Leases | The Company leases various office and warehouse facilities, vehicles and equipment under non-cancellable operating lease agreements that expire between January 2019 and May 2030. For the three months ended March 31, 2019 and 2018, the Company had operating lease expense of $2.3 million and $0.3 million respectively. On January 21, 2019, the Company entered into a lease for approximately 11,200 square feet of office space in the downtown area of Denver, Colorado. The monthly obligation for base rent will average approximately $33,000 per month over the lease term which expires in December 2029. The Company has options to terminate the lease after 90 months as well as the option to extend the lease for an additional period of five years. The Company determined the right-of-use ("ROU") lease liability based upon a discount rate of 6.1% and assuming that the Company will not exercise its option to terminate the lease after 90 months. During the first quarter of 2019, the Company entered into operating lease obligations for transportation equipment. These leases provide for fixed minimum payments of approximately $17,000 per month over the eight-year lease term for an aggregate commitment of $1.7 million. The present value of these obligations of $1.3 million was recorded as ROU lease assets and ROU lease liabilities during the three months ended March 31, 2019. The Company determined the ROU lease liabilities based upon a discount rate of 6.1%. Sale Leaseback On March 22, 2019, the Company entered into an agreement with a major Japanese real estate company resulting in the sale for approximately $57.1 million of the land and building in Tokyo that serves as the corporate headquarters of Morinda’s Japanese subsidiary. Concurrently with the sale, the Company entered into a lease of this property for a term of 27 years. The monthly lease cost is ¥20.0 million (approximately $181,000 as of March 31, 2019) for the initial seven-year term, and thereafter either party may elect to adjust the monthly lease payment to the then current market rate for similar buildings in Tokyo. In order to secure its obligations under the lease, the Company provided a refundable security deposit of approximately $1.8 million. At any time after the initial seven-year term, the Company may elect to terminate the lease. However, if the lease is terminated before the 20th anniversary of the date the lease was entered into, then the Company will be obligated to perform certain restoration obligations that are currently estimated to cost between $1.6 million and $2.2 million. The Company determined that the restoration obligation is a significant penalty whereby there is reasonable certainty that the Company will not elect to terminate the lease prior to the 20-year anniversary. Therefore, the lease term was determined to be 20 years. In connection with this transaction, the Company repaid the $2.6 million mortgage on the building and cancelled the related interest rate swap agreement discussed in Note 7, paid the refundable security deposit of $1.8 million, and the Company is obligated to pay $25.0 million to the former stockholders of Morinda to settle the full amount of the contingent financing liability discussed in Note 3. Other cash payments that have been or will be made include transaction costs of $1.9 million, post-closing repair obligations of $1.7 million, and Japanese income taxes of $11.9 million. Presented below is a summary of the selling price and resulting gain on sale calculation (in thousands): Gross selling price $ 57,129 Less commissions and other expenses (1,941 ) Less repair obligations (1,675 ) Net selling price 53,513 Cost of land and building sold (29,431 ) Total gain on sale 24,082 Portion of gain related to above-market rent concession (17,640 ) Recognized gain on sale $ 6,442 As shown above, the sale of this property resulted in a gain of $24.1 million and the Company determined that $17.6 million of the gain was the result of above-market rent inherent in the leaseback arrangement. The remainder of the gain of $6.4 million was attributable to the highly competitive process among the entities that bid to purchase the property. The $17.6 million portion of the gain related to above market rent is being accounted for as a lease concession whereby the gain will result in a reduction of rent expense of approximately $0.9 million per year over the 20-year lease term. The present value of the lease payments amounted to $25.0 million. After deducting the $17.6 million lease incentive concession, the Company recognized an initial ROU lease asset and ROU lease liability of approximately $7.4 million. Balance Sheet Presentation As of March 31, 2019 and December 31, 2018, the carrying value of ROU lease assets, ROU lease obligations, and deferred lease incentive obligations are as follows (in thousands): March 31, December 31, 2019 2018 Right-of-Use Assets: Cost basis $ 31,825 $ 19,221 Accumulated amortization (2,121 ) (732 ) Net $ 29,704 $ 18,489 Right-of-Use Liabilities: Current $ 4,783 $ 4,798 Long-term 25,005 13,686 Total $ 29,788 $ 18,484 Deferred Lease Incentive Obligation: Current $ 882 $ - Long-term 16,758 - Total $ 17,640 $ - As of March 31, 2019 and December 31, 2018, the weighted average remaining lease term under ROU leases was 14.7 and 5.9 years, respectively. As of March 31, 2019 and December 31, 2018, the weighted average discount rate for ROU lease liabilities was approximately 7%. Lease Commitments Future minimum lease payments and amortization of the related lease incentive obligation related to non-cancellable ROU operating lease agreements are as follows (in thousands): Gross Lease 12 months ending March 31: Payments Incentive Net 2020 $ 8,435 $ (1,470 ) $ 6,965 2021 6,749 (1,470 ) 5,279 2022 5,608 (1,470 ) 4,138 2023 5,379 (1,470 ) 3,909 2024 4,931 (1,470 ) 3,461 Thereafter 40,425 (10,290 ) 30,135 Total minimum lease payments 71,527 (17,640 ) 53,887 Less imputed interest (24,099 ) - (24,099 ) Present value of minimum lease payments $ 47,428 $ (17,640 ) $ 29,788 |