Net Investments in Properties | 3 Months Ended |
Mar. 31, 2015 |
Real Estate [Abstract] | |
Net Investments in Properties | Net Investments in Properties |
|
Real Estate |
|
Real estate, which consists of land and buildings leased to others, at cost, and which are subject to operating leases, is summarized as follows (in thousands): |
| | | | | |
| | | | | | | | | | | | |
| 31-Mar-15 | | December 31, 2014 | | | | | |
Land | $ | 102,158 | | | $ | 104,604 | | | | | | |
| | | | |
Buildings | 603,125 | | | 639,131 | | | | | | |
| | | | |
Less: Accumulated depreciation | (14,928 | ) | | (10,875 | ) | | | | | |
| $ | 690,355 | | | $ | 732,860 | | | | | | |
| | | | |
|
The impact on the carrying value of our Real estate due to the strengthening of the U.S. dollar relative to foreign currencies during the three months ended March 31, 2015 was a $45.3 million decrease from December 31, 2014 to March 31, 2015. |
|
Operating Real Estate |
|
Operating real estate, which consists of our domestic self-storage and multi-family properties, at cost, is summarized as follows (in thousands): |
| | | | | |
| | | | | | | | | | | | |
| March 31, 2015 | | December 31, 2014 | | | | | |
Land | $ | 48,205 | | | $ | 28,040 | | | | | | |
| | | | |
Buildings | 185,778 | | | 105,556 | | | | | | |
| | | | |
Less: Accumulated depreciation | (2,325 | ) | | (939 | ) | | | | | |
| $ | 231,658 | | | $ | 132,657 | | | | | | |
| | | | |
|
During the three months ended March 31, 2015, we acquired 11 new investments. Of these investments, two were deemed to be asset acquisitions and nine were considered to be business combinations. We refer to these investments as our 2015 Acquisitions. |
|
Asset Acquisitions |
|
During the three months ended March 31, 2015, we entered into two build-to-suit investments, which were deemed to be asset acquisitions because we acquired the seller’s properties and simultaneously entered into new leases in connection with the acquisitions, at a total cost of $39.0 million, including acquisition-related costs and fees of $6.2 million, which were capitalized. |
|
Rabobank — On March 20, 2015, we closed and funded the first draw of a build-to-suit joint venture with a third party on a site located in Eindhoven, the Netherlands for $21.7 million, which is based on the exchange rate of the euro on the date of acquisition. This acquisition includes the development of an office building (including parking spaces) in two phases, which is due for completion in April 2017 and March 2019. We will acquire additional equity of the entity developing the building in stages throughout the construction period. We consolidate this joint venture as we are expected to fund all of the construction activities, we control the related activities, and we will fully own this property upon completion. |
|
Reading — On February 19, 2015, we closed a build-to-suit joint venture with a third party on a student housing development site located in Reading, United Kingdom for $17.3 million, which is based on the exchange rate of the British pound sterling on the date of acquisition. We acquired 96% of the equity of this investment at closing. This acquisition includes an existing office building and its redevelopment into a student housing facility, which is due for completion in August 2016. |
|
See the Real Estate Under Construction section below for more information regarding our build-to-suit investments. |
|
A portion of the transaction fees capitalized include current and deferred acquisition fees paid and payable, respectively, to the advisor (Note 4). |
|
|
|
Business Combinations |
|
Business Combinations — Net-Leased Property |
|
Broadfold — On March 24, 2015, we acquired a light industrial site located in Aberdeen, United Kingdom from an unaffiliated third party for $6.8 million, which is based on the exchange rate of the British pound sterling on the date of acquisition. The site is fully occupied by three tenants. We intend to engage an unaffiliated third party to act as the asset manager for this property. We deemed this to be a business combination because we assumed the seller’s lease on the property, for which the seller was not the lessee, and expensed acquisition costs of $0.7 million. |
|
Business Combinations — Operating Properties |
|
During the three months ended March 31, 2015, we entered into six self-storage investments and two multi-family investments that are considered to be operating properties, at a total cost of $106.9 million. |
|
Self-Storage Properties |
|
We acquired the following self-storage properties, aggregating $45.4 million, during the three months ended March 31, 2015, which we refer to as our 2015 Self Storage Acquisitions: |
|
| | | | | | | | | | | | |
• | $4.0 million for a facility in Panama City Beach, Florida on March 10, 2015; | | | | | | | | | | | |
| | | | | | | | | | | | |
• | $6.0 million for a facility in Lady Lake, Florida on February 25, 2015; | | | | | | | | | | | |
| | | | | | | | | | | | |
• | $3.0 million for a facility in Sebastian, Florida on February 18, 2015; | | | | | | | | | | | |
| | | | | | | | | | | | |
• | $7.5 million for a facility in Tallahassee, Florida on February 4, 2015; | | | | | | | | | | | |
| | | | | | | | | | | | |
• | $9.2 million for a facility in Valrico, Florida on January 29, 2015; and | | | | | | | | | | | |
| | | | | | | | | | | | |
• | $15.6 million for a facility in Naples, Florida on January 28, 2015. | | | | | | | | | | | |
|
In connection with these self-storage property transactions, we incurred acquisition expenses totaling $2.5 million, which are included in Acquisition expenses in the consolidated financial statements. |
|
We acquired the following multi-family properties aggregating $61.5 million. |
|
Pinnacle Ridge — On January 15, 2015, we acquired a 97% controlling interest in Pinnacle Ridge Apartments, or Pinnacle Ridge, a 350-unit multi-family property located in Durham, North Carolina, for $34.3 million. The deal was completed in partnership with two joint venture partners. One of the venture partners has been engaged to be the property manager. Simultaneously, we entered into a mortgage loan in the amount of $24.0 million (Note 9). |
|
Brantley Pines — On January 15, 2015, we acquired a 97% controlling interest in Brantley Pines Apartments, or Brantley Pines, a 296-unit multi-family property located in Fort Myers, Florida, for $27.2 million. The deal was completed in partnership with two joint venture partners. One of the venture partners has been engaged to be the property manager. Simultaneously, we entered into a mortgage loan in the amount of $19.0 million (Note 9). |
|
In connection with our multi-family property transactions, we incurred acquisition expenses totaling $3.3 million, which are included in Acquisition expenses in the consolidated financial statements. |
|
|
The following tables present a summary of assets acquired and liabilities assumed in these business combinations, each at the date of acquisition, and revenues and earnings thereon, since their respective dates of acquisition through March 31, 2015 (in thousands): |
|
| | | | | | | | | | | | |
| | 2015 Business Combinations (a) |
| | Net-Leased Property | | Operating Properties | | Total |
Cash consideration | | $ | 6,821 | | | $ | 105,029 | | | $ | 111,850 | |
|
Assets acquired at fair value: | | | | | | |
Land | | $ | 1,022 | | | $ | 20,166 | | | $ | 21,188 | |
|
Buildings | | 4,815 | | | 79,796 | | | 84,611 | |
|
In-place lease intangible assets | | 984 | | | 7,095 | | | 8,079 | |
|
Above-market rent intangible assets | | — | | | 137 | | | 137 | |
|
Other assets assumed | | — | | | 5 | | | 5 | |
|
| | 6,821 | | | 107,199 | | | 114,020 | |
|
Liabilities assumed at fair value: | | | | | | |
Below-market rent intangible liabilities | | — | | | (85 | ) | | (85 | ) |
|
Other liabilities assumed | | — | | | (240 | ) | | (240 | ) |
|
| | — | | | (325 | ) | | (325 | ) |
|
Total identifiable net assets | | 6,821 | | | 106,874 | | | 113,695 | |
|
Amounts attributable to noncontrolling interest | | — | | | (1,845 | ) | | (1,845 | ) |
|
| | $ | 6,821 | | | $ | 105,029 | | | $ | 111,850 | |
|
|
|
| | | | | | | | | | | | |
| | Net-Leased Property | | Operating Properties | | |
| | March 24, 2015 through | | Respective Acquisition Dates through | | Total |
31-Mar-15 | 31-Mar-15 |
Revenues | | $ | 15 | | | $ | 3,401 | | | $ | 3,416 | |
|
| | | | | | |
Net loss | | $ | (731 | ) | | $ | (4,445 | ) | | $ | (5,176 | ) |
Net loss attributable to noncontrolling interest | | — | | | 11 | | | 11 | |
|
Net loss attributable to CPA®:18 – Global stockholders | | $ | (731 | ) | | $ | (4,434 | ) | | $ | (5,165 | ) |
___________ |
|
| | | | | | | | | | | | |
(a) | The purchase price for each transaction was allocated to the assets acquired and liabilities assumed based upon their preliminary fair values. The information in this table is based on the best estimates of management as of the date of this Report. We are in the process of finalizing our assessment of the fair value of the assets acquired and liabilities assumed. Accordingly, the fair value of these assets acquired and liabilities assumed are subject to change. | | | | | | | | | | | |
|
Pro Forma Financial Information |
|
The following unaudited consolidated pro forma financial information presents our financial results as if the significant acquisitions deemed business combinations that we completed during the three months ended March 31, 2015 and 2014, and any new financings related to these acquisitions, had occurred on January 1, 2014. The pro forma information below includes all business combinations. The pro forma financial information is not necessarily indicative of what the actual results would have been had the acquisitions actually occurred on January 1, 2014, nor does it purport to represent the results of operations for future periods. |
|
(Dollars in thousands, except share and per share amounts) |
| | | | |
| | | | | | | | | | | | |
| | Three Months Ended March 31, | | | | |
| | 2015 | | 2014 | | | | |
Pro forma total revenues (a) | | $ | 27,564 | | | $ | 12,194 | | | | | |
| | | |
Pro forma net loss (b) | | (5,813 | ) | | (22,733 | ) | | | | |
Pro forma net (income) loss attributable to noncontrolling interests | | (1,361 | ) | | 3,608 | | | | | |
| | | |
Pro forma net loss attributable to CPA®:18 – Global | | $ | (7,174 | ) | | $ | (19,125 | ) | | | | |
| | | | | | | | |
Pro forma loss per Class A share: | | | | | | | | |
Net loss attributable to CPA®:18 – Global | | $ | (5,460 | ) | | $ | (17,218 | ) | | | | |
Weighted-average shares outstanding | | 100,642,226 | | | 38,001,011 | | | | | |
| | | |
Loss per share | | $ | (0.05 | ) | | $ | (0.45 | ) | | | | |
| | | | | | | | |
| | | |
Pro forma loss per Class C share: | | | | | | | | |
Net loss attributable to CPA®:18 – Global | | $ | (1,714 | ) | | $ | (1,907 | ) | | | | |
Weighted-average shares outstanding | | 22,381,181 | | | 3,820,432 | | | | | |
| | | |
Loss per share | | $ | (0.08 | ) | | $ | (0.50 | ) | | | | |
___________ |
|
| | | | | | | | | | | | |
(a) | Pro forma total revenues includes revenues from lease contracts based on the terms in place at March 31, 2015 and does not include adjustments to contingent rental amounts. | | | | | | | | | | | |
| | | | | | | | | | | | |
(b) | The pro forma table above presents acquisition expenses related to our significant business combinations of $4.2 million as if they were incurred on January 1, 2014. | | | | | | | | | | | |
|
Real Estate Under Construction |
|
The following table provides the activity of our Real estate under construction (in thousands): |
| | | | | |
| | | | | | | | | | | | |
| 31-Mar-15 | | 31-Dec-14 | | | | | |
Beginning balance | $ | 2,258 | | | $ | — | | | | | | |
| | | | |
Capitalized funds | 41,421 | | | 20,617 | | | | | | |
| | | | |
Foreign currency translation adjustments, building improvements and other | (901 | ) | | — | | | | | | |
| | | | |
Placed into service | (311 | ) | | (18,502 | ) | | | | | |
Capitalized interest | 34 | | | 143 | | | | | | |
| | | | |
Ending balance | $ | 42,501 | | | $ | 2,258 | | | | | | |
| | | | |
|
Capitalized Funds |
|
During the three months ended March 31, 2015, total capitalized funds were comprised primarily of $36.9 million for the initial funding related to the Rabobank and Reading build-to-suit projects and construction draws of $3.6 million. |
|
Placed into Service |
|
During the three months ended March 31, 2015, we placed $0.3 million into service related to one build-to-suit project. |
|
Ending Balance |
|
At March 31, 2015 and December 31, 2014, we had four and two open build-to-suit projects, respectively, with aggregate unfunded commitment totaling approximately $108.2 million and $9.7 million, respectively. |