 47,000 |
Distributions - DRIP (in Shares) | ' | 5,360 | ' | ' | ' | ' |
Distributions - cash | ' | ' | -400,000 | ' | ' | -400,000 |
Contribution from Advisor related to reduction of due to related parties | ' | ' | 370,000 | ' | ' | 370,000 |
Capital contribution from related party | ' | ' | ' | ' | 3,000,000 | 3,000,000 |
Net loss | ' | ' | ' | -232,000 | 15,000 | -217,000 |
Balance at Mar. 31, 2014 | ' | $3,000 | ' | ' | ' | ' |
Balance (Shares) at Mar. 31, 2014 | 1,000 | 3,175,127 | 34,655,000 | -9,630,000 | 4,202,000 | 28,900,000 |
Consolidated_Statements_Of_Cas
Consolidated Statements Of Cash Flows (USD $) | 3 Months Ended | |
Mar. 31, 2014 | Mar. 31, 2013 | |
Statement of Cash Flows [Abstract] | ' | ' |
Net loss | ($232,000) | ($1,632,000) |
Depreciation | 193,000 | 19,000 |
Amortization of offering costs | ' | 517,000 |
Income from investment in equity method investee | -4,000 | ' |
Accounts receivable | -21,000 | -1,000 |
Prepaid expenses | 25,000 | 74,000 |
Deferred rental assets | -35,000 | ' |
Other assets | -1,000 | -3,000 |
Capitalized loan fees | -321,000 | -71,000 |
Loss attributable to noncontrolling interests | 15,000 | ' |
Assets held for sale | 64,000 | ' |
Liabilities related to assets held for sale | -19,000 | ' |
Due to related parties | -493,000 | 1,203,000 |
Accounts payable and accrued liabilities | -149,000 | -39,000 |
Net cash provided by (used in)operating activities | -978,000 | 67,000 |
Proceeds from loan to equity method investee | 474,000 | ' |
Proceeds from loan to cost method investees | 209,000 | ' |
Building improvements on assets held for sale | -164,000 | ' |
Building improvements | -58,000 | ' |
Net cash provided by investing activities | 461,000 | ' |
Proceeds from issuance of common stock, net commissions | 2,299,000 | 185,000 |
Capital contribution from noncontrolling interest - related party | 3,000,000 | ' |
Proceeds from promissory note | 16,968,000 | 1,750,000 |
Payments on notes payable on assets held for sale | -109,000 | ' |
Payments on notes payable | -20,975,000 | -66,000 |
Payments on note payable - related party | -900,000 | ' |
Stockholders' distributions | -400,000 | -66,000 |
Net cash provided by (used in) financing activities | -117,000 | 1,803,000 |
NET CHANGE IN CASH | 634,000 | 1,870,000 |
Cash and cash equivalents, beginning of period | 1,545,000 | 531,000 |
Cash and cash equivalents, end of period | 911,000 | 2,401,000 |
Supplemental disclosures of cash flows information: | ' | ' |
Interest paid | 607,000 | ' |
Offering costs paid by related party | ' | 607,000 |
Distributions - DRIP | 47,000 | ' |
Capitalized loan fees related to promissory note | 321,000 | 71,000 |
Reduction of debt by Advisor and related party recognized as a contribution | 370,000 | ' |
Principal payments on note payable paid by related party | ' | 66,000 |
Offering costs recognized in accrued liabilities | ' | $56,000 |
Organization_Proposed_Business
Organization, Proposed Business Operations and Capitalization | 3 Months Ended |
Mar. 31, 2014 | |
Organization, Consolidation and Presentation of Financial Statements [Abstract] | ' |
Organization, Proposed Business Operations and Capitalization | ' |
Note A — Organization, Proposed Business Operations and Capitalization | |
Organization and Business | |
MVP REIT, Inc. (the “Company” or “MVP”) was incorporated on April 3, 2012 as a Maryland corporation, and has elected to be taxed, and intends to operate in a manner that will allow the Company to qualify, as a real estate investment trust (“REIT”) for U.S. federal income tax purposes beginning with the taxable year ended December 31, 2013. On September 25, 2012, the Company commenced its initial public offering of up to $500 million in common stock, $0.001 par value per share, on a “reasonable best efforts” basis, pursuant to a registration statement on Form S-11 (the “Offering”) filed with the U.S. Securities and Exchange Commission (the “SEC”). The Registration Statement also covers up to $50 million for the issuance of common stock pursuant to a distribution reinvestment plan (the “DRIP”) under which common stockholders may elect to have their distributions reinvested in additional shares of common stock. Pursuant to the terms of the Offering, the Company was required to raise at least $3 million in connection with the sale of common stock in order to break escrow and commence operations. On December 11, 2012, the Company reached its minimum offering of $3 million. As of March 31, 2014 the Company had sold approximately $27.8 million of its common stock, net of commissions. Of this amount, approximately $19.4 million were issued in consideration of the contribution of commercial properties to the Company, including Wolfpack Properties, LLC (“Wolfpack”), Building C, LLC (“Building C”), Building A, LLC (“Building A”), Devonshire, LLC (“Devonshire”), SE Properties, LLC (“SE Properties”) and ExecuSuites, LLC (“ExecuSuites”). | |
The Company operates as a real estate investment trust (“REIT”). The Company is not a mutual fund or an investment company within the meaning of the Investment Company Act of 1940, nor is the Company subject to any regulation thereunder. As a REIT, the Company is required to have a December 31 fiscal year end. | |
The Company has entered into selling agreements with third party broker dealers to sell shares of the Company's common stock to its clients. The Company anticipates entering into additional selling agreements with other broker dealers for the sale of Company common stock. | |
The Company’s investment strategy is to invest 97% all of the net proceeds from its Offering in direct investments in real property and real estate secured loans (including first and second mortgage loans, mezzanine loans, bridge loans, convertible mortgages, variable interest rate real estate secured loans where a portion of the return is dependent upon performance-based metrics and other loans related to real estate) that meet the Company’s investment objectives and strategies. In March 2014, the Company’s board of directors approved a shift in the Company’s investment strategy to invest predominantly in parking and self-storage facilities located throughout the United States as the Company’s core assets. As part of its strategy to focus predominately in investments in parking and storage facilities, the Company has reached an agreement in principle with affiliated entities to exchange all of its ownership interests in certain non-core assets (consisting of four office buildings) for all of the affiliated entities’ ownership interests in five parking facilities and one self-storage facility. The property exchanges were consummated on April 30, 2014. Please see “Note K – Subsequent Events – Property Exchanges” to the financial statements included in this Quarterly Report for more information regarding the property exchanges. The Company may, from time to time, invest in non-core assets, including investments in companies that manage real estate or mortgage investment companies; however, the Company anticipates that its core investments going forward will be predominantly in parking and self-storage facilities. | |
The Company intends to operate in a manner that will allow the Company to qualify as a REIT for U.S. federal income tax purposes. Among other requirements, REITs are required to satisfy certain gross income and asset tests, which may affect the composition of assets the Company acquires with the proceeds from its public offering. In addition, REITs are required to distribute to stockholders at least 90% of their annual REIT taxable income (computed without regard to the dividends paid deduction and excluding net capital gain). | |
On October 3, 2012, the Company confirmed that its board of directors had approved a plan for payment of initial monthly cash distributions of $0.045 per share. On January 25, 2013, the Company issued a press release announcing that its board of directors had approved an increase in its monthly distribution rate on its common shares to an annualized distribution rate of 6.2 percent, or $0.558 per share annually or $0.0465 monthly, assuming a purchase price of $9.00 per share. The distribution, previously 6 percent, increased beginning with the January 2013 distribution, paid to stockholders of record as of January 24, 2013 on February 10, 2013. The Company anticipates paying future distributions monthly in arrears, with a record date on the 24th of each month and distributions paid on the 10th day of the following month (or the next business day if the 10th is not a business day). On June 4, 2013, the Company issued a press release announcing that its board of directors has approved an increase in its monthly distribution rate on its common shares to an annualized distribution rate of 6.7%, assuming a purchase price of $9.00 per share or $0.05025 monthly. | |
As of March 31, 2014, the Company has paid approximately $1.1 million in distributions to the Company’s stockholders, all of which have constituted a return of capital. | |
The Company’s sponsor is MVP Capital Partners, LLC (“MVPCP” or the “Sponsor”), an entity owned and managed by Michael V. Shustek, the Company’s Chairman and Chief Executive Officer. The Company’s advisor is MVP Realty Advisors, LLC (the “Advisor”). Vestin Realty Mortgage II, Inc., a Maryland corporation and Nasdaq-listed company (“VRM II) owns 60% of the Advisor, and the remaining 40% is owned by Vestin Realty Mortgage I, Inc., a Maryland corporation and Nasdaq-listed company (“VRM I”). Michael Shustek owns a significant majority of Vestin Mortgage, LLC, a Nevada limited liability company, which is the manager of VRM II, VRM I and Vestin Fund III (“VF III”). The Advisor is responsible for managing the Company’s affairs on a day-to-day basis and for identifying and making investments on the Company’s behalf pursuant to an advisory agreement between the Company and the Advisor (the “Advisory Agreement”). | |
The Company is the sole member of its operating limited liability company, MVP Real Estate Holdings, LLC, a Nevada limited liability company (“REH”). Substantially all of the Company’s business is conducted through a wholly owned subsidiary REH. The operating agreement provides that REH is operated in a manner that enables the Company to (1) satisfy the requirements for being classified as a REIT for tax purposes, (2) avoid any federal income or excise tax liability, and (3) ensure that REH is not classified as a “publicly traded partnership” for purposes of Section 7704 of the Internal Revenue Code, which classification could result in REH being taxed as a corporation, rather than as a partnership. | |
Capitalization | |
As of March 31, 2014 the Company had 3,175,127 shares of common stock outstanding and 1,000 shares of non-voting, non-participating convertible stock, $0.001 par value, outstanding (the “Convertible Stock”). | |
Upon formation, the Company sold 22,222 shares of common stock to the Sponsor for $200,000. In addition, the Company issued 1,000 shares of Convertible Stock to the Advisor, for which the Advisor contributed $1,000. In the event of a termination or non-renewal of the Advisory Agreement for cause, the Convertible Stock will be redeemed by the Company for $1.00 per share. On December 20, 2013, our advisor executed and delivered an irrevocable waiver (the “Waiver”) in our favor, pursuant to which our advisor irrevocably waived its rights under our advisory agreement and our existing charter to convert its shares of our convertible stock into our common stock if and when we list our common stock for trading on a national securities exchange. As a result, the 1,000 shares of our convertible stock issued to our Advisor will convert to shares of common stock representing 3.50% of the outstanding shares of our common stock immediately preceding the conversion only if and when: (A) we have made total distributions on the then outstanding shares of our common stock equal to the invested capital attributable to those shares plus a 6.00% cumulative, non-compounded, annual pre-tax return on such invested capital, or (B) we terminate or fail to renew the advisory agreement (other than for “cause” as defined in our advisory agreement). A listing of our common stock for trading on a national securities exchange alone will not trigger conversion. | |
As of March 31, 2014 the Company had sold approximately $27.8 million of its common stock, net of commissions. Approximately $19.4 million was a non-cash transaction recorded as part of our acquisitions of Wolfpack Properties, LLC (“Wolfpack”), Building C, LLC (“Building C”), Building A, LLC (“Building A”), Devonshire, LLC (“Devonshire”), SE Properties, LLC (“SE Properties”) and ExecuSuites, LLC (“ExecuSuites”). | |
Pursuant to the DRIP, stockholders may elect to reinvest distributions by purchasing shares of common stock in lieu of receiving distributions. No dealer manager fees or selling commissions are paid with respect to shares purchased pursuant to the DRIP. Participants purchasing shares pursuant to the DRIP have the same rights and are treated in the same manner as if such shares were issued pursuant to the Offering. The board of directors may designate that certain cash or other distributions be excluded from the DRIP. The Company has the right to amend any aspect of the DRIP or terminate the DRIP with ten days’ notice to participants. Shares issued under the DRIP are recorded to equity in the accompanying balance sheets in the period distributions are declared. As of March 31, 2014, 13,971 common shares have been issued under the DRIP. | |
In addition, the Company has a Share Repurchase Program (“SRP”) that may provide stockholders who generally have held their shares for at least one year an opportunity to sell their shares to the Company, subject to certain restrictions and limitations. Prior to the date that the Company establishes an estimated value per share of common stock, the purchase price will be 97.5% of the purchase price paid for the shares, if redeemed at any time between the first and third anniversaries of the purchase date, and 100% of the purchase price paid if redeemed after the third anniversary. After the Company establishes an estimated value per share of common stock, the Company will repurchase shares at 100% of the estimated value per share, as determined by its board of directors and disclosed in the annual report publicly filed with the SEC. The number of shares to be repurchased during a calendar quarter is limited to the lesser of: (i) 2.0% of the number of shares of common stock outstanding on December 31 of the prior calendar year, and (ii) those repurchases that can be funded from the net proceeds of the sale of shares under the DRP in the prior calendar year. The board of directors may also limit the amounts available for repurchase at any time at its sole discretion. The SRP will terminate if the shares of common stock are listed on a national securities exchange. At March 31, 2014, no shares had been redeemed. |
Summary_of_Significant_Account
Summary of Significant Accounting Policies | 3 Months Ended | ||
Mar. 31, 2014 | |||
Accounting Policies [Abstract] | ' | ||
Summary of Significant Accounting Policies | ' | ||
Note B — Summary of Significant Accounting Policies | |||
Consolidation | |||
The Company’s consolidated financial statements include its accounts and the accounts of its subsidiaries, REH and all of the subsidiaries of REH: MVP MS Cedar Park 2012, LLC; Wolfpack Properties, LLC; Building C, LLC; Building A, LLC; Devonshire, LLC, MVP MS Red Mountain 2013, LLC, SE Properties, LLC and ExecuSuites, LLC. All intercompany profits, balances and transactions are eliminated in consolidation. | |||
Under accounting principles generally accepted in the United States of America (“GAAP”), the Company’s consolidated financial statements will also include the accounts of its consolidated subsidiaries and joint ventures in which the Company is the primary beneficiary, or in which the Company has a controlling interest. In determining whether the Company has a controlling interest in a joint venture and the requirement to consolidate the accounts of that entity, the Company’s management considers factors such as an entity’s purpose and design and the Company’s ability to direct the activities of the entity that most significantly impacts the entity’s economic performance, ownership interest, board representation, management representation, authority to make decisions, and contractual and substantive participating rights of the partners/members as well as whether the entity is a variable interest entity in which it will absorb the majority of the entity’s expected losses, if they occur, or receive the majority of the expected residual returns, if they occur, or both. | |||
Equity investments in which the Company exercises significant influence but does not control and is not the primary beneficiary are accounted for using the equity method. The Company's share of its equity method investees' earnings or losses are included in other income in the accompanying Consolidated Statements of Operations. Investments in which the Company is not able to exercise significant influence over the investee are accounted for under the cost method. | |||
Basis of Accounting | |||
The consolidated financial statements of the Company are prepared on the accrual basis of accounting in accordance with accounting principles generally accepted in the United States of America (“GAAP”). In the opinion of management, all normal recurring adjustments considered necessary to give a fair presentation of operating results for the periods presented have been included. | |||
Use of Estimates | |||
The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. Management makes significant estimates regarding revenue recognition, purchase price allocations to record investments in real estate, and derivative financial instruments and hedging activities, as applicable. | |||
Acquisitions | |||
The Company records the acquired tangible and intangible assets and assumed liabilities of acquisitions of all operating properties and those development and redevelopment opportunities that meet the accounting criteria to be accounted for as business combinations at fair value at the acquisition date. The Company assesses and considers fair value based on estimated cash flow projections that utilize available market information and discount and/or capitalization rates that the Company deems appropriate. 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 acquired assets and assumed liabilities for an operating property acquisition generally include but are not limited to: land, buildings and improvements, construction in progress and identified tangible and intangible assets and liabilities associated with in-place leases, including tenant improvements, leasing costs, value of above-market and below-market operating leases and ground leases, acquired in-place lease values and tenant relationships, if any. | |||
The fair value of land is derived from comparable sales of land within the same submarket and/or region. The fair value of buildings and improvements, tenant improvements, and leasing costs are based upon current market replacement costs and other relevant market rate information. | |||
The fair value of the above-market or below-market component of an acquired in-place operating lease is based upon the present value (calculated using a market discount rate) of the difference between (i) the contractual rents to be paid pursuant to the lease over its remaining non-cancellable lease term and (ii) management's estimate of the rents that would be paid using fair market rental rates and rent escalations at the date of acquisition measured over the remaining non-cancellable term of the lease for above-market operating leases and the initial non-cancellable term plus the term of any below-market fixed rate renewal options, if applicable, for below-market operating leases. The amounts recorded for above-market operating leases are included in deferred leasing costs and acquisition-related intangibles, net on the balance sheet and are amortized on a straight-line basis as a reduction of rental income over the remaining term of the applicable leases. The amounts recorded for below-market operating leases are included in deferred revenue and acquisition-related liabilities, net on the balance sheet and are amortized on a straight-line basis as an increase to rental income over the remaining term of the applicable leases plus the term of any below-market fixed rate renewal options, if applicable. Our below-market operating leases generally do not include fixed rate or below-market renewal options. | |||
The fair value of acquired in-place leases is derived based on management's assessment of lost revenue and costs incurred for the period required to lease the “assumed vacant” property to the occupancy level when purchased. This fair value is based on a variety of considerations including, but not necessarily limited to: (1) the value associated with avoiding the cost of originating the acquired in-place leases; (2) the value associated with lost revenue related to tenant reimbursable operating costs estimated to be incurred during the assumed lease-up period; and (3) the value associated with lost rental revenue from existing leases during the assumed lease-up period. Factors considered by us in performing these analyses include an estimate of the carrying costs during the expected lease-up periods, current market conditions, and costs to execute similar leases. In estimating carrying costs, the Company includes real estate taxes, insurance and other operating expenses, and estimates of lost rental revenue during the expected lease-up periods based on current market demand at market rates. In estimating costs to execute similar leases, the Company considers leasing commissions, legal and other related expenses. The amount recorded for acquired in-place leases is included in deferred leasing costs and acquisition-related intangibles, net on the balance sheet and amortized as an increase to depreciation and amortization expense over the remaining term of the applicable leases. If a lease were to be terminated or if termination were determined to be likely prior to its contractual expiration (for example resulting from bankruptcy), amortization of the related unamortized in-place lease intangible would be accelerated. | |||
The determination of the fair value of any debt assumed in connection with a property acquisition is estimated by discounting the future cash flows using interest rates available for the issuance of debt with similar terms and remaining maturities. | |||
The determination of the fair value of the acquired tangible and intangible assets and assumed liabilities of operating property acquisitions requires us to make significant judgments and assumptions about the numerous inputs discussed above. The use of different assumptions in these fair value calculations could significantly affect the reported amounts of the allocation of our acquisition related assets and liabilities and the related amortization and depreciation expense recorded for such assets and liabilities. In addition, because the value of above and below market leases are amortized as either a reduction or increase to rental income, respectively, our judgments for these intangibles could have a significant impact on our reported rental revenues and results of operations. | |||
Costs directly associated with all operating property acquisitions and those development and redevelopment acquisitions that meet the accounting criteria to be accounted for as business combinations are expensed as incurred. During the three months ended March 31, 2014, the Company expensed approximately $14,000 related party and $53,000 non-related party of acquisition costs based on the level of our acquisition activity. Our acquisition expenses are directly related to our acquisition activity and if our acquisition activity was to increase or decrease, so would our acquisition costs. Costs directly associated with development acquisitions accounted for as asset acquisitions are capitalized as part of the cost of the acquisition. During the three months ended March 31, 2014, the Company did not capitalize any such acquisition costs. | |||
Impairment of Long Lived Assets | |||
When circumstances indicate the carrying value of a property may not be recoverable, the Company reviews the asset for impairment. This review is based on an estimate of the future undiscounted cash flows, excluding interest charges, expected to result from the property’s use and eventual disposition. These estimates consider factors such as expected future operating income, market and other applicable trends and residual value, as well as the effects of leasing demand, competition and other factors. If impairment exists, due to the inability to recover the carrying value of a property, an impairment loss is recorded to the extent that the carrying value exceeds the estimated fair value of the property for properties to be held and used. For properties held for sale, the impairment loss is the adjustment to fair value less estimated cost to dispose of the asset. These assessments have a direct impact on net income because recording an impairment loss results in an immediate negative adjustment to net income. | |||
Derivative Instruments | |||
The Company may use derivative financial instruments to hedge all or a portion of the interest rate risk associated with its borrowings. Certain of the techniques used to hedge exposure to interest rate fluctuations may also be used to protect against declines in the market value of assets that result from general trends in debt markets. The principal objective of such agreements is to minimize the risks and/or costs associated with the Company’s operating and financial structure as well as to hedge specific anticipated transactions. | |||
The Company records all derivatives on the balance sheet at fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether the Company has elected to designate a derivative in a hedging relationship and apply hedge accounting and whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Derivatives designated and qualifying as a hedge of the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as interest rate risk, are considered fair value hedges. Derivatives designated and qualifying as a hedge of the exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges. Derivatives may also be designated as hedges of the foreign currency exposure of a net investment in a foreign operation. Hedge accounting generally provides for the matching of the timing of gain or loss recognition on the hedging instrument with the recognition of the changes in the fair value of the hedged asset or liability that are attributable to the hedged risk in a fair value hedge or the earnings effect of the hedged forecasted transactions in a cash flow hedge. The Company may enter into derivative contracts that are intended to economically hedge certain of its risk, even though hedge accounting does not apply or the Company elects not to apply hedge accounting. | |||
The accounting for subsequent changes in the fair value of these derivatives depends on whether each has been designed and qualifies for hedge accounting treatment. If the Company elects not to apply hedge accounting treatment, any changes in the fair value of these derivative instruments is recognized immediately in gains (losses) on derivative instruments in the consolidated statement of operations. If the derivative is designated and qualifies for hedge accounting treatment, the change in the estimated fair value of the derivative is recorded in other comprehensive income (loss) to the extent that it is effective. Any ineffective portion of a derivative’s change in fair value will be immediately recognized in earnings. | |||
Cash | |||
The Company maintains the majority of its cash balances in one financial institution located in Las Vegas, Nevada. The balances are insured by the Federal Deposit Insurance Corporation under the same ownership category up to at least $250,000. As of March 31, 2014 and December 31, 2013 the Company had approximately $0.7 million and approximately $0.8 million in excess of the federally-insured limits, respectively. | |||
Revenue Recognition | |||
The Company will recognize interest income from loans on an accrual basis over the expected terms of the loans using the effective interest method. The Company may recognize fees, discounts, premiums, anticipated exit fees and direct cost over the terms of the loans as an adjustment to the yield. The Company may recognize fees on commitments that expire unused at expiration. The Company may recognize interest income from available-for-sale securities on an accrual basis over the life of the investment on a yield-to-maturity basis. | |||
The Company’s revenues, which will be derived primarily from rental income, include rents that each tenant pays in accordance with the terms of each lease reported on a straight-line basis over the initial term of the lease. Since some of the Company’s leases will provide for rental increases at specified intervals, straight-line basis accounting requires the Company to record a receivable, and include in revenues, unbilled rent receivables that the Company will only receive if the tenant makes all rent payments required through the expiration of the initial term of the lease. | |||
The Company will continually review receivables related to rent and unbilled rent receivables and determine collectability by taking into consideration the tenant’s payment history, the financial condition of the tenant, business conditions in the industry in which the tenant operates and economic conditions in the area in which the property is located. In the event that the collectability of a receivable is in doubt, the Company will record an increase in the Company’s allowance for uncollectible accounts or record a direct write-off of the receivable in the Company’s consolidated statements of operations. | |||
Advertising Costs | |||
Advertising costs incurred in the normal course of operations are expensed as incurred. During the three months ended March 31, 2014 the Company had no advertising costs. | |||
Investments in Real Estate and Fixed Assets | |||
Investments in real estate and fixed assets are stated at cost less accumulated depreciation. Depreciation is provided principally on the straight-line method over the estimated useful lives of the assets, which are primarily 3 to 40 years. The cost of repairs and maintenance is charged to expense as incurred. Expenditures for property betterments and renewals are capitalized. Upon sale or other disposition of a depreciable asset, cost and accumulated depreciation are removed from the accounts and any gain or loss is reflected in other income (expense). | |||
The Company periodically evaluates whether events and circumstances have occurred that may warrant revision of the estimated useful lives of fixed assets or whether the remaining balance of fixed assets should be evaluated for possible impairment. The Company uses an estimate of the related undiscounted cash flows over the remaining life of the fixed assets in measuring their recoverability. | |||
Investments in Real Estate Loans | |||
Subject to the restrictions on related-party transactions set forth in the Company’s charter, the Company may, from time to time, acquire or sell investments in real estate loans from or to the advisor or other related parties without a premium. The primary purpose is to either free up capital to provide liquidity for various reasons, such as loan diversification, or place excess capital in investments to maximize the use of our capital. Selling or buying loans allows us to diversify our loan portfolio within these parameters. Due to the short-term nature of the loans the Company makes and the similarity of interest rates in loans the Company normally would invest in, the fair value of a loan typically approximates its carrying value. Accordingly, discounts or premiums typically do not apply upon sales of loans and therefore, generally no gain or loss is recorded on these transactions, regardless of whether to a related or unrelated party. | |||
Investments in real estate loans are secured by deeds of trust or mortgages. Generally, our real estate loans require interest only payments with a balloon payment of the principal at maturity. The Company has both the intent and ability to hold real estate loans until maturity and therefore, real estate loans are classified and accounted for as held for investment and are carried at amortized cost. Loans sold to or purchased from affiliates are accounted for at the principal balance and no gain or loss is recognized by us or any affiliate. Loan-to-value ratios are initially based on appraisals obtained at the time of loan origination and are updated, when new appraisals are received or when management’s assessment of the value has changed, to reflect subsequent changes in value estimates. Such appraisals are generally dated within 12 months of the date of loan origination and may be commissioned by the borrower. | |||
The Company considers a loan to be impaired when, based upon current information and events, it believes it is probable that the Company will be unable to collect all amounts due according to the contractual terms of the loan agreement. The Company’s impaired loans include troubled debt restructuring, and performing and non-performing loans in which full payment of principal or interest is not expected. The Company calculates an allowance required for impaired loans based on the present value of expected future cash flows discounted at the loan’s effective interest rate, or at the loan’s observable market price or the fair value of its collateral. | |||
Loans that have been modified from their original terms are evaluated to determine if the loan meets the definition of a Troubled Debt Restructuring (“TDR”) as defined by ASC 310-40. When the Company modifies the terms of an existing loan that is considered a TDR, it is considered performing as long as it is in compliance with the modified terms of the loan agreement. If the modification calls for deferred interest, it is recorded as interest income as cash is collected. | |||
Allowance for Loan Losses | |||
The Company maintains an allowance for loan losses on our investments in real estate loans for estimated credit impairment. The Company’s estimate of losses is based on a number of factors including the types and dollar amounts of loans in the portfolio, adverse situations that may affect the borrower’s ability to repay, prevailing economic conditions and the underlying collateral securing the loan. Additions to the allowance are provided through a charge to earnings and are based on an assessment of certain factors, which may indicate estimated losses on the loans. Actual losses on loans are recorded first as a reduction to the allowance for loan losses. Generally, subsequent recoveries of amounts previously charged off are recognized as income. | |||
Estimating allowances for loan losses requires significant judgment about the underlying collateral, including liquidation value, condition of the collateral, competency and cooperation of the related borrower and specific legal issues that affect loan collections or taking possession of the property. As a commercial real estate lender willing to invest in loans to borrowers who may not meet the credit standards of other financial institutional lenders, the default rate on our loans could be higher than those generally experienced in the real estate lending industry. The Company and the Advisor generally approve loans more quickly than other real estate lenders and, due to our expedited underwriting process; there is a risk that the credit inquiry performed will not reveal all material facts pertaining to a borrower and the security. | |||
Additional facts and circumstances may be discovered as the Company continues efforts in the collection and foreclosure processes. This additional information often causes management to reassess its estimates. Circumstances that may cause significant changes in our estimated allowance include, but are not limited to: | |||
· | Declines in real estate market conditions, which can cause a decrease in expected market value; | ||
· | Discovery of undisclosed liens for community improvement bonds, easements and delinquent property taxes; | ||
· | Lack of progress on real estate developments after the Company advances funds. The Company customarily utilizes disbursement agents to monitor the progress of real estate developments and approve loan advances. After further inspection of the related property, progress on construction occasionally does not substantiate an increase in value to support the related loan advances; | ||
· | Unanticipated legal or business issues that may arise subsequent to loan origination or upon the sale of foreclosed property; and | ||
· | Appraisals, which are only opinions of value at the time of the appraisal, may not accurately reflect the value of the property. | ||
Organization, Offering and Related Costs | |||
Certain organization, offering and related costs, including legal, accounting, printing, marketing expenses and the salaries and direct expenses of the employees of the Advisor and its affiliates, will be incurred by the Advisor on behalf of the Company. After the Company has reimbursed $100,000 of such costs, which has been paid to the Advisor, no additional reimbursements will be made unless the aggregate amount of such reimbursements does not exceed 0.75% of the gross offering proceeds as of the date of reimbursement. Prior to the commencement of our operations, such offering costs had been deferred and such deferred offering costs have been amortized to expense as offering costs over the 12 month period commencing January 1, 2013 through December 31, 2013, on a straight-line basis. | |||
Stock-Based Compensation | |||
The Company has a stock-based incentive award plan, which is accounted for under the guidance for share based payments. The expense for such awards will be included in general and administrative expenses and is recognized over the vesting period or when the requirements for exercise of the award have been met (See Note F — Stock-Based Compensation). | |||
Income Taxes | |||
The Company has elected, and intends to operate in a manner that will allow the Company, to qualify to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended, commencing with the taxable year ended December 31, 2013. If the Company qualifies for taxation as a REIT, it generally will not be subject to federal corporate income tax to the extent it distributes all of its REIT taxable income to its stockholders, and so long as it distributes at least 90% of its REIT taxable income. REITs are subject to a number of other organizational and operational requirements. Even if the Company qualifies to be taxed as a REIT, it may be subject to certain state and local taxes on its income and property, and federal income and excise taxes on its undistributed income. | |||
Per Share Data | |||
The Company calculates basic earnings per share by dividing net income for the period by weighted-average shares of its common stock outstanding for a respective period. Diluted earnings per share takes into account the effect of dilutive instruments, such as stock options and convertible stock, but uses the average share price for the period in determining the number of incremental shares that are to be added to the weighted-average number of shares outstanding. The Company had no outstanding common share equivalents during the three months ended March 31, 2014. | |||
On December 20, 2013, our advisor executed and delivered an irrevocable waiver (the “Waiver”) in our favor, pursuant to which our advisor irrevocably waived its rights under our advisory agreement and our existing charter to convert its shares of our convertible stock into our common stock if and when we list our common stock for trading on a national securities exchange. As a result, the 1,000 shares of our convertible stock issued to our advisor will convert to shares of common stock representing 3.50% of the outstanding shares of our common stock immediately preceding the conversion only if and when: (A) we have made total distributions on the then outstanding shares of our common stock equal to the invested capital attributable to those shares plus a 6.00% cumulative, non-compounded, annual pre-tax return on such invested capital, or (B) we terminate or fail to renew the advisory agreement (other than for “cause” as defined in our advisory agreement). A listing of our common stock for trading on a national securities exchange alone will not trigger conversion. | |||
Reportable Segments | |||
The Company is currently authorized to operate two reportable segments, investments in real estate loans and investments in real property. As of March 31, 2014, the Company only operates in the investment in real property segment. | |||
Accounting and Auditing Standards Applicable to “Emerging Growth Companies” | |||
The Company is an “emerging growth company” under the recently enacted JOBS Act. For as long as the Company remains an “emerging growth company,” which may be up to five fiscal years, the Company is not required to (1) comply with any new or revised financial accounting standards that have different effective dates for public and private companies until those standards would otherwise apply to private companies, (2) provide an auditor’s attestation report on management’s assessment of the effectiveness of internal control over financial reporting pursuant to Section 404 of the Sarbanes-Oxley Act, (3) comply with any new requirements adopted by the Public Company Accounting Oversight Board, or the PCAOB, requiring mandatory audit firm rotation or a supplement to the auditor’s report in which the auditor would be required to provide additional information about the audit and the financial statements of the issuer or (4) comply with any new audit rules adopted by the PCAOB after April 5, 2012, unless the SEC determines otherwise. The Company intends to take advantage of such extended transition period. Since the Company will not be required to comply with new or revised accounting standards on the relevant dates on which adoption of such standards is required for other public companies, the Company’s financial statements may not be comparable to the financial statements of companies that comply with public company effective dates. If the Company were to subsequently elect to instead comply with these public company effective dates, such election would be irrevocable pursuant to Section 107 of the JOBS Act. | |||
Non-controlling Interests | |||
The FASB issued authoritative guidance for non-controlling interests in December 2007, which establishes accounting and reporting standards for the non-controlling interest in a subsidiary and for the deconsolidation of a subsidiary. The guidance clarifies that a non-controlling interest in a subsidiary, which is sometimes referred to as an unconsolidated investment, is an ownership interest in the consolidated entity that should be reported as a component of equity in the consolidated financial statements. Among other requirements, the guidance requires consolidated net income to be reported at amounts attributable to both the parent and the non-controlling interest. It also requires disclosure, on the face of the consolidated income statement, of the amounts of consolidated net income attributable to the parent and to the non-controlling interest. |
Commitments_and_Contingencies
Commitments and Contingencies | 3 Months Ended | ||
Mar. 31, 2014 | |||
Commitments and Contingencies Disclosure [Abstract] | ' | ||
Commitments and Contingencies | ' | ||
Note C — Commitments and Contingencies | |||
Litigation | |||
In the ordinary course of business, the Company may become subject to litigation or claims. There are no material legal proceedings pending or known to be contemplated against the Company. | |||
Environmental Matters | |||
In connection with the ownership and operation of real estate, the Company may potentially be liable for costs and damages related to environmental matters. The Company has not been notified by any governmental authority of any non-compliance, liability or other claim, and is not aware of any other environmental condition that it believes will have a material adverse effect on the results of operations. | |||
Note Payable | |||
During January 2014, we, VRM I and VRM II issued a promissory note with Key Bank National Association for $4.3 million. This note bears an annual interest rate of 4.94%, is secured by four parking facilities, matures in February 2019 and is payable in monthly principal and interest payments of approximately $25,000. | |||
As of March 31, 2014, future principal payments on the notes payable are as follows: | |||
2014 | $ | 510,000 | |
2015 | 4,487,000 | ||
2016 | 700,000 | ||
2017 | 4,232,000 | ||
Thereafter | 25,808,000 | ||
Total | $ | 35,737,000 |
Related_Party_Transactions_and
Related Party Transactions and Arrangements | 3 Months Ended |
Mar. 31, 2014 | |
Related Party Transactions [Abstract] | ' |
Related Party Transactions and Arrangements | ' |
Note D — Related Party Transactions and Arrangements | |
The transactions described in this Note were approved by a majority of the Company’s board of directors (including a majority of the independent directors) not otherwise interested in such transaction as fair and reasonable to the Company and on terms and conditions no less favorable to the Company than those available from unaffiliated third parties. | |
Accounting services | |
During the three months ended March 31, 2014, Accounting Solutions, an entity partially owned by Mr. Lewis, the Company’s Chief Financial Officer, received fee of approximately $5,000 for accounting services. No fees were paid in the three months ended March 31, 2013. | |
Loan from Affiliate | |
During September 2013, the Company issued a promissory note to Now Fund II, LP, a limited partnership wholly owned by Michael Shustek, for $0.9 million. This note bore an annual interest rate of 7.5%, and was payable in monthly interest payments of approximately $5,600, with the unpaid principal balance due at maturity in March 2014. During January 2014, this loan was paid in full. | |
Investment from Affiliate | |
During March 2014, VRM II contributed $3,000,000 to Building C, LLC for a 42% interest in that company. | |
Ownership of Company Stock | |
As of March 31, 2014, the Sponsor owned 22,222 shares of the Company’s outstanding common stock (not including additional shares received in DRIP program), VRM I owned 60,810 shares of the Company’s outstanding common stock, VF III owned 61,714 shares of the Company’s outstanding common stock and the Advisor owned 1,000 shares of the Convertible Stock. See “Capitalization” under Note A for further information, including a description of the terms of the Convertible Stock. | |
Ownership of Interests of Advisor | |
During April 2012, VRM II contributed $1,000 for a 40% interest in the Advisor. Mr. Shustek, through a wholly owned company named MVP Capital Partners, LLC (the “Sponsor”), contributed $1,500 for a 60% interest in the Advisor. As of June 30, 2013, VRM II and the Sponsor had loaned approximately $3.6 million and approximately $1.2 million, respectively, to the Advisor for purposes of funding the Company’s operations. On June 30, 2013, the Sponsor decided to forgive the full amount of its $1.2 million loan. VRM II has not forgiven the balance due from the Advisor. However the decision by the Sponsor to forgive the full amount of its loans created uncertainty as to when VRM II will be repaid the amounts loaned to the Advisor. Based on this uncertainty, VRM II determined to treat as fully impaired the balance of this note receivable. As of March 31, 2014, VRM II had notes receivable from the Advisor of approximately $6.9 million, which amount has been fully allowed for. The Advisor’s ability to repay the sums due VRM II will likely depend upon the success of the Company’s public offering and its ability to successfully deploy the offering proceeds. | |
In December 2013, VRM II and the Sponsor entered into a membership interest transfer agreement, dated as of December 19, 2013, pursuant to which VRM II has acquired from the Seller an additional 20% of the membership interests of the Advisor. Concurrently therewith, the Sponsor and VRM I entered into a separate membership interest transfer agreement pursuant to which VRM I acquired the remaining 40% interest in the Advisor from the Sponsor. As a result, VRM II and VRM I now own 60% and 40%, respectively, of the aggregate membership interests of the Advisor. | |
Pursuant to the transfer agreements entered into in December 2013, neither VRM I nor VRM II paid any up-front consideration for the acquired interests, but each will be responsible for its proportionate share of future expenses of the Advisor. In recognition of the Sponsor’s substantial investment in the Advisor for which the Sponsor received no up-front consideration, the transfer agreements and the amended operating agreement of the Advisor further provide that once VRM I and VRM II have been repaid in full for any capital contributions to the Advisor or for any expenses advanced on the Advisor’s behalf (“Capital Investment”), and once they have received an annualized return on their Capital Investment of 7.5%, then the Sponsor will receive one-third of the net profits of the Advisor. | |
Fees and Expenses Paid to the Advisor | |
The Advisor, an entity owned by VRM I and VRM II, and its affiliates incur and pay costs and fees on behalf of the Company. The Advisor has advanced funds for certain expenses incurred by the Company. As of March 31, 2014 these funds totaling $6.7 million have been forgiven. These reductions were not made in exchange for the issuance of common stock. For the three months ended March 31, 2014, the Company paid $1.0 million to the Advisor for accrued fees earned by the Advisor. As of March 31, 2014, the Company had a balance of approximately $0.9 million payable to the Advisor for fees earned by the Advisor. | |
The terms under which the fees are earned and payable to related parties for specific transactions are as follows: | |
Fees and Expenses Paid in Connection with the Offering | |
On July 16, 2012 the Company signed a selling agreement which appoints MVP American Securities (“MVP AS”), formerly known as Ashton Garnett Securities, LLC (“Selling Agent”), an entity indirectly owned by our CEO, to act as one of the selling agents for the Offering. The Selling Agent will receive 3.00% of the gross offering proceeds it sells in the offering, subject to reductions based on volume and for certain categories of purchasers. No selling commissions are payable on shares sold under the distribution reinvestment plan. For the three months ended March 31, 2014, the Company paid no selling commissions to the Selling Agent. Additionally, the Advisor pays up to an additional 5.25% of offering proceeds for third party broker dealer commissions and due diligence expenses. | |
Certain organization, offering and related costs will be incurred by the Advisor on behalf of the Company. After the Company has reimbursed $100,000 of such costs, which amount has been paid to the Advisor, no additional reimbursements will be made unless the aggregate amount of such reimbursements does not exceed 0.75% of the gross offering proceeds as of the date of reimbursement. Such reimbursable costs may include legal, accounting, printing and other offering expenses, including marketing, salaries and direct expenses of the Advisor’s employees and employees of the Advisor’s affiliates and others. Such reimbursable costs do not include any broker-dealer commissions paid by the Advisor in excess of the 3.00% paid by the Company. Any reimbursement of the Advisor will not exceed actual expenses incurred by the Advisor. On November 1, 2013, the advisor forgave the reimbursement of the full amount of offering costs incurred. | |
Fees and Expenses Paid in Connection With the Operations of the Company | |
The Company has no paid employees. The Company has retained the Advisor to manage its affairs on a day-to-day basis. Pursuant to an amendment of the advisory agreement effective November 21, 2013, the Company will reimburse, no less than monthly, the Advisor for audit, accounting and legal fees, and other fees for professional services provided by third parties relating to the operations of the Company and all such fees incurred at the request, or on behalf of, the Board or any committee of the Board; provided, however, that the Advisor shall not be entitled to reimbursement by the Company for any personnel or related employment costs incurred by the Advisor or its affiliates in performing the services, including but not limited to salary and benefits of employees and overhead. As of March 31, 2014, the aggregate amount fees and expense reimbursement waived by the Advisor is approximately $6.7 million. | |
The Advisor must reimburse the Company at least quarterly for reimbursements paid to the Advisor in any four consecutive fiscal quarters to the extent that such reimbursements to the Advisor cause the Company’s total operating expenses to exceed the greater of (1) 2% of our average invested assets, which generally consists of the average book value of the Company’s real properties before deducting depreciation, bad debts or other non-cash reserves and the average book value of securities, or (2) 25% of the Company’s net income, which is defined as the Company’s total revenues less total expenses for any given period excluding reserves for depreciation, bad debts or other similar non-cash reserves, unless the independent directors have determined that such excess expenses were justified based on unusual and non-recurring factors. As of March 31, 2014, the Company has a balance owed to the Advisor for these fees. Accordingly the Advisor has no reimbursement amount owed to the Company. As the Company commences the reimbursement of the expenses to the Advisor, the Company will verify the reimbursements do not exceed the amounts discussed above or will receive reimbursements from the Advisor. | |
The Advisor or its affiliates will receive an acquisition fee of 3.0% of the purchase price of any real estate or loan acquired at a discount, provided, however, the Company will not pay any fees when acquiring loans from its affiliates. During the three months ended March 31, 2014 approximately $134,000, in acquisition fees were earned, all of which were recognized as a due to related party as of March 31, 2014. | |
The Advisor or its affiliates will be reimbursed for actual expenses paid or incurred in connection with the selection or acquisition of an investment, whether or not the Company ultimately acquires the investment. The Company may recoup all or a portion of these expenses from the borrower in connection with each investment. | |
The Advisor or its affiliates will receive a monthly asset management fee at an annual rate equal to 0.85% of the fair market value of (i) all assets then held by the Company or (ii) the Company’s proportionate share thereof in the case of an investment made through a joint venture or other co-ownership arrangement, excluding (only for clause (ii)) debt financing obtained by the Company or made available to the Company. The fair market value of real property shall be based on annual “AS-IS”, “WHERE-IS” appraisals, and the fair market value of real estate-related secured loans shall be equal to the face value of the such loan, unless it is non-performing, in which case the fair market value shall be equal to the book value of such loan. The asset management fee will be reduced to 0.75% if the Company is listed on a national securities exchange. Asset management fees for the three months ended March 31, 2014 were approximately $132,000 and were recognized as a due to related party as of March 31, 2014. | |
The Advisor or its affiliates receive a monthly debt financing fee at an annual rate equal to 0.25% of the aggregate debt financing obtained by the Company or made available to the Company, such as mortgage debt, lines of credit, and other term indebtedness, including refinancings. In the case of a joint venture, the Company pays this fee only on the Company’s pro rata share. Debt financing fee for the three months ended March 31, 2014 were approximately $2,000 and were recognized as a due to related party as of March 31, 2014. | |
The Advisor also irrevocably waived its rights to receive a property management fee with respect to any real property owned that are subject to triple net leases. The advisory agreement currently provides for payment to our advisor of a monthly market-based fee for property management services of up to 6.00% of the gross revenues generated by our properties. As a result of this waiver, no property management fee will be paid on any real property owned that are subject to triple net leases pursuant to which the tenants pay all or a majority of all real estate taxes, building insurance, and maintenance expenses. | |
Disposition Fee | |
For substantial assistance in connection with the sale of real property, as determined by the independent directors, the Company will pay the Advisor or its affiliate the lesser of (i) 3.00% of the contract sale price of the real property sold or (ii) 50% of the customary commission which would be paid to a third-party broker for the sale of a comparable property. The amount paid, when added to the sums paid to unaffiliated parties, may not exceed either the customary commission or an amount equal to 6.00% of the contract sales price. The disposition fee will be paid concurrently with the closing of any such disposition of all or any portion of any real property. The Company will not pay a disposition fee upon the maturity, prepayment, workout, modification or extension of a loan or other debt-related investment; provided, however, that the Advisor or its affiliates may receive an exit fee or a prepayment penalty paid by the borrower. If the Company takes ownership of a property as a result of a workout or foreclosure of a loan, the Company will pay a disposition fee upon the sale of such real property equal to 3.00% of the sales price. With respect to real property held in a joint venture, the foregoing commission will be reduced to a percentage reflecting the Company’s economic interest in the joint venture. There were no disposition fees paid to the Advisor for the three months ended March 31, 2014. |
Economic_Dependency
Economic Dependency | 3 Months Ended |
Mar. 31, 2014 | |
Notes to Financial Statements | ' |
Economic Dependency | ' |
Note E —Dependency | |
The Company has no employees and is dependent on the Advisor and the Selling Agents for certain services that are essential to the Company, including the sale of the Company’s shares of common stock in the Offering, asset management services, supervision of the management and leasing of properties owned by the Company, asset acquisition and disposition decisions, as well as other administrative responsibilities for the Company including accounting services and investor relations. | |
In the event that these companies are unable to provide the Company with the respective services, the Company will be required to find alternative providers of these services. In this regard, the Company notes that the Advisor has agreed to waive certain fees and expenses it otherwise would be entitled to under the Advisory Agreement as further described under “Note D – Related Party Transactions and Agreements – Fees and Expenses Paid in Connection With the Operations of the Company” to the financial statements included in this Quarterly Report. If the Company is required to find an alternative advisor, the Company may not be able to find an alternative advisor who would be willing to continue to waive such fees and expenses. As a result, the Company may have to incur additional costs and expenses if it is required to replace the Advisor or other agents that are providing services to the Company. |
StockBased_Compensation
Stock-Based Compensation | 3 Months Ended |
Mar. 31, 2014 | |
Equity [Abstract] | ' |
Stock-Based Compensation | ' |
Note F - Stock-Based Compensation | |
Equity Incentive Plan | |
The Company has adopted an equity incentive plan. The equity incentive plan offers certain individuals an opportunity to participate in the Company’s growth through awards in the form of, or based on, the Company’s common stock. The Company has no current intention to issue any awards under the equity incentive plan but may do so in the future in order to attract and retain qualified directors, officers, employees, and consultants. | |
The equity incentive plan authorizes the granting of restricted stock, stock options, stock appreciation rights, restricted or deferred stock units, performance awards, dividend equivalents, other stock-based awards and cash-based awards to directors, employees and consultants of the Company selected by the board of directors for participation in the equity incentive plan. Stock options granted under the equity incentive plan will not exceed an amount equal to 10% of the outstanding shares of the Company’s common stock on the date of grant of any such stock options. Any stock options and stock appreciation rights granted under the equity incentive plan will have an exercise price or base price that is not less than the fair market value of the Company’s common stock on the date of grant. | |
The board of directors, or the compensation committee of the board of directors, will administer the equity incentive plan, with sole authority to determine all of the terms and conditions of the awards, including whether the grant, vesting or settlement of awards may be subject to the attainment of one or more performance goals. No awards will be granted if the grant or vesting of the awards would jeopardize the Company’s status as a REIT under the Code or otherwise violate the ownership and transfer restrictions imposed under the Company’s charter. Unless otherwise determined by the board of directors, no award granted under the equity incentive plan will be transferable except through the laws of descent and distribution. | |
The Company has authorized and reserved an aggregate maximum of 300,000 shares for issuance under the equity incentive plan. In the event of a transaction between the Company and its stockholders that causes the per-share value of common stock to change (including, without limitation, any stock dividend, stock split, spin-off, rights offering or large nonrecurring cash dividend), the share authorization limits under the equity incentive plan will be adjusted proportionately, and the board of directors must make such adjustments to the equity incentive plan and awards as it deems necessary, in its sole discretion, to prevent dilution or enlargement of rights immediately resulting from such transaction. In the event of a stock split, a stock dividend or a combination or consolidation of the outstanding shares of common stock into a lesser number of shares, the authorization limits under the equity incentive plan will automatically be adjusted proportionately and the shares then subject to each award will automatically be adjusted proportionately without any change in the aggregate purchase price. | |
Unless otherwise provided in an award certificate or any special plan document governing an award, in the event of a corporate transaction (as defined in the Company’s equity incentive plan), if any award issued under the Company’s equity incentive plan is not assumed or replaced as part of the corporate transaction, then such portion of the award shall automatically become fully vested and exercisable and be released from any repurchase or forfeiture rights (other than repurchase rights exercisable at fair market value) immediately prior to the effective date of such corporation transaction, so long as the grantee’s continuous service has not terminated prior to such date. Unless otherwise provided in an award certificate or any special plan document governing an award, in the event of a change in control, each outstanding award issued automatically shall become fully vested and exercisable and be released from any repurchase or forfeiture rights (other than repurchase rights exercisable at fair market value), immediately prior to the effective date of such change in control, provided that the grantee’s continuous service has not terminated prior to such date. Under the equity incentive plan, a “corporate transaction” is defined to include (i) a merger or consolidation in which the Company is not the surviving entity; (ii) the sale of all or substantially all of the Company’s assets; (iii) the Company’s complete liquidation or dissolution; and (iv) acquisitions by any person of beneficial ownership of securities possessing more than 50% of the total combined voting power of the Company’s outstanding securities (but excluding any transactions determined by our administrator not to constitute a “corporate transaction”). Under the equity incentive plan, a “change in control” is defined generally as a change in ownership or control of the Company effected either through (i) acquisitions of securities by any person (or related group of persons) of securities possessing more than 50% of the total combined voting power of the Company’s outstanding securities pursuant to a tender offer or exchange offer that the Company’s directors do not recommend the Company’s stockholders accept; or (ii) a change in the composition of the board over a period of 12 months or less such that a majority of the Company’s board members will no longer serve as directors, by reason of one or more contested elections for board membership. | |
The equity incentive plan will automatically expire on the tenth anniversary of the date on which it is approved by the board of directors and stockholders, unless extended or earlier terminated by the board of directors. The board of directors may terminate the equity incentive plan at any time. The expiration or other termination of the equity incentive plan will have no adverse impact on any award previously granted under the equity incentive plan. The board of directors may amend the equity incentive plan at any time, but no amendment will adversely affect any award previously granted, and no amendment to the equity incentive plan will be effective without the approval of the Company’s stockholders if such approval is required by any law, regulation or rule applicable to the equity incentive plan. |
Recent_Accounting_Pronouncemen
Recent Accounting Pronouncements | 3 Months Ended |
Mar. 31, 2014 | |
Accounting Changes and Error Corrections [Abstract] | ' |
Recent Accounting Pronouncements | ' |
Note G – Recent Accounting Pronouncements | |
In December 2011, the Financial Accounting Standards Board ("FASB") issued guidance regarding disclosures about offsetting assets and liabilities, which requires entities to disclose information about offsetting and related arrangements to enable users of its financial statements to understand the effect of those arrangements on its financial position. The guidance was effective for fiscal years and interim periods beginning on or after January 1, 2013 with retrospective application for all comparative periods presented. The adoption of this guidance, which is related to disclosure only, did not have a material impact on our consolidated financial position, results of operations or cash flows. | |
In July 2012, the FASB issued revised guidance intended to simplify how an entity tests indefinite-lived intangible assets for impairment. The amendments allow an entity to initially assess qualitative factors to determine whether it is necessary to perform a quantitative impairment test. An entity is no longer required to calculate the fair value of an indefinite-lived intangible asset and perform the quantitative test unless the entity determines, based on a qualitative assessment, that it is more likely than not that its fair value is less than its carrying amount. The amendments were effective for annual and interim indefinite-lived intangible asset impairment tests performed for fiscal years beginning after September 15, 2012. The adoption of this guidance did not have a material impact on our consolidated financial position, results of operations or cash flows. | |
In February 2013, the FASB issued guidance which requires an entity to provide information about the amounts reclassified out of accumulated other comprehensive income by component. The guidance was effective for annual and interim periods beginning after December 15, 2012. The adoption of this guidance, which is related to disclosure only, did not have a material impact on our consolidated financial position, results of operations or cash flows. | |
In February 2013, the FASB issued guidance clarifying the accounting and disclosure requirements for obligations resulting from joint and several liability arrangements for which the total amount under the arrangement is fixed at the reporting date. The new guidance is effective for fiscal years, and interim periods within those fiscal years, beginning on or after December 15, 2013. We do not expect the adoption of this guidance to have a material impact on our consolidated financial position, results of operations or cash flows. | |
On June 7, 2013, the FASB issued Accounting Standards Update No. 2013-08, Financial Services—Investment Companies (Topic 946): Amendments to the Scope, Measurement and Disclosure Requirements. The new standard clarifies the characteristics of an investment company, and provides comprehensive guidance for assessing whether an entity is an investment company. The amendments apply to an entity's interim and annual reporting periods in fiscal years that begin after December 15, 2013. Early application is prohibited. The adoption of ASU 2013-08 is not expected to materially impact our consolidated financial statements. |
Investment_in_Equity_Method_In
Investment in Equity Method Investee and Investment in Cost Method Investee | 3 Months Ended | |||||
Mar. 31, 2014 | ||||||
Equity Method Investments and Joint Ventures [Abstract] | ' | |||||
Investment in Equity Method Investee and Investment in Cost Method Investee | ' | |||||
Note H – Investment in Equity Method Investee and Investment in Cost Method Investee | ||||||
On July 26, 2013 the Company, VRM I and VRM II entered into an agreement to acquire six parking facilities from the same seller. The Company has formed limited liability companies with VRM I and VRM II to acquire the properties based on ownership noted in the table below. The limited liability companies will be jointly managed by MVP Realty Advisors, LLC and Vestin Mortgage, LLC. The Company has the right, at any time, with 10 days written notice, to purchase VRM I or VRM II’s interest in the limited liability company (the “Purchase Right”). The price for the Purchase Right shall be equal to VRM I or VRM II’s and our capital contribution plus a 7.5% annual cumulative return less any distributions received by VRM I or VRM II. | ||||||
The following is a summary of the purchase per the agreement: | ||||||
Ownership | ||||||
Property Name | Purchase Date | Purchase Price | VRM II | VRM I | MVP | |
MVP PF Ft Lauderdale 2013, LLC | 31-Jul-13 | $3,400,000 | 68% | -- | 32% | |
MVP PF Memphis Court 2013, LLC | 28-Aug-13 | 1,000,000 | 51% | 44% | 5% | |
MVP PF Memphis Poplar 2013, LLC | 28-Aug-13 | 2,000,000 | 51% | 44% | 5% | |
MVP PF Kansas City 2013, LLC | 28-Aug-13 | 2,800,000 | 51% | 44% | 5% | |
MVP PF Baltimore 2013, LLC | 4-Sep-13 | 2,300,000 | 51% | 44% | 5% | |
MVP PF St. Louis 2013, LLC | 4-Sep-13 | 2,000,000 | 51% | 44% | 5% | |
$13,500,000 | ||||||
All of the parking facilities are currently leased to tenants under triple net leases, therefore no specific party has additional management responsibility or decision making authority beyond their ownership interest. | ||||||
In accordance with ASC 805-10-25-13, the following is the preliminary purchase price allocation: | ||||||
Property Name | Amount | MVP REIT’s Accounting Method | ||||
Ft Lauderdale | $3,400,000 | Equity Method | ||||
Memphis Court | 190,000 | Cost Method | ||||
Memphis Poplar | 2,685,000 | Cost Method | ||||
Kansas City | 1,550,000 | Cost Method | ||||
Baltimore | 1,550,000 | Cost Method | ||||
St. Louis | 4,125,000 | Cost Method | ||||
$13,500,000 | ||||||
Upon the closing of the purchases described above, three of the six triple net leases were terminated which included a 180 day termination period. Management has negotiated new triple net leases which increased the total rental revenue of these parking facilities. The new triple net leases became effective during February 2014 and resulted in an increase of the base rent on these properties of approximately $140,000 per year in the aggregate. Upon completion of the new lease agreements, we are obtaining updated appraisals to determine final purchase price allocation. | ||||||
On January 14, 2014, the Company, VRM I and VRM II sold MVP PF Baltimore 2013, LLC to a third party for $1,550,000 which resulted in an insignificant loss. On March 20, 2014, the Board of Directors of the Company, along with the Board of Directors for VRM I and VRM II approved a transaction whereby the Company will exercise the Purchase Right to acquire VRM I and VRM II’s interest in the five parking facilities, net of the assumed debt secured by the real estate (see Subsequent Events describing the sale of one parking facility) and VRM II’s interest in the storage facility, net of the assumed debt secured by the real estate: in exchange VRM I and VRM II will receive interest in four office properties, net of the assumed debt secured by the real estate. The difference between the net amount of the assets exchanged was paid in cash. Following this transaction, The Company will hold 100% interest in the five parking facilities and storage facility. VRM I and VRM II will hold 100% interest in the four office properties. On April 30, 2014 the transaction was completed. Please see “Note K – Subsequent Events – Property Exchanges” to the financial statements included in this Quarterly Report for more information regarding the property exchanges. |
Fair_Value
Fair Value | 3 Months Ended | ||||||||||
Mar. 31, 2014 | |||||||||||
Fair Value Disclosures [Abstract] | ' | ||||||||||
Fair Value | ' | ||||||||||
NOTE I — Fair Value | |||||||||||
As of March 31, 2014 and December 31, 2013, financial assets and liabilities utilizing Level 1 inputs included investment in marketable securities - related party. The Company had no assets or liabilities utilizing Level 2 inputs, and assets and liabilities utilizing Level 3 inputs included investments in real estate loans and investments in equity and cost method investees. | |||||||||||
To the extent that valuation is based on models or inputs that are less observable or unobservable in the market, the determination of fair value requires more judgment. Accordingly, our degree of judgment exercised in determining fair value is greatest for instruments categorized in Level 3. In certain cases, the inputs used to measure fair value may fall into different levels of the fair value hierarchy. In such cases, an asset or liability will be classified in its entirety based on the lowest level of input that is significant to the measurement of fair value. | |||||||||||
Fair value is a market-based measure considered from the perspective of a market participant who holds the asset or owes the liability rather than an entity-specific measure. Therefore, even when market assumptions are not readily available, our own assumptions are set to reflect those that market participants would use in pricing the asset or liability at the measurement date. The Company uses prices and inputs that are current as of the measurement date, including during periods of market dislocation, such as the recent illiquidity in the auction rate securities market. In periods of market dislocation, the observability of prices and inputs may be reduced for many instruments. This condition may cause our financial instruments to be reclassified from Level 1 to Level 2 or Level 3 and/or vice versa. | |||||||||||
Our valuation techniques will be consistent with at least one of the three possible approaches: the market approach, income approach and/or cost approach. Our Level 1 inputs are based on the market approach and consist primarily of quoted prices for identical items on active securities exchanges. Our Level 2 inputs are primarily based on the market approach of quoted prices in active markets or current transactions in inactive markets for the same or similar collateral that do not require significant adjustment based on unobservable inputs. Our Level 3 inputs are primarily based on the income and cost approaches, specifically, discounted cash flow analyses, which utilize significant inputs based on our estimates and assumptions. | |||||||||||
The following table presents the valuation of our financial assets and liabilities as of March 31, 2014 measured at fair value on a recurring basis by input levels: | |||||||||||
Quoted Prices in Active Markets For Identical Assets (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | Balance at 03/31/14 | Carrying Value on Balance Sheet at 03/31/14 | |||||||
Assets | $ | -- | $ | -- | $ | 628,000 | $ | 628,000 | $ | 628,000 | |
Investment in equity method investee | |||||||||||
Investments in cost method investee | $ | -- | $ | -- | $ | 300,000 | $ | 300,000 | $ | 300,000 | |
The following table presents the valuation of our financial assets and liabilities as of December 31, 2013 measured at fair value on a recurring basis by input levels: | |||||||||||
Quoted Prices in Active Markets For Identical Assets (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | Balance at 12/31/13 | Carrying Value on Balance Sheet at 12/31/13 | |||||||
Assets | $ | -- | $ | -- | $ | 1,098,000 | $ | 1,098,000 | $ | 1,098,000 | |
Investment in equity method investee | |||||||||||
Investments in cost method investee | $ | -- | $ | -- | $ | 509,000 | $ | 509,000 | $ | 509,000 | |
Notes_Payable
Notes Payable | 3 Months Ended |
Mar. 31, 2014 | |
Debt Disclosure [Abstract] | ' |
Notes Payable | ' |
Note J — Notes Payable | |
On March 26, 2014, Building C, LLC entered into a loan agreement with a financial institution in the amount of $8.5 million. The loan bears an annual interest rate of 4.81% and is payable in monthly installment payments of principle and interest totaling approximately $48,000, with a lump sum payment of approximately $7.1 million due at maturity in April of 2021. This loan agreement replaces their previous loan which held a balance of $10.8 million at payoff. | |
On March 28, 2014, Building A, LLC entered into a loan agreement with a financial institution in the amount of $8.5 million. The loan bears and annual interest rate of 4.969% and is payable in monthly installments of principle and interest totaling approximately $45,000, with a lump sum payment of approximately $7.8 million due at maturity in April of 2019. This loan agreement replaces their previous loan which held a balance of $10.1 million at payoff. |
Subsequent_Events
Subsequent Events | 3 Months Ended |
Mar. 31, 2014 | |
Subsequent Events [Abstract] | ' |
Subsequent Events | ' |
Note K — Subsequent Events | |
The following subsequent events have been evaluated through the date of this filing with the SEC. | |
Property Exchanges | |
In March 2014, the Company’s board of directors approved an increase in the focus of the Company’s investment strategy on parking and self-storage facilities located throughout the United States as the Company’s core assets. As part of its strategy to focus predominately in investments in parking and storage facilities, the Company has reached an agreement with affiliated entities to exchange all of its ownership interests in non-core assets (consisting of four office buildings) for all of the affiliated entities’ ownership interests in five parking facilities and one self-storage facility. The exchange was consummated on April 30, 2014. | |
Under the terms of the property exchanges, VRM I and VRM II transferred to MVP all of their respective ownership interests in the following properties: the Ft. Lauderdale, Memphis Court, Memphis Poplar, Kansas City and St. Louis Parking Facilities and the Red Mountain Storage Facility (the “Transferred Properties”). The Company assumed all indebtedness incurred by VRM I and VRM II in connection with their acquisition of interests in the Transferred Properties. In addition, pursuant to its agreement with VRM I and VRM II, the Company was obligated to pay to VRM I and VRM II an amount equal to their respective investments in the Transferred Properties plus a 7.5% annual cumulative return less any distributions received by VRM I and VRM II (the “Contractual Return”). | |
Under the terms of the property exchanges, VRM I and VRM II received from the Company its entire interest in four office buildings located at 8860 West Sunset Road, Las Vegas, Nevada (“Wolfpack”), 8905 Post Road, Las Vegas, Nevada (“SE Properties”), 8925 Post Road, Las Vegas, Nevada (“Devonshire”) and 8945 Post Road, Las Vegas, Nevada (“ExecuSuites”) (collectively, the “Acquired Properties”). VRM I and VRM II assumed their respective pro rata share of the indebtedness incurred by the Company in connection with its acquisition of the Acquired Properties. | |
For purposes of the property exchanges, the value of the properties exchanged is based upon their purchase price as all of the real estate assets were acquired during the previous nine months. The aggregate purchase price for VRM I’s and VRM II’s interests in the Transferred Properties is approximately $14 million and the related indebtedness is approximately $5 million, resulting in a net value for purposes of the exchange of approximately $9 million. In addition, the Company is obligated to pay VRM I and VRM II, in the aggregate, approximately $500,000 as their Contractual Return on the Transferred Properties. The aggregate purchase price for the interests in the Acquired Properties transferred to VRM I and VRM II is approximately $25 million and the related indebtedness is approximately $14 million, resulting in a net value for purposes of the exchange of approximately $11 million. In light of the difference between the net value to be received by VRM I and VRM II and the net value transferred by VRM I and VRM II, VRM I and VRM II paid the Company, in the aggregate, approximately $1.4 million. | |
New Hires | |
MVP REIT, INC., a Maryland corporation (“MVP”) announced the hiring of Steven Reed. Mr. Reed was elected by the Board as President of MVP commencing May 5, 2014. Mr. Michael Shustek will continue to serve as the Chief Executive Officer of MVP. In addition to his position at MVP, Mr. Reed will serve in the same executive capacities at MVP Realty Advisors, LLC, the advisor of MVP, and at MVP American Securities, a broker-dealer affiliated with MVP. | |
Mr. Reed entered into an employment agreement with MVP and the affiliates named above for a one (1) year term. Mr. Reed’s salary is Four Hundred Thousand Dollars ($400,000) per annum. The base salary is payable by MVP Realty Advisors, LLC. In addition, Mr. Reed’s employment agreement contains certain incentive and bonus provisions payable by MVP Realty Advisors and MVP American Securities. | |
Prior to joining MVP, Mr. Reed, age 55, served as Product Manager for ARC Realty Finance Trust from September 2013 to March 2014 where he was responsible for sales, marketing and operations. Prior to joining ARC, from February 2010 to August 2013 Mr. Reed served as a Divisional Vice President of NorthStar Realty Securities where he was responsible for sales west of the Mississippi. From 2003 to 2010 Mr. Reed served as Senior Regional Vice President for Dividend Capital Securities and from 1995 to 2003 he served as West Sales Director for Scudder Investments. Mr. Reed has a BS in Aeronautical Science from Embry-Riddle Aeronautical University from which he graduated in 1981 and an MS from the University of Southern California in System Management from which he graduated in 1983. In addition, Mr. Reed holds FINRA Series 7, 24, 53, 63, 65 licenses. | |
MVP also announced the hiring of Roland Quast. Mr. Quast was elected by the Board as a Senior Executive Vice-President of MVP commencing May 5, 2014. In addition, Mr. Quast will serve in the same capacities at MVP Realty Advisors, LLC and at MVP American Securities. Mr. Quast entered into an employment agreement for a one (1) year term with MVP. Mr. Quast’s primary duties include consulting on financial matters and working with broker dealers and registered investment advisors. | |
Prior to joining MVP, Mr. Quast, age 49, served as Vice President - National Accounts for the Dallas based broker-dealer Behringer Securities LP where he was brought in to help maintain and expand broker-dealer relationships to coincide with the launch of new alternative investment programs. Prior to joining Behringer, Mr. Quast was Senior Vice President and Director of Strategic Accounts for the Denver-based broker-dealer division of NRF Capital Markets (NYSE: NRF). From 2009 to 2011, he was responsible for launching the retail sales program and developing the broker-dealer sales channel for NorthStar Realty Finance Corporation, a real estate finance company that focuses on originating and acquiring real estate debt, real estate securities and net lease properties. From 2003to 2009 Mr. Quast was Vice President of National Accounts for Dividend Capital Securities with responsibility for retail securities sales and the management of national broker-dealer accounts. Mr. Quast has a BBA in finance and a BA in economics from The University of Minnesota and FINRA Series 7, 24 and 63 licenses. |
Summary_of_Significant_Account1
Summary of Significant Accounting Policies (Policies) | 3 Months Ended | ||
Mar. 31, 2014 | |||
Accounting Policies [Abstract] | ' | ||
Consolidation | ' | ||
Consolidation | |||
The Company’s consolidated financial statements include its accounts and the accounts of its subsidiaries, REH and all of the subsidiaries of REH: MVP MS Cedar Park 2012, LLC; Wolfpack Properties, LLC; Building C, LLC; Building A, LLC; Devonshire, LLC, MVP MS Red Mountain 2013, LLC, SE Properties, LLC and ExecuSuites, LLC. All intercompany profits, balances and transactions are eliminated in consolidation. | |||
Under accounting principles generally accepted in the United States of America (“GAAP”), the Company’s consolidated financial statements will also include the accounts of its consolidated subsidiaries and joint ventures in which the Company is the primary beneficiary, or in which the Company has a controlling interest. In determining whether the Company has a controlling interest in a joint venture and the requirement to consolidate the accounts of that entity, the Company’s management considers factors such as an entity’s purpose and design and the Company’s ability to direct the activities of the entity that most significantly impacts the entity’s economic performance, ownership interest, board representation, management representation, authority to make decisions, and contractual and substantive participating rights of the partners/members as well as whether the entity is a variable interest entity in which it will absorb the majority of the entity’s expected losses, if they occur, or receive the majority of the expected residual returns, if they occur, or both. | |||
Equity investments in which the Company exercises significant influence but does not control and is not the primary beneficiary are accounted for using the equity method. The Company's share of its equity method investees' earnings or losses are included in other income in the accompanying Consolidated Statements of Operations. Investments in which the Company is not able to exercise significant influence over the investee are accounted for under the cost method. | |||
Basis of Accounting | ' | ||
Basis of Accounting | |||
The consolidated financial statements of the Company are prepared on the accrual basis of accounting in accordance with accounting principles generally accepted in the United States of America (“GAAP”). In the opinion of management, all normal recurring adjustments considered necessary to give a fair presentation of operating results for the periods presented have been included. | |||
Use of Estimates | ' | ||
Use of Estimates | |||
The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. Management makes significant estimates regarding revenue recognition, purchase price allocations to record investments in real estate, and derivative financial instruments and hedging activities, as applicable. | |||
Acquisitions | ' | ||
Acquisitions | |||
The Company records the acquired tangible and intangible assets and assumed liabilities of acquisitions of all operating properties and those development and redevelopment opportunities that meet the accounting criteria to be accounted for as business combinations at fair value at the acquisition date. The Company assesses and considers fair value based on estimated cash flow projections that utilize available market information and discount and/or capitalization rates that the Company deems appropriate. 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 acquired assets and assumed liabilities for an operating property acquisition generally include but are not limited to: land, buildings and improvements, construction in progress and identified tangible and intangible assets and liabilities associated with in-place leases, including tenant improvements, leasing costs, value of above-market and below-market operating leases and ground leases, acquired in-place lease values and tenant relationships, if any. | |||
The fair value of land is derived from comparable sales of land within the same submarket and/or region. The fair value of buildings and improvements, tenant improvements, and leasing costs are based upon current market replacement costs and other relevant market rate information. | |||
The fair value of the above-market or below-market component of an acquired in-place operating lease is based upon the present value (calculated using a market discount rate) of the difference between (i) the contractual rents to be paid pursuant to the lease over its remaining non-cancellable lease term and (ii) management's estimate of the rents that would be paid using fair market rental rates and rent escalations at the date of acquisition measured over the remaining non-cancellable term of the lease for above-market operating leases and the initial non-cancellable term plus the term of any below-market fixed rate renewal options, if applicable, for below-market operating leases. The amounts recorded for above-market operating leases are included in deferred leasing costs and acquisition-related intangibles, net on the balance sheet and are amortized on a straight-line basis as a reduction of rental income over the remaining term of the applicable leases. The amounts recorded for below-market operating leases are included in deferred revenue and acquisition-related liabilities, net on the balance sheet and are amortized on a straight-line basis as an increase to rental income over the remaining term of the applicable leases plus the term of any below-market fixed rate renewal options, if applicable. Our below-market operating leases generally do not include fixed rate or below-market renewal options. | |||
The fair value of acquired in-place leases is derived based on management's assessment of lost revenue and costs incurred for the period required to lease the “assumed vacant” property to the occupancy level when purchased. This fair value is based on a variety of considerations including, but not necessarily limited to: (1) the value associated with avoiding the cost of originating the acquired in-place leases; (2) the value associated with lost revenue related to tenant reimbursable operating costs estimated to be incurred during the assumed lease-up period; and (3) the value associated with lost rental revenue from existing leases during the assumed lease-up period. Factors considered by us in performing these analyses include an estimate of the carrying costs during the expected lease-up periods, current market conditions, and costs to execute similar leases. In estimating carrying costs, the Company includes real estate taxes, insurance and other operating expenses, and estimates of lost rental revenue during the expected lease-up periods based on current market demand at market rates. In estimating costs to execute similar leases, the Company considers leasing commissions, legal and other related expenses. The amount recorded for acquired in-place leases is included in deferred leasing costs and acquisition-related intangibles, net on the balance sheet and amortized as an increase to depreciation and amortization expense over the remaining term of the applicable leases. If a lease were to be terminated or if termination were determined to be likely prior to its contractual expiration (for example resulting from bankruptcy), amortization of the related unamortized in-place lease intangible would be accelerated. | |||
The determination of the fair value of any debt assumed in connection with a property acquisition is estimated by discounting the future cash flows using interest rates available for the issuance of debt with similar terms and remaining maturities. | |||
The determination of the fair value of the acquired tangible and intangible assets and assumed liabilities of operating property acquisitions requires us to make significant judgments and assumptions about the numerous inputs discussed above. The use of different assumptions in these fair value calculations could significantly affect the reported amounts of the allocation of our acquisition related assets and liabilities and the related amortization and depreciation expense recorded for such assets and liabilities. In addition, because the value of above and below market leases are amortized as either a reduction or increase to rental income, respectively, our judgments for these intangibles could have a significant impact on our reported rental revenues and results of operations. | |||
Costs directly associated with all operating property acquisitions and those development and redevelopment acquisitions that meet the accounting criteria to be accounted for as business combinations are expensed as incurred. During the three months ended March 31, 2014, the Company expensed approximately $14,000 related party and $53,000 non-related party of acquisition costs based on the level of our acquisition activity. Our acquisition expenses are directly related to our acquisition activity and if our acquisition activity was to increase or decrease, so would our acquisition costs. Costs directly associated with development acquisitions accounted for as asset acquisitions are capitalized as part of the cost of the acquisition. During the three months ended March 31, 2014, the Company did not capitalize any such acquisition costs. | |||
Impairment of Long Lived Assets | ' | ||
Impairment of Long Lived Assets | |||
When circumstances indicate the carrying value of a property may not be recoverable, the Company reviews the asset for impairment. This review is based on an estimate of the future undiscounted cash flows, excluding interest charges, expected to result from the property’s use and eventual disposition. These estimates consider factors such as expected future operating income, market and other applicable trends and residual value, as well as the effects of leasing demand, competition and other factors. If impairment exists, due to the inability to recover the carrying value of a property, an impairment loss is recorded to the extent that the carrying value exceeds the estimated fair value of the property for properties to be held and used. For properties held for sale, the impairment loss is the adjustment to fair value less estimated cost to dispose of the asset. These assessments have a direct impact on net income because recording an impairment loss results in an immediate negative adjustment to net income. | |||
Derivative Instruments | ' | ||
Derivative Instruments | |||
The Company may use derivative financial instruments to hedge all or a portion of the interest rate risk associated with its borrowings. Certain of the techniques used to hedge exposure to interest rate fluctuations may also be used to protect against declines in the market value of assets that result from general trends in debt markets. The principal objective of such agreements is to minimize the risks and/or costs associated with the Company’s operating and financial structure as well as to hedge specific anticipated transactions. | |||
The Company records all derivatives on the balance sheet at fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether the Company has elected to designate a derivative in a hedging relationship and apply hedge accounting and whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Derivatives designated and qualifying as a hedge of the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as interest rate risk, are considered fair value hedges. Derivatives designated and qualifying as a hedge of the exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges. Derivatives may also be designated as hedges of the foreign currency exposure of a net investment in a foreign operation. Hedge accounting generally provides for the matching of the timing of gain or loss recognition on the hedging instrument with the recognition of the changes in the fair value of the hedged asset or liability that are attributable to the hedged risk in a fair value hedge or the earnings effect of the hedged forecasted transactions in a cash flow hedge. The Company may enter into derivative contracts that are intended to economically hedge certain of its risk, even though hedge accounting does not apply or the Company elects not to apply hedge accounting. | |||
The accounting for subsequent changes in the fair value of these derivatives depends on whether each has been designed and qualifies for hedge accounting treatment. If the Company elects not to apply hedge accounting treatment, any changes in the fair value of these derivative instruments is recognized immediately in gains (losses) on derivative instruments in the consolidated statement of operations. If the derivative is designated and qualifies for hedge accounting treatment, the change in the estimated fair value of the derivative is recorded in other comprehensive income (loss) to the extent that it is effective. Any ineffective portion of a derivative’s change in fair value will be immediately recognized in earnings. | |||
Cash | ' | ||
Cash | |||
The Company maintains the majority of its cash balances in one financial institution located in Las Vegas, Nevada. The balances are insured by the Federal Deposit Insurance Corporation under the same ownership category up to at least $250,000. As of March 31, 2014 and December 31, 2013 the Company had approximately $0.7 million and approximately $0.8 million in excess of the federally-insured limits, respectively. | |||
Revenue Recognition | ' | ||
Revenue Recognition | |||
The Company will recognize interest income from loans on an accrual basis over the expected terms of the loans using the effective interest method. The Company may recognize fees, discounts, premiums, anticipated exit fees and direct cost over the terms of the loans as an adjustment to the yield. The Company may recognize fees on commitments that expire unused at expiration. The Company may recognize interest income from available-for-sale securities on an accrual basis over the life of the investment on a yield-to-maturity basis. | |||
The Company’s revenues, which will be derived primarily from rental income, include rents that each tenant pays in accordance with the terms of each lease reported on a straight-line basis over the initial term of the lease. Since some of the Company’s leases will provide for rental increases at specified intervals, straight-line basis accounting requires the Company to record a receivable, and include in revenues, unbilled rent receivables that the Company will only receive if the tenant makes all rent payments required through the expiration of the initial term of the lease. | |||
The Company will continually review receivables related to rent and unbilled rent receivables and determine collectability by taking into consideration the tenant’s payment history, the financial condition of the tenant, business conditions in the industry in which the tenant operates and economic conditions in the area in which the property is located. In the event that the collectability of a receivable is in doubt, the Company will record an increase in the Company’s allowance for uncollectible accounts or record a direct write-off of the receivable in the Company’s consolidated statements of operations. | |||
Advertising Costs | ' | ||
Advertising Costs | |||
Advertising costs incurred in the normal course of operations are expensed as incurred. During the three months ended March 31, 2014 the Company had no advertising costs. | |||
Investments in Real Estate and Fixed Assets | ' | ||
Investments in Real Estate and Fixed Assets | |||
Investments in real estate and fixed assets are stated at cost less accumulated depreciation. Depreciation is provided principally on the straight-line method over the estimated useful lives of the assets, which are primarily 3 to 40 years. The cost of repairs and maintenance is charged to expense as incurred. Expenditures for property betterments and renewals are capitalized. Upon sale or other disposition of a depreciable asset, cost and accumulated depreciation are removed from the accounts and any gain or loss is reflected in other income (expense). | |||
The Company periodically evaluates whether events and circumstances have occurred that may warrant revision of the estimated useful lives of fixed assets or whether the remaining balance of fixed assets should be evaluated for possible impairment. The Company uses an estimate of the related undiscounted cash flows over the remaining life of the fixed assets in measuring their recoverability. | |||
Investments in Real Estate Loans | ' | ||
Investments in Real Estate Loans | |||
Subject to the restrictions on related-party transactions set forth in the Company’s charter, the Company may, from time to time, acquire or sell investments in real estate loans from or to the advisor or other related parties without a premium. The primary purpose is to either free up capital to provide liquidity for various reasons, such as loan diversification, or place excess capital in investments to maximize the use of our capital. Selling or buying loans allows us to diversify our loan portfolio within these parameters. Due to the short-term nature of the loans the Company makes and the similarity of interest rates in loans the Company normally would invest in, the fair value of a loan typically approximates its carrying value. Accordingly, discounts or premiums typically do not apply upon sales of loans and therefore, generally no gain or loss is recorded on these transactions, regardless of whether to a related or unrelated party. | |||
Investments in real estate loans are secured by deeds of trust or mortgages. Generally, our real estate loans require interest only payments with a balloon payment of the principal at maturity. The Company has both the intent and ability to hold real estate loans until maturity and therefore, real estate loans are classified and accounted for as held for investment and are carried at amortized cost. Loans sold to or purchased from affiliates are accounted for at the principal balance and no gain or loss is recognized by us or any affiliate. Loan-to-value ratios are initially based on appraisals obtained at the time of loan origination and are updated, when new appraisals are received or when management’s assessment of the value has changed, to reflect subsequent changes in value estimates. Such appraisals are generally dated within 12 months of the date of loan origination and may be commissioned by the borrower. | |||
The Company considers a loan to be impaired when, based upon current information and events, it believes it is probable that the Company will be unable to collect all amounts due according to the contractual terms of the loan agreement. The Company’s impaired loans include troubled debt restructuring, and performing and non-performing loans in which full payment of principal or interest is not expected. The Company calculates an allowance required for impaired loans based on the present value of expected future cash flows discounted at the loan’s effective interest rate, or at the loan’s observable market price or the fair value of its collateral. | |||
Loans that have been modified from their original terms are evaluated to determine if the loan meets the definition of a Troubled Debt Restructuring (“TDR”) as defined by ASC 310-40. When the Company modifies the terms of an existing loan that is considered a TDR, it is considered performing as long as it is in compliance with the modified terms of the loan agreement. If the modification calls for deferred interest, it is recorded as interest income as cash is collected. | |||
Allowance for Loan Losses | ' | ||
Allowance for Loan Losses | |||
The Company maintains an allowance for loan losses on our investments in real estate loans for estimated credit impairment. The Company’s estimate of losses is based on a number of factors including the types and dollar amounts of loans in the portfolio, adverse situations that may affect the borrower’s ability to repay, prevailing economic conditions and the underlying collateral securing the loan. Additions to the allowance are provided through a charge to earnings and are based on an assessment of certain factors, which may indicate estimated losses on the loans. Actual losses on loans are recorded first as a reduction to the allowance for loan losses. Generally, subsequent recoveries of amounts previously charged off are recognized as income. | |||
Estimating allowances for loan losses requires significant judgment about the underlying collateral, including liquidation value, condition of the collateral, competency and cooperation of the related borrower and specific legal issues that affect loan collections or taking possession of the property. As a commercial real estate lender willing to invest in loans to borrowers who may not meet the credit standards of other financial institutional lenders, the default rate on our loans could be higher than those generally experienced in the real estate lending industry. The Company and the Advisor generally approve loans more quickly than other real estate lenders and, due to our expedited underwriting process; there is a risk that the credit inquiry performed will not reveal all material facts pertaining to a borrower and the security. | |||
Additional facts and circumstances may be discovered as the Company continues efforts in the collection and foreclosure processes. This additional information often causes management to reassess its estimates. Circumstances that may cause significant changes in our estimated allowance include, but are not limited to: | |||
· | Declines in real estate market conditions, which can cause a decrease in expected market value; | ||
· | Discovery of undisclosed liens for community improvement bonds, easements and delinquent property taxes; | ||
· | Lack of progress on real estate developments after the Company advances funds. The Company customarily utilizes disbursement agents to monitor the progress of real estate developments and approve loan advances. After further inspection of the related property, progress on construction occasionally does not substantiate an increase in value to support the related loan advances; | ||
· | Unanticipated legal or business issues that may arise subsequent to loan origination or upon the sale of foreclosed property; and | ||
· | Appraisals, which are only opinions of value at the time of the appraisal, may not accurately reflect the value of the property. | ||
Organization, Offering and Related Costs | ' | ||
Organization, Offering and Related Costs | |||
Certain organization, offering and related costs, including legal, accounting, printing, marketing expenses and the salaries and direct expenses of the employees of the Advisor and its affiliates, will be incurred by the Advisor on behalf of the Company. After the Company has reimbursed $100,000 of such costs, which has been paid to the Advisor, no additional reimbursements will be made unless the aggregate amount of such reimbursements does not exceed 0.75% of the gross offering proceeds as of the date of reimbursement. Prior to the commencement of our operations, such offering costs had been deferred and such deferred offering costs have been amortized to expense as offering costs over the 12 month period commencing January 1, 2013 through December 31, 2013, on a straight-line basis. | |||
Stock-Based Compensation | ' | ||
Stock-Based Compensation | |||
The Company has a stock-based incentive award plan, which is accounted for under the guidance for share based payments. The expense for such awards will be included in general and administrative expenses and is recognized over the vesting period or when the requirements for exercise of the award have been met (See Note F - Stock-Based Compensation). | |||
Income Taxes | ' | ||
Income Taxes | |||
The Company has elected, and intends to operate in a manner that will allow the Company, to qualify to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended, commencing with the taxable year ended December 31, 2013. If the Company qualifies for taxation as a REIT, it generally will not be subject to federal corporate income tax to the extent it distributes all of its REIT taxable income to its stockholders, and so long as it distributes at least 90% of its REIT taxable income. REITs are subject to a number of other organizational and operational requirements. Even if the Company qualifies to be taxed as a REIT, it may be subject to certain state and local taxes on its income and property, and federal income and excise taxes on its undistributed income. | |||
Per Share Data | ' | ||
Per Share Data | |||
The Company calculates basic earnings per share by dividing net income for the period by weighted-average shares of its common stock outstanding for a respective period. Diluted earnings per share takes into account the effect of dilutive instruments, such as stock options and convertible stock, but uses the average share price for the period in determining the number of incremental shares that are to be added to the weighted-average number of shares outstanding. The Company had no outstanding common share equivalents during the three months ended March 31, 2014. | |||
On December 20, 2013, our advisor executed and delivered an irrevocable waiver (the “Waiver”) in our favor, pursuant to which our advisor irrevocably waived its rights under our advisory agreement and our existing charter to convert its shares of our convertible stock into our common stock if and when we list our common stock for trading on a national securities exchange. As a result, the 1,000 shares of our convertible stock issued to our advisor will convert to shares of common stock representing 3.50% of the outstanding shares of our common stock immediately preceding the conversion only if and when: (A) we have made total distributions on the then outstanding shares of our common stock equal to the invested capital attributable to those shares plus a 6.00% cumulative, non-compounded, annual pre-tax return on such invested capital, or (B) we terminate or fail to renew the advisory agreement (other than for “cause” as defined in our advisory agreement). A listing of our common stock for trading on a national securities exchange alone will not trigger conversion. | |||
Reportable Segments | ' | ||
Reportable Segments | |||
The Company is currently authorized to operate two reportable segments, investments in real estate loans and investments in real property. As of March 31, 2014, the Company only operates in the investment in real property segment. | |||
Accounting and Auditing Standards Applicable to "Emerging Growth Companies" | ' | ||
Accounting and Auditing Standards Applicable to “Emerging Growth Companies” | |||
The Company is an “emerging growth company” under the recently enacted JOBS Act. For as long as the Company remains an “emerging growth company,” which may be up to five fiscal years, the Company is not required to (1) comply with any new or revised financial accounting standards that have different effective dates for public and private companies until those standards would otherwise apply to private companies, (2) provide an auditor’s attestation report on management’s assessment of the effectiveness of internal control over financial reporting pursuant to Section 404 of the Sarbanes-Oxley Act, (3) comply with any new requirements adopted by the Public Company Accounting Oversight Board, or the PCAOB, requiring mandatory audit firm rotation or a supplement to the auditor’s report in which the auditor would be required to provide additional information about the audit and the financial statements of the issuer or (4) comply with any new audit rules adopted by the PCAOB after April 5, 2012, unless the SEC determines otherwise. The Company intends to take advantage of such extended transition period. Since the Company will not be required to comply with new or revised accounting standards on the relevant dates on which adoption of such standards is required for other public companies, the Company’s financial statements may not be comparable to the financial statements of companies that comply with public company effective dates. If the Company were to subsequently elect to instead comply with these public company effective dates, such election would be irrevocable pursuant to Section 107 of the JOBS Act. | |||
Non-controlling Interests | ' | ||
Non-controlling Interests | |||
The FASB issued authoritative guidance for non-controlling interests in December 2007, which establishes accounting and reporting standards for the non-controlling interest in a subsidiary and for the deconsolidation of a subsidiary. The guidance clarifies that a non-controlling interest in a subsidiary, which is sometimes referred to as an unconsolidated investment, is an ownership interest in the consolidated entity that should be reported as a component of equity in the consolidated financial statements. Among other requirements, the guidance requires consolidated net income to be reported at amounts attributable to both the parent and the non-controlling interest. It also requires disclosure, on the face of the consolidated income statement, of the amounts of consolidated net income attributable to the parent and to the non-controlling interest. |
Commitments_and_Contingencies_
Commitments and Contingencies (Tables) | 3 Months Ended | ||
Mar. 31, 2014 | |||
Commitments and Contingencies Disclosure [Abstract] | ' | ||
Future Principal Payments On The Notes Payable | ' | ||
2014 | $ | 510,000 | |
2015 | 4,487,000 | ||
2016 | 700,000 | ||
2017 | 4,232,000 | ||
Thereafter | 25,808,000 | ||
Total | $ | 35,737,000 |
Investment_in_Equity_Method_In1
Investment in Equity Method Investee and Investment in Cost Method Investee (Tables) | 3 Months Ended | |||||
Mar. 31, 2014 | ||||||
Equity Method Investments and Joint Ventures [Abstract] | ' | |||||
Summary Of The Purchase Per The Agreement | ' | |||||
Ownership | ||||||
Property Name | Purchase Date | Purchase Price | VRM II | VRM I | MVP | |
MVP PF Ft Lauderdale 2013, LLC | 31-Jul-13 | $3,400,000 | 68% | -- | 32% | |
MVP PF Memphis Court 2013, LLC | 28-Aug-13 | 1,000,000 | 51% | 44% | 5% | |
MVP PF Memphis Poplar 2013, LLC | 28-Aug-13 | 2,000,000 | 51% | 44% | 5% | |
MVP PF Kansas City 2013, LLC | 28-Aug-13 | 2,800,000 | 51% | 44% | 5% | |
MVP PF Baltimore 2013, LLC | 4-Sep-13 | 2,300,000 | 51% | 44% | 5% | |
MVP PF St. Louis 2013, LLC | 4-Sep-13 | 2,000,000 | 51% | 44% | 5% | |
$13,500,000 | ||||||
Preliminary Purchase Price Allocation | ' | |||||
Property Name | Amount | MVP REIT’s Accounting Method | ||||
Ft Lauderdale | $3,400,000 | Equity Method | ||||
Memphis Court | 190,000 | Cost Method | ||||
Memphis Poplar | 2,685,000 | Cost Method | ||||
Kansas City | 1,550,000 | Cost Method | ||||
Baltimore | 1,550,000 | Cost Method | ||||
St. Louis | 4,125,000 | Cost Method | ||||
$13,500,000 |
Fair_Value_Tables
Fair Value (Tables) | 3 Months Ended | ||||||||||
Mar. 31, 2014 | |||||||||||
Fair Value Disclosures [Abstract] | ' | ||||||||||
Valuation Of Our Financial Assets And Liabilities Recurring | ' | ||||||||||
Quoted Prices in Active Markets For Identical Assets (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | Balance at 03/31/14 | Carrying Value on Balance Sheet at 03/31/14 | |||||||
Assets | $ | - | $ | - | $ | 628,000 | $ | 628,000 | $ | 628,000 | |
Investment in equity method investee | |||||||||||
Investments in cost method investee | $ | - | $ | - | $ | 300,000 | $ | 300,000 | $ | 300,000 | |
Quoted Prices in Active Markets For Identical Assets (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | Balance at 12/31/13 | Carrying Value on Balance Sheet at 12/31/13 | |||||||
Assets | $ | - | $ | - | $ | 1,098,000 | $ | 1,098,000 | $ | 1,098,000 | |
Investment in equity method investee | |||||||||||
Investments in cost method investee | $ | - | $ | - | $ | 509,000 | $ | 509,000 | $ | 509,000 | |
Commitments_and_Contingencies_1
Commitments and Contingencies (Detail) - Future Principal Payments On The Notes Payable (USD $) | Mar. 31, 2014 |
2014 [Member] | ' |
Principal Payments | $510,000 |
2015 [Member] | ' |
Principal Payments | 4,487,000 |
2016 [Member] | ' |
Principal Payments | 700,000 |
2017 [Member] | ' |
Principal Payments | 4,232,000 |
Thereafter [Member] | ' |
Principal Payments | 25,808,000 |
Total [Member] | ' |
Principal Payments | $35,737,000 |
Investment_in_Equity_Method_In2
Investment in Equity Method Investee and Investment in Cost Method Investee (Detail) - Summary Of Purchase Agreement (USD $) | Jul. 26, 2013 |
MVP PF Ft Lauderdale 2013, LLC [Member] | ' |
Purchase Date | 31-Jul-13 |
Purchase Price | $3,400,000 |
MVP PF Ft Lauderdale 2013, LLC [Member] | VRT II [Member] | ' |
Ownership Percentage | 68.00% |
MVP PF Ft Lauderdale 2013, LLC [Member] | VRT I [Member] | ' |
Ownership Percentage | ' |
MVP PF Ft Lauderdale 2013, LLC [Member] | MVP [Member] | ' |
Ownership Percentage | 32.00% |
MVP PF Memphis Court 2013, LLC [Member] | ' |
Purchase Date | 28-Aug-13 |
Purchase Price | 1,000,000 |
MVP PF Memphis Court 2013, LLC [Member] | VRT II [Member] | ' |
Ownership Percentage | 51.00% |
MVP PF Memphis Court 2013, LLC [Member] | VRT I [Member] | ' |
Ownership Percentage | 44.00% |
MVP PF Memphis Court 2013, LLC [Member] | MVP [Member] | ' |
Ownership Percentage | 5.00% |
MVP PF Memphis Poplar 2013, LLC [Member] | ' |
Purchase Date | 28-Aug-13 |
Purchase Price | 2,000,000 |
MVP PF Memphis Poplar 2013, LLC [Member] | VRT II [Member] | ' |
Ownership Percentage | 51.00% |
MVP PF Memphis Poplar 2013, LLC [Member] | VRT I [Member] | ' |
Ownership Percentage | 44.00% |
MVP PF Memphis Poplar 2013, LLC [Member] | MVP [Member] | ' |
Ownership Percentage | 5.00% |
MVP PF Kansas City 2013, LLC [Member] | ' |
Purchase Date | 28-Aug-13 |
Purchase Price | 2,800,000 |
MVP PF Kansas City 2013, LLC [Member] | VRT II [Member] | ' |
Ownership Percentage | 51.00% |
MVP PF Kansas City 2013, LLC [Member] | VRT I [Member] | ' |
Ownership Percentage | 44.00% |
MVP PF Kansas City 2013, LLC [Member] | MVP [Member] | ' |
Ownership Percentage | 5.00% |
MVP PF Baltimore 2013, LLC [Member] | ' |
Purchase Date | 4-Sep-13 |
Purchase Price | 2,300,000 |
MVP PF Baltimore 2013, LLC [Member] | VRT II [Member] | ' |
Ownership Percentage | 51.00% |
MVP PF Baltimore 2013, LLC [Member] | VRT I [Member] | ' |
Ownership Percentage | 44.00% |
MVP PF Baltimore 2013, LLC [Member] | MVP [Member] | ' |
Ownership Percentage | 5.00% |
MVP PF St. Louis 2013, LLC [Member] | ' |
Purchase Date | 4-Sep-13 |
Purchase Price | $2,000,000 |
MVP PF St. Louis 2013, LLC [Member] | VRT II [Member] | ' |
Ownership Percentage | 51.00% |
MVP PF St. Louis 2013, LLC [Member] | VRT I [Member] | ' |
Ownership Percentage | 44.00% |
MVP PF St. Louis 2013, LLC [Member] | MVP [Member] | ' |
Ownership Percentage | 5.00% |
Investment_in_Equity_Method_In3
Investment in Equity Method Investee and Investment in Cost Method Investee (Detail) - Purchase Price Allocation (MVP [Member], USD $) | Jul. 26, 2013 |
Ft Lauderdale [Member] | ' |
Amount | $3,400,000 |
Accounting Method | 'Not applicable |
Memphis Court [Member] | ' |
Amount | 190,000 |
Accounting Method | 'Equity Method |
Memphis Poplar [Member] | ' |
Amount | 2,685,000 |
Accounting Method | 'Equity Method |
Kansas City [Member] | ' |
Amount | 1,550,000 |
Accounting Method | 'Equity Method |
Baltimore [Member] | ' |
Amount | 1,550,000 |
Accounting Method | 'Equity Method |
St. Louis [Member] | ' |
Amount | $4,125,000 |
Accounting Method | 'Equity Method |
Fair_Value_Detail_Valuation_Of
Fair Value (Detail) - Valuation Of Our Financial Assets (USD $) | Mar. 31, 2014 | Dec. 31, 2013 |
Investment in equity method investee | $628,000 | $1,098,000 |
Investments in cost method investee | 300,000 | 509,000 |
Quoted Prices in Active Markets For Identical Assets (Level 1) [Member] | ' | ' |
Investment in equity method investee | ' | ' |
Investments in cost method investee | ' | ' |
Significant Other Observable Inputs (Level 2) [Member] | ' | ' |
Investment in equity method investee | ' | ' |
Investments in cost method investee | ' | ' |
Significant Unobservable Inputs (Level 3) [Member] | ' | ' |
Investment in equity method investee | 628,000 | 1,098,000 |
Investments in cost method investee | $300,000 | $509,000 |
Organization_Proposed_Business1
Organization, Proposed Business Operations and Capitalization (Details Narrative) (USD $) | 1 Months Ended | ||
Sep. 25, 2012 | Mar. 31, 2014 | Dec. 31, 2013 | |
Organization, Consolidation and Presentation of Financial Statements [Abstract] | ' | ' | ' |
Initial Planned Offer For Sale Equity Value | $500,000,000 | ' | ' |
Shares Outstanding | ' | 3,175,127 | ' |
Common Stock, Par or Stated Value Per Share | $0.00 | $0.00 | $0.00 |
Commitments_and_Contingencies_2
Commitments and Contingencies (Details Narrative) (Promissory Note [Member], USD $) | 1 Months Ended |
Jan. 31, 2014 | |
Promissory Note [Member] | ' |
Note Issuer | 'Key Bank National Association |
Debt Instrument, Face Amount | $4,300,000 |
Note Interest Rate | 4.94% |
Note Payment Frequency | 'Monthly |
Note Payments | $25,000 |
Related_Party_Transactions_and1
Related Party Transactions and Arrangements (Details Narrative) (USD $) | 3 Months Ended | 1 Months Ended | |||||
Mar. 31, 2014 | Sep. 30, 2013 | Mar. 31, 2014 | Mar. 31, 2014 | Mar. 31, 2014 | Mar. 31, 2014 | Mar. 31, 2014 | |
Accounting Solutions [Member] | Now Fund II, LP [Member] | Building C, LLC [Member] | Sponser [Member] | VRM I [Member] | VF III [Member] | Advisor [Member] | |
Promissory Note [Member] | |||||||
Related Party Transaction, Expenses from Transactions with Related Party | $5,000 | ' | ' | ' | ' | ' | ' |
Related Party Transaction, Issued Note | ' | 900,000 | ' | ' | ' | ' | ' |
Related Party Transaction, Issued Note, Interest Rate | ' | 7.50% | ' | ' | ' | ' | ' |
Related Party Transaction, Issued Note, Payments | ' | 5,600 | ' | ' | ' | ' | ' |
Related Party Transaction, Issued Note, Maturity Date | ' | 1-Mar-14 | ' | ' | ' | ' | ' |
Related Party Transaction, Issued Note, Manner of Settlement | ' | 'During January 2014, this loan was paid in full. | ' | ' | ' | ' | ' |
Investment from Affiliate, Balance, (VRM II) | ' | ' | 3,000,000 | ' | ' | ' | ' |
Investment from Affiliate, Percentage | ' | ' | 42.00% | ' | ' | ' | ' |
Common Shares Owned by Related Parties | ' | ' | ' | 22,222 | 60,810 | 61,714 | ' |
Convertable Shares Owned by Related Parties | ' | ' | ' | ' | ' | ' | 1,000 |
Accounts Payable to Advisor, for Fees | ' | ' | ' | ' | ' | ' | $900,000 |
StockBased_Compensation_Detail
Stock-Based Compensation (Details Narrative) | Mar. 31, 2014 |
Equity [Abstract] | ' |
Authorized And Reserved Shares For Issuance Under The Equity Incentive Plan | 300,000 |
Notes_Payable_Details_Narrativ
Notes Payable (Details Narrative) (Promissory Note [Member], USD $) | 1 Months Ended | ||
Jan. 31, 2014 | Mar. 31, 2014 | Mar. 31, 2014 | |
Building A [Member] | Building C [Member] | ||
Debt Instrument, Face Amount | $4,300,000 | $1,800,000 | $1,800,000 |
Debt Instrument, Interest Rate, Stated Percentage | ' | 4.66% | 4.66% |
Debt Instrument, Collateral | ' | 'Real Property | 'Real Property |
Debt Instrument, Periodic Payment | 25,000 | 10,000 | 10,000 |
Debt Instrument, Frequency of Periodic Payment | 'Monthly | 'Monthy | 'Monthy |
Debt Instrument, Lump Sum | ' | $1,300,000 | $1,300,000 |
Debt Instrument, MaturityDate | ' | 1-Apr-23 | 1-Apr-23 |
Subsequent_Events_Details_Narr
Subsequent Events (Details Narrative) | 3 Months Ended |
Mar. 31, 2014 | |
New Hires [Member] | ' |
Event Date | 5-May-14 |
Event Description | 'MVP REIT, INC., a Maryland corporation ("MVP") announced the hiring of Steven Reed. Mr. Reed was elected by the Board as President of MVP commencing May 5, 2014. Mr. Michael Shustek will continue to serve as the Chief Executive Officer of MVP. In addition to his position at MVP, Mr. Reed will serve in the same executive capacities at MVP Realty Advisors, LLC, the advisor of MVP, and at MVP American Securities, a broker-dealer affiliated with MVP. Mr. Reed entered into an employment agreement with MVP and the affiliates named above for a one (1) year term. Mr. Reed's salary is Four Hundred Thousand Dollars ($400,000) per annum. The base salary is payable by MVP Realty Advisors, LLC. In addition, Mr. Reed's employment agreement contains certain incentive and bonus provisions payable by MVP Realty Advisors and MVP American Securities. Prior to joining MVP, Mr. Reed, age 55, served as Product Manager for ARC Realty Finance Trust from September 2013 to March 2014 where he was responsible for sales, marketing and operations. Prior to joining ARC, from February 2010 to August 2013 Mr. Reed served as a Divisional Vice President of NorthStar Realty Securities where he was responsible for sales west of the Mississippi. From 2003 to 2010 Mr. Reed served as Senior Regional Vice President for Dividend Capital Securities and from 1995 to 2003 he served as West Sales Director for Scudder Investments. Mr. Reed has a BS in Aeronautical Science from Embry-Riddle Aeronautical University from which he graduated in 1981 and an MS from the University of Southern California in System Management from which he graduated in 1983. In addition, Mr. Reed holds FINRA Series 7, 24, 53, 63, 65 licenses. MVP also announced the hiring of Roland Quast. Mr. Quast was elected by the Board as a Senior Executive Vice-President of MVP commencing May 5, 2014. In addition, Mr. Quast will serve in the same capacities at MVP Realty Advisors, LLC and at MVP American Securities. Mr. Quast entered into an employment agreement for a one (1) year term with MVP. Mr. Quast's primary duties include consulting on financial matters and working with broker dealers and registered investment advisors. Prior to joining MVP, Mr. Quast, age 49, served as Vice President - National Accounts for the Dallas based broker-dealer Behringer Securities LP where he was brought in to help maintain and expand broker-dealer relationships to coincide with the launch of new alternative investment programs. Prior to joining Behringer, Mr. Quast was Senior Vice President and Director of Strategic Accounts for the Denver-based broker-dealer division of NRF Capital Markets (NYSE: NRF). From 2009 to 2011, he was responsible for launching the retail sales program and developing the broker-dealer sales channel for NorthStar Realty Finance Corporation, a real estate finance company that focuses on originating and acquiring real estate debt, real estate securities and net lease properties. From 2003to 2009 Mr. Quast was Vice President of National Accounts for Dividend Capital Securities with responsibility for retail securities sales and the management of national broker-dealer accounts. Mr. Quast has a BBA in finance and a BA in economics from The University of Minnesota and FINRA Series 7, 24 and 63 licenses. |
Property Exchanges [Member] | ' |
Event Date | 30-Apr-14 |
Event Description | 'In March 2014, the Company's board of directors approved an increase in the focus of the Company's investment strategy on parking and self-storage facilities located throughout the United States as the Company's core assets. As part of its strategy to focus predominately in investments in parking and storage facilities, the Company has reached an agreement with affiliated entities to exchange all of its ownership interests in non-core assets (consisting of four office buildings) for all of the affiliated entities' ownership interests in five parking facilities and one self-storage facility. The exchange was consummated on April 30, 2014. Under the terms of the property exchanges, VRM I and VRM II transferred to MVP all of their respective ownership interests in the following properties: the Ft. Lauderdale, Memphis Court, Memphis Poplar, Kansas City and St. Louis Parking Facilities and the Red Mountain Storage Facility (the "Transferred Properties"). The Company assumed all indebtedness incurred by VRM I and VRM II in connection with their acquisition of interests in the Transferred Properties. In addition, pursuant to its agreement with VRM I and VRM II, the Company was obligated to pay to VRM I and VRM II an amount equal to their respective investments in the Transferred Properties plus a 7.5% annual cumulative return less any distributions received by VRM I and VRM II (the "Contractual Return"). Under the terms of the property exchanges, VRM I and VRM II received from the Company its entire interest in four office buildings located at 8860 West Sunset Road, Las Vegas, Nevada ("Wolfpack"), 8905 Post Road, Las Vegas, Nevada ("SE Properties"), 8925 Post Road, Las Vegas, Nevada ("Devonshire") and 8945 Post Road, Las Vegas, Nevada ("ExecuSuites") (collectively, the "Acquired Properties"). VRM I and VRM II assumed their respective pro rata share of the indebtedness incurred by the Company in connection with its acquisition of the Acquired Properties. For purposes of the property exchanges, the value of the properties exchanged is based upon their purchase price as all of the real estate assets were acquired during the previous nine months. The aggregate purchase price for VRM I's and VRM II's interests in the Transferred Properties is approximately $14 million and the related indebtedness is approximately $5 million, resulting in a net value for purposes of the exchange of approximately $9 million. In addition, the Company is obligated to pay VRM I and VRM II, in the aggregate, approximately $500,000 as their Contractual Return on the Transferred Properties. The aggregate purchase price for the interests in the Acquired Properties transferred to VRM I and VRM II is approximately $25 million and the related indebtedness is approximately $14 million, resulting in a net value for purposes of the exchange of approximately $11 million. In light of the difference between the net value to be received by VRM I and VRM II and the net value transferred by VRM I and VRM II, VRM I and VRM II paid the Company, in the aggregate, approximately $1.4 million. |