Exhibit 99.1
| | |
 | | Pennsylvania Real Estate Investment Trust 200 South Broad Street Philadelphia, PA 19102 www.preit.com Phone: 215-875-0700 Fax: 215-546-7311 Toll Free: 866-875-0700 |
CONTACT: AT THE COMPANY
Robert McCadden
EVP & CFO
(215) 875-0735
Nurit Yaron
VP, Investor Relations
(215) 875-0735
PREIT Reports First Quarter 2012 Results
Philadelphia, PA, April 24, 2012 – Pennsylvania Real Estate Investment Trust (NYSE: PEI) today reported results for the quarter ended March 31, 2012.
“We’re pleased with our recent performance as reflected in our sales reaching an all-time high of $376 per square foot, marking the ninth consecutive quarterly increase,” said Ronald Rubin, Chairman and Chief Executive Officer. “With strong sales and meaningful NOI growth, we are gaining momentum as the economy improves. Also, as announced previously, Joe Coradino will become PREIT’s Chief Executive Officer at our Annual Meeting on June 7th and I will stay on as Executive Chairman. We are working through a smooth transition as Joe has been a member of the Company’s Office of the Chairman since 2004 and has been an integral part of the management team for many years.”
Funds From Operations (“FFO”) for the quarter ended March 31, 2012 was $25.0 million, or $0.43 per diluted share, compared to $21.3 million, or $0.37 per diluted share, for the quarter ended March 31, 2011.
Net Operating Income (“NOI”) for the quarter ended March 31, 2012 was $69.1 million, compared to $66.8 million for the quarter ended March 31, 2011.
Same store NOI excluding lease termination revenue for the quarter ended March 31, 2012 was $68.4 million, compared to $66.7 million for the quarter ended March 31, 2011. Lease termination revenue for the quarters ended March 31, 2012 and March 31, 2011 was $0.7 million and $0.0 million, respectively. Same store results represent retail properties owned for the full periods presented. A description of each non-GAAP financial measure and the related reconciliation to the comparable GAAP measure are located at the end of this press release.
Net loss attributable to PREIT was $10.0 million, or $0.18 per diluted share, for the quarter ended March 31, 2012, compared to a net loss attributable to PREIT of $14.3 million, or $0.27 per diluted share, for the quarter ended March 31, 2011. See below for a description of the primary factors affecting financial results.
Primary Factors Affecting Financial Results
Results for the quarter ended March 31, 2012 included:
| | • | | Lower operating expenses, including snow removal and bad debt; and |
| | • | | Decreased interest expense primarily due to lower interest rates and debt balances. |
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Subsequent Events
As previously announced, in April 2012, the Company sold 4.6 million preferred shares (NYSE: PEIPrA), raising net proceeds of approximately $110.7 million. The Company is using the net proceeds from this offering to repay amounts outstanding under the Company’s Revolving Facility and other indebtedness and for other general corporate purposes. Specifically, the Company used $30.0 million of the net proceeds to repay the outstanding borrowings under the Revolving Facility. Following the repayment, there is $250.0 million available under the Revolving Facility.
Retail Operations
The following tables set forth information regarding sales per square foot and occupancy in the Company’s retail portfolio, including properties owned by partnerships in which the Company owns a 50% interest:
| | | | | | | | |
| | | Twelve Months Ended: | |
| | | March 31, 2012 | | | March 31, 2011 | |
Sales per square foot(1) | | $ | 376 | | | $ | 357 | |
| (1) | Includes enclosed malls in the Company’s portfolio as of the respective dates. Based on sales reported by tenants leasing 10,000 square feet or less of non-anchor space for at least 24 months. |
| | | | | | | | |
| | | Occupancy as of: | |
| | | March 31, 2012 | | | March 31, 2011 | |
Retail portfolio weighted average: | | | | | | | | |
Total including anchors | | | 91.9 | % | | | 90.8 | % |
Total excluding anchors | | | 87.9 | % | | | 87.1 | % |
Enclosed malls weighted average: | | | | | | | | |
Total including anchors | | | 91.5 | % | | | 90.4 | % |
Total excluding anchors | | | 87.0 | % | | | 86.5 | % |
Strip/power centers weighted average: | | | 95.8 | % | | | 94.2 | % |
2012 Outlook
The Company, after adjusting for the $0.06 per share dilutive impact of the April preferred share offering, stronger than anticipated NOI growth, and other items, is revising its estimates of net loss per diluted share and FFO per diluted share for 2012. The adjusted estimates are as follows:
| | | | | | | | |
| Estimates Per Diluted Share | | Lower End | | | Upper End | |
FFO guidance | | $ | 1.83 | | | $ | 1.90 | |
Depreciation and amortization (includes the Company’s proportionate share of unconsolidated properties), net of other adjustments | | | (2.44 | ) | | | (2.45 | ) |
| | | | | | | | |
Net loss attributable to PREIT | | $ | (0.61 | ) | | $ | (0.55 | ) |
| | | | | | | | |
Conference Call Information
Management has scheduled a conference call for 11:00 a.m. Eastern Time today to review the Company’s first quarter results and future outlook. To listen to the call, please dial (877) 941-1427 (domestic) or (480) 629-9664 (international), at least five minutes before the scheduled start time, and provide conference ID number 4525959. Investors can also access the call in a “listen only” mode via the Internet at the Company website, www.preit.com. Please allow extra time prior to the call to visit the site and download the necessary software to listen to the Internet broadcast. Financial and statistical information expected to be discussed on the call will also be available on the Company’s website.
For interested individuals unable to join the conference call, a replay of the call will be available through
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May 8, 2012 at (877) 870-5176 (domestic) or (858) 384-5517 (international), (Replay reservation code: 4525959). The online archive of the webcast will be available for 14 days following the call.
About Pennsylvania Real Estate Investment Trust
Pennsylvania Real Estate Investment Trust, founded in 1960 and one of the first equity REITs in the U.S., has a primary investment focus on retail shopping malls. Currently, the Company’s portfolio of 49 properties comprises 38 shopping malls, eight community and power centers, and three development properties. The properties are located in 13 states in the eastern half of the United States, primarily in the Mid-Atlantic region, totaling approximately 33 million square feet of operating space. PREIT, headquartered in Philadelphia, Pennsylvania, is publicly traded on the NYSE under the symbol PEI. The Company’s website can be found at www.preit.com.
Definitions
Funds From Operations (“FFO”)
The National Association of Real Estate Investment Trusts (“NAREIT”) defines Funds From Operations (“FFO”), which is a non-GAAP measure commonly used by REITs, as net income excluding gains and losses on sales of operating properties (computed in accordance with GAAP); plus real estate depreciation and amortization; and after adjustments for unconsolidated partnerships and joint ventures to reflect funds from operations on the same basis. We compute FFO in accordance with standards established by NAREIT, which may not be comparable to FFO reported by other REITs that do not define the term in accordance with the current NAREIT definition, or that interpret the current NAREIT definition differently than we do. In 2011, NAREIT reiterated its established guidance that excluding impairment write downs of depreciable real estate is consistent with the NAREIT definition.
We use FFO and FFO per diluted share and unit of limited partnership interest in our operating partnership (“OP Unit”) in measuring our performance against our peers and as one of the performance measures for determining incentive compensation amounts earned under certain of our performance-based executive compensation programs.
FFO does not include gains and losses on sales of operating real estate assets, which are included in the determination of net income in accordance with GAAP. Accordingly, FFO is not a comprehensive measure of our operating cash flows. In addition, since FFO does not include depreciation on real estate assets, FFO may not be a useful performance measure when comparing our operating performance to that of other non-real estate commercial enterprises. We compensate for these limitations by using FFO in conjunction with other GAAP financial performance measures, such as net income and net cash provided by operating activities, and other non-GAAP financial performance measures, such as NOI. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered to be an alternative to net income (determined in accordance with GAAP) as an indication of our financial performance or to be an alternative to cash flow from operating activities (determined in accordance with GAAP) as a measure of our liquidity, nor is it indicative of funds available for our cash needs, including our ability to make cash distributions. We believe that net income is the most directly comparable GAAP measurement to FFO.
We believe that FFO is helpful to management and investors as a measure of operating performance because it excludes various items included in net income that do not relate to or are not indicative of operating performance, such as gains on sales of operating real estate and depreciation and amortization of real estate, among others. We believe that Funds From Operations as adjusted is helpful to management and investors as a measure of operating performance because it adjusts FFO to exclude items that management does not believe are indicative of its ongoing operations, such as accelerated amortization of deferred financing costs. FFO is a commonly used measure of operating performance and profitability among REITs, and we use FFO and FFO per diluted share and OP Unit as supplemental non-GAAP measures to compare our performance for different periods to that of our industry peers.
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Net Operating Income (“NOI”)
NOI (a non-GAAP measure) is derived from real estate revenue (determined in accordance with generally accepted accounting principles, or GAAP, including lease termination revenue) minus operating expenses (determined in accordance with GAAP), plus our share of revenue and operating expenses of our partnership investments, and includes real estate revenue and operating expenses from properties included in discontinued operations. It does not represent cash generated from operating activities in accordance with GAAP and should not be considered to be an alternative to net income (determined in accordance with GAAP) as an indication of our financial performance or to be an alternative to cash flow from operating activities (determined in accordance with GAAP) as a measure of our liquidity. It is not indicative of funds available for our cash needs, including our ability to make cash distributions. NOI excludes interest and other income, general and administrative expenses, interest expense, depreciation and amortization, gains on sales of interests in real estate, gains or sales of non-operating real estate, gains on sales of discontinued operations, gain on extinguishment of debt, impairment losses, project costs and other expenses.
We believe that NOI is helpful to management and investors as a measure of operating performance because it is an indicator of the return on property investment, and provides a method of comparing property performance over time. We believe that net income is the most directly comparable GAAP measurement to NOI.
Forward Looking Statements
This press release contains certain “forward-looking statements” within the meaning of the U.S. Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. Forward-looking statements relate to expectations, beliefs, projections, future plans, strategies, anticipated events, trends and other matters that are not historical facts. These forward-looking statements reflect our current views about future events, achievements or results and are subject to risks, uncertainties and changes in circumstances that might cause future events, achievements or results to differ materially from those expressed or implied by the forward-looking statements. In particular, our business might be materially and adversely affected by uncertainties affecting real estate businesses generally as well as the following, among other factors: our substantial debt and our high leverage ratio; constraining leverage, interest and tangible net worth covenants under our 2010 Credit Facility; our ability to refinance our existing indebtedness when it matures, on favorable terms or at all, due in part to the effects on us of dislocations and liquidity disruptions in the capital and credit markets; our ability to raise capital, including through the issuance of equity or equity-related securities if market conditions are favorable, through joint ventures or other partnerships, through sales of properties or interests in properties, or through other actions; our short- and long-term liquidity position; current economic conditions and their effect on employment, consumer confidence and spending and the corresponding effects on tenant business performance, prospects, solvency and leasing decisions and on our cash flows, and the value and potential impairment of our properties; general economic, financial and political conditions, including credit market conditions, changes in interest rates or unemployment; changes in the retail industry, including consolidation and store closings, particularly among anchor tenants; our ability to maintain and increase property occupancy, sales and rental rates, in light of the relatively high number of leases that have expired or are expiring in the next two years; increases in operating costs that cannot be passed on to tenants; risks relating to development and
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redevelopment activities; the effects of online shopping and other uses of technology on our retail tenants; concentration of our properties in the Mid-Atlantic region; changes in local market conditions, such as the supply of or demand for retail space, or other competitive factors; potential dilution from any capital raising transactions; possible environmental liabilities; our ability to obtain insurance at a reasonable cost; and existence of complex regulations, including those relating to our status as a REIT, and the adverse consequences if we were to fail to qualify as a REIT. Additional factors that might cause future events, achievements or results to differ materially from those expressed or implied by our forward-looking statements include those discussed in the section of our Annual Report on Form 10-K in the section entitled “Item 1A. Risk Factors.” We do not intend to update or revise any forward-looking statements to reflect new information, future events or otherwise.
[Financial tables to follow]
** Quarterly supplemental financial and operating **
** information will be available onwww.preit.com **
STATEMENTS OF OPERATIONS
| | | | | | | | |
| | | Quarter Ended | |
| (In thousands, except per share amounts) | | March 31,
2012 | | | March 31,
2011 | |
REVENUE: | | | | | | | | |
Real estate revenue: | | | | | | | | |
Base rent | | $ | 72,040 | | | $ | 71,759 | |
Expense reimbursements | | | 32,026 | | | | 33,762 | |
Percentage rent | | | 918 | | | | 982 | |
Lease termination revenue | | | 651 | | | | 25 | |
Other real estate revenue | | | 3,221 | | | | 3,034 | |
| | | | | | | | |
Real estate revenue | | | 108,856 | | | | 109,562 | |
Interest and other income | | | 762 | | | | 918 | |
| | | | | | | | |
Total revenue | | | 109,618 | | | | 110,480 | |
| | | | | | | | |
EXPENSES: | | | | | | | | |
Property operating expenses: | | | | | | | | |
CAM and real estate tax | | | (36,209 | ) | | | (37,304 | ) |
Utilities | | | (5,289 | ) | | | (5,831 | ) |
Other | | | (4,898 | ) | | | (5,958 | ) |
| | | | | | | | |
Total operating expenses | | | (46,396 | ) | | | (49,093 | ) |
| | | | | | | | |
Depreciation and amortization | | | (33,719 | ) | | | (34,510 | ) |
Other expenses: | | | | | | | | |
General and administrative expenses | | | (9,885 | ) | | | (9,582 | ) |
Project costs and other expenses | | | (358 | ) | | | (144 | ) |
| | | | | | | | |
Total other expenses | | | (10,243 | ) | | | (9,726 | ) |
| | | | | | | | |
Interest expense, net | | | (31,669 | ) | | | (33,613 | ) |
| | | | | | | | |
Total expenses | | | (122,027 | ) | | | (126,942 | ) |
| | | | | | | | |
Loss before equity in income of partnerships | | | (12,409 | ) | | | (16,462 | ) |
Equity in income of partnerships | | | 1,993 | | | | 1,543 | |
| | | | | | | | |
Net loss | | | (10,416 | ) | | | (14,919 | ) |
Less: Net loss attributed to noncontrolling interest | | | 419 | | | | 601 | |
| | | | | | | | |
Net loss attributable to Pennsylvania Real Estate Investment Trust | | $ | (9,997 | ) | | $ | (14,318 | ) |
| | | | | | | | |
Basic loss per share—Pennsylvania Real Estate Investment Trust | | $ | (0.18 | ) | | $ | (0.27 | ) |
Diluted loss per share—Pennsylvania Real Estate Investment Trust(1) | | $ | (0.18 | ) | | $ | (0.27 | ) |
Weighted average number of shares outstanding for diluted EPS | | | 54,908 | | | | 54,466 | |
| | | | | | | | |
| (1) | For the three month periods ended March 31, 2012 and 2011, respectively, there are net losses from continuing operations, so the effect of common share equivalents is excluded from the calculation of diluted loss per share for these periods. |
OTHER COMPREHENSIVE INCOME
| | | | | | | | |
| | | Quarter Ended | |
| (In thousands) | | March 31,
2012 | | | March 31,
2011 | |
Net loss | | $ | (10,416 | ) | | $ | (14,919 | ) |
Unrealized gain on derivatives | | | 1,451 | | | | 3,490 | |
Other comprehensive income | | | 302 | | | | 497 | |
| | | | | | | | |
Total comprehensive loss | | | (8,663 | ) | | | (10,932 | ) |
| | | | | | | | |
Less: Comprehensive income attributable to noncontrolling interest | | | 349 | | | | 440 | |
| | | | | | | | |
Comprehensive income attributable to Pennsylvania Real Estate Investment Trust | | $ | (8,314 | ) | | $ | (10,492 | ) |
| | | | | | | | |
RECONCILIATION OF NOI AND FFO TO NET LOSS
| | | | | | | | | | | | | | | | | | | | | | | | |
| | | Quarter Ended March 31, 2012 | | | Quarter Ended March 31, 2011 | |
| | | Consolidated | | | Share of
unconsolidated
partnerships | | | Total | | | Consolidated | | | Share of
unconsolidated
partnerships | | | Total | |
| (in thousands except per share amounts) | | | | | | | | | | | | | | | | | | |
Real estate revenue(1) | | $ | 108,856 | | | $ | 9,610 | | | $ | 118,466 | | | $ | 109,562 | | | $ | 9,298 | | | $ | 118,860 | |
Operating expenses | | | (46,396 | ) | | | (2,947 | ) | | | (49,343 | ) | | | (49,093 | ) | | | (3,007 | ) | | | (52,100 | ) |
| | | | | | | | | | | | | | | | | | | | | | | | |
NET OPERATING INCOME | | | 62,460 | | | | 6,663 | | | | 69,123 | | | | 60,469 | | | | 6,291 | | | | 66,760 | |
| | | | | | |
General and administrative expenses | | | (9,885 | ) | | | — | | | | (9,885 | ) | | | (9,582 | ) | | | — | | | | (9,582 | ) |
Interest and other income | | | 762 | | | | — | | | | 762 | | | | 918 | | | | — | | | | 918 | |
Project costs and other expenses | | | (358 | ) | | | — | | | | (358 | ) | | | (144 | ) | | | — | | | | (144 | ) |
Interest expense, net | | | (31,669 | ) | | | (2,819 | ) | | | (34,488 | ) | | | (33,613 | ) | | | (2,778 | ) | | | (36,391 | ) |
Depreciation on non real estate assets | | | (192 | ) | | | — | | | | (192 | ) | | | (252 | ) | | | — | | | | (252 | ) |
| | | | | | | | | | | | | | | | | | | | | | | | |
FUNDS FROM OPERATIONS | | | 21,118 | | | | 3,844 | | | | 24,962 | | | | 17,796 | | | | 3,513 | | | | 21,309 | |
Depreciation on real estate assets | | | (33,527 | ) | | | (1,851 | ) | | | (35,378 | ) | | | (34,258 | ) | | | (1,970 | ) | | | (36,228 | ) |
Equity in income of partnerships | | | 1,993 | | | | (1,993 | ) | | | — | | | | 1,543 | | | | (1,543 | ) | | | — | |
| | | | | | | | | | | | | | | | | | | | | | | | |
Net Loss | | $ | (10,416 | ) | | $ | — | | | $ | (10,416 | ) | | $ | (14,919 | ) | | $ | — | | | $ | (14,919 | ) |
| | | | | | | | | | | | | | | | | | | | | | | | |
| (1) | Total includes the non-cash effect of straight-line rent of $114 and $209 for the quarters ended March 31, 2012 and 2011, respectively. |
| | | | | | | | |
Weighted average number of shares outstanding | | | 54,908 | | | | 54,466 | |
Weighted average effect of full conversion of OP Units | | | 2,328 | | | | 2,329 | |
Effect of common share equivalents | | | 646 | | | | 555 | |
| | | | | | | | |
Total weighted average shares outstanding, including OP Units | | | 57,882 | | | | 57,350 | |
| | | | | | | | |
FUNDS FROM OPERATIONS | | $ | 24,962 | | | $ | 21,309 | |
| | |
FUNDS FROM OPERATIONS PER DILUTED SHARE AND OP UNIT | | $ | 0.43 | | | $ | 0.37 | |
| | | | | | | | |
SAME STORE RECONCILIATION
| | | | | | | | | | | | | | | | | | | | | | | | |
| | | Quarter Ended March 31, | |
| | | Same Store | | | Non-Same Store | | | Total | |
| | | 2012 | | | 2011 | | | 2012 | | | 2011 | | | 2012 | | | 2011 | |
Real estate revenue | | $ | 117,979 | | | $ | 118,376 | | | $ | 487 | | | $ | 484 | | | $ | 118,466 | | | $ | 118,860 | |
Operating expenses | | | (48,882 | ) | | | (51,614 | ) | | | (461 | ) | | | (486 | ) | | | (49,343 | ) | | | (52,100 | ) |
| | | | | | | | | | | | | | | | | | | | | | | | |
NET OPERATING INCOME (NOI) | | $ | 69,097 | | | $ | 66,762 | | | $ | 26 | | | $ | (2 | ) | | $ | 69,123 | | | $ | 66,760 | |
| | | | | | | | | | | | | | | | | | | | | | | | |
Lease termination revenue | | | 712 | | | | 25 | | | | — | | | | — | | | | 712 | | | | 25 | |
| | | | | | | | | | | | | | | | | | | | | | | | |
NOI—EXCLUDING LEASE TERMINATION REVENUE | | $ | 68,385 | | | $ | 66,737 | | | $ | 26 | | | $ | (2 | ) | | $ | 68,411 | | | $ | 66,735 | |
| | | | | | | | | | | | | | | | | | | | | | | | |
CONSOLIDATED BALANCE SHEETS
| | | | | | | | |
| | | March 31,
2012 | | | December 31,
2011 | |
| (In thousands) | | (unaudited) | | | | |
ASSETS: | | | | | | | | |
INVESTMENTS IN REAL ESTATE, at cost: | | | | | | | | |
Operating properties | | $ | 3,473,802 | | | $ | 3,470,167 | |
Construction in progress | | | 96,671 | | | | 91,538 | |
Land held for development | | | 15,107 | | | | 15,292 | |
| | | | | | | | |
Total investments in real estate | | | 3,585,580 | | | | 3,576,997 | |
Accumulated depreciation | | | (875,267 | ) | | | (844,010 | ) |
| | | | | | | | |
Net investments in real estate | | | 2,710,313 | | | | 2,732,987 | |
INVESTMENTS IN PARTNERSHIPS, at equity: | | | 15,866 | | | | 16,009 | |
OTHER ASSETS: | | | | | | | | |
Cash and cash equivalents | | | 26,022 | | | | 21,798 | |
Tenant and other receivables (net of allowance for doubtful accounts of $16,765 and $17,930 at March 31, 2012 and December 31, 2011, respectively) | | | 34,322 | | | | 39,832 | |
Intangible assets (net of accumulated amortization of $52,248 and $51,625 at March 31, 2012 and December 31, 2011, respectively) | | | 9,298 | | | | 9,921 | |
Deferred costs and other assets, net | | | 88,551 | | | | 89,707 | |
| | | | | | | | |
Total assets | | $ | 2,884,372 | | | $ | 2,910,254 | |
| | | | | | | | |
LIABILITIES: | | | | | | | | |
Mortgage loans (including debt premium of $201 and $282 at March 31, 2012 and December 31, 2011, respectively) | | $ | 1,751,517 | | | $ | 1,691,381 | |
Exchangeable notes (net of debt discount of $342 and $849 at March 31, 2012 and December 31, 2011, respectively) | | | 136,558 | | | | 136,051 | |
Term loans | | | 240,000 | | | | 240,000 | |
Revolving facility | | | 30,000 | | | | 95,000 | |
Tenants’ deposits and deferred rent | | | 15,635 | | | | 13,278 | |
Distributions in excess of partnership investments | | | 65,869 | | | | 64,938 | |
Fair value of derivative liabilities | | | 19,661 | | | | 21,112 | |
Accrued expenses and other liabilities | | | 54,866 | | | | 60,456 | |
| | | | | | | | |
Total liabilities | | | 2,314,106 | | | | 2,322,216 | |
| | |
EQUITY: | | | 570,266 | | | | 588,038 | |
| | | | | | | | |
Total liabilities and equity | | $ | 2,884,372 | | | $ | 2,910,254 | |
| | | | | | | | |
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