Exhibit 99.1
Acadia Realty Trust Reports Third Quarter 2007 Operating Results
NEW YORK--(BUSINESS WIRE)--Oct. 29, 2007--Acadia Realty Trust
(NYSE: AKR - "Acadia" or the "Company"), a real estate investment
trust ("REIT"), today reported operating results for the quarter ended
September 30, 2007. All per share amounts discussed below are on a
fully diluted basis. In addition, all funds from operations ("FFO")
amounts for 2007 are adjusted as discussed below.
Third Quarter 2007 Highlights
Earnings - 2007 third quarter FFO of $0.39 and EPS of $0.25
-- Funds from operations ("FFO") per share of $0.39 for the third
quarter 2007 compared to $0.30 for third quarter 2006 and FFO
of $1.00 for the nine months ended September 30, 2007 compared
to $0.88 for the nine months ended September 30, 2006
-- Earnings per share ("EPS") for third quarter 2007 of $0.25
compared to $0.13 for third quarter 2006 and EPS of $0.55 for
the nine months ended September 30, 2007 compared to $0.41 for
the nine months ended September 30, 2006
Retail portfolio performance
-- For the third quarter, 2007 same store net operating income
for the portfolio increased $0.3 million, or 2.2% compared to
third quarter 2006
-- September 30, 2007 occupancy at 93.8% representing an increase
of 60 basis points from second quarter 2007
Continued progress on external growth initiatives
Fund III investment activity commences with agreements to purchase
two properties:
-- Sheepshead Bay in Brooklyn, New York
-- Westport, Connecticut
Third Quarter Operating Results
For the quarter ended September 30, 2007, FFO, an accepted measure
of REIT performance, was $13.1 million, or $0.39 per share, compared
to $10.0 million, or $0.30 per share for the quarter ended September
30, 2006. FFO for 2007 is adjusted to include the extraordinary gain
from the Company's RCP investments as discussed in Note 4 to the
Financial Highlights included herein.
Driving the quarterly growth were increases in revenues earned
through the Company's investment fund platform in 2007. These
increases were primarily from:
-- Promote revenue received from Fund I
-- Transactional and redevelopment-based fee revenues from Fund
II
-- Asset-based fee revenues from Fund III
For the nine months ended September 30, 2007, FFO was $34.1
million or $1.00 per share compared to $29.9 million, or $0.88 per
share for the nine months ended September 30, 2006. In addition to the
increased revenues detailed above, the year-to-date increase also
includes co-investment income from Acadia's RCP Venture investment in
Albertson's received in the first quarter of 2007.
EPS was $0.25 for the third quarter 2007 compared to $0.13 for the
third quarter 2006 and $0.55 for the nine months ended September 30,
2007 compared to $0.41 for the nine months ended September 30, 2006.
The increases in 2007 EPS were primarily attributable to the factors
discussed above.
Retail Portfolio Performance (includes pro-rata share of joint
venture operating properties)
Acadia's portfolio occupancy was 93.8% for the quarter ended
September 30, 2007. This represents an increase of 60 basis points
from 93.2% occupancy at June 30, 2007. For the quarter ended September
30, 2007, same store net operating income ("NOI") increased $0.3
million, or 2.2% from third quarter 2006. This was primarily due to
retenanting activity at the Bloomfield Shopping Center with a Circuit
City, for which rent commenced during September 2007. For the nine
months ended September 30, 2007, NOI decreased approximately $0.2
million, or 0.6%, compared with the same period in 2006. The
year-to-date result was adversely impacted by the settlement with
tenants of prior year common area maintenance reimbursements during
the first six months of 2007.
During the third quarter of 2007, Acadia realized an average rent
increase of 71% on a cash basis on new leases totaling 39,000 square
feet representing 0.8% of the portfolio's gross leasable area. This
increase was primarily due to the Circuit City lease discussed above.
Renewal leases totaling 37,000 square feet had an average rent
increase of 9% on a cash basis. Including the effect of the
straight-lining of rents, the Company realized average rent increases
of 94% and 15%, for new and renewal leases, respectively.
Balance Sheet - Portfolio debt at 95% fixed-rate
Acadia continues to maintain a solid financial position at
September 30, 2007 as evidenced by the following:
-- Fixed-charge coverage ratio of 3.4 to 1 for the third quarter
2007
-- Debt to total market capitalization of 33%
-- Dividend payout ratio for the third quarter 2007 of 51% of
FFO; year-to-date payout ratio is 59%
-- Approximately $140 million available under existing credit
facilities
-- 95% of the Company's total mortgage debt is now fixed-rate,
inclusive of long-term interest rate swaps and adjusted for
its pro-rata share of consolidated joint venture debt
Acadia Fund III - Investment Activity Commences
During the second quarter 2007, Acadia announced the formation of
its third discretionary investment fund, Acadia Strategic Opportunity
Fund III LLC ("Fund III"). Fund III is capitalized with commitments of
$500 million of discretionary institutional capital, which will enable
the fund to acquire or develop approximately $1.5 billion of assets on
a leveraged basis.
During the third quarter, the Company signed a contract for what
it expects will be its tenth New York Urban/Infill Redevelopment
project with P/A Associates and one of its first Fund III
acquisitions. The preliminary redevelopment plan for this project,
located in Sheepshead Bay, Brooklyn, New York, is to demolish the
existing site and develop up to 240,000 square feet of retail.
The Company also signed a contract during the quarter for a second
Fund III investment located in Westport, Connecticut. The Company
expects to fully renovate this "Main Street" property to include up to
30,000 square feet of retail.
New York Urban/Infill Redevelopment Progress
During the quarter, the Company continued its progress in its New
York Urban Infill Redevelopment portfolio. Currently, the portfolio
consists of nine projects with over 2 million square feet. Included on
page 33 of our quarterly supplement is a schedule of estimated timing,
cost, square footage and anchor tenants of this pipeline. Highlights
for the quarter were as follows:
-- 216th Street in New York and Liberty Avenue in Ozone Park,
Queens are complete.
-- Two projects are currently under construction. Pelham Manor
Shopping Center is expected to be completed during the second
half of 2008 and Fordham Place is scheduled to be completed in
the first half of 2009.
-- During the quarter, MacFarlane Partners, the Company's partner
at CityPoint (formerly known as Albee Square) and owner of the
residential component of the project, contracted with Rose
Associates to be its development partner.
Outlook - Earnings Guidance Reaffirmed for Year End 2007
The Company reaffirms its previously announced guidance for the
year ending December 31, 2007 at the lower end of $1.30 to $1.35 FFO
per share and $0.65 to $0.70 EPS.
Management Comments
Commenting on the results for the third quarter, Kenneth F.
Bernstein, President and CEO, stated, "The third quarter was another
solid quarter for Acadia as evidenced by our strong earnings growth,
portfolio performance, financial ratios and favorable returns from our
discretionary investment fund platform. As a result of our strong
financial position and newly launched Fund III, we are well situated
to capitalize on the opportunities arising from the current
uncertainty and volatility in the marketplace."
Investor Conference Call
Management will conduct a conference call on Tuesday, October 30,
2007 at 2:00 PM ET to review the Company's earnings and operating
results. The live conference call can be accessed by dialing
1-800-688-0796 (internationally 617-614-4070). The pass-code is
"Acadia". The call will also be webcast and can be accessed in a
listen-only mode at Acadia's web site at www.acadiarealty.com. If you
are unable to participate during the live webcast, the call will be
archived and available on Acadia's website. Alternatively, to access
the replay by phone, dial 888-286-8010 (internationally 617-801-6888),
and the passcode will be 64741037. The phone replay will be available
through Monday, November 5, 2007.
Acadia Realty Trust, headquartered in White Plains, NY, is a fully
integrated, self-managed and self-administered equity REIT focused
primarily on the ownership, acquisition, redevelopment and management
of retail properties, including neighborhood/community shopping
centers and mixed-use properties with retail components.
Certain matters in this press release may constitute
forward-looking statements within the meaning of federal securities
law and as such may involve known and unknown risk, uncertainties and
other factors which may cause the actual results, performances or
achievements of Acadia to be materially different from any future
results, performances or achievements expressed or implied by such
forward-looking statements. These forward-looking statements include
statements regarding our future earnings, estimates regarding the
timing of completion of, and costs relating to, our real estate
redevelopment projects. Factors that could cause our forward-looking
statements to differ from our future results include, but are not
limited to, those discussed under the headings "Management's
Discussion and Analysis of Financial Condition and Results of
Operations" and "Risk Factors" in the Company's most recent annual
report on Form 10-K filed with the SEC on March 1, 2007 ("Form 10-K")
and other periodic reports filed with the SEC, including risks related
to: (i) the Company's reliance on revenues derived from major tenants;
(ii) the Company's limited control over joint venture investments;
(iii) the Company's partnership structure; (iv) real estate and the
geographic concentration of our properties; (v) market interest rates;
(vi) leverage; (vii) liability for environmental matters;(viii) the
Company's growth strategy; (ix) the Company's status as a REIT (x)
uninsured losses and (xi) the loss of key executives. Copies of the
Form 10-K and the other periodic reports Acadia files with the SEC are
available on the Company's website at www.acadiarealty.com. Any
forward-looking statements in this press release speak only as of the
date hereof. Acadia expressly disclaims any obligation or undertaking
to release publicly any updates or revisions to any forward-looking
statements contained herein to reflect any change in Acadia's
expectations with regard thereto or change in events, conditions or
circumstances on which any such statement is based.
ACADIA REALTY TRUST AND SUBSIDIARIES
Financial Highlights (1)
For the Quarters and Nine Months ended September 30, 2007 and 2006
(dollars in thousands, except per share data)
For the quarters ended For the nine months ended
September 30, September 30,
Revenues 2007 2006 2007 2006
------------ ------------ ------------ ------------
Minimum rents $ 18,825 $ 16,549 $ 55,583 $ 49,804
Percentage rents 122 677 405 988
Expense
reimbursements 3,651 3,699 9,646 10,763
Other property
income 475 235 1,009 691
Management fee
income 1,594 1,773 3,405 4,254
Interest income 2,590 2,324 7,682 5,977
Other -- -- 165 1,141
------------ ------------ ------------ ------------
Total
revenues 27,257 25,257 77,895 73,618
------------ ------------ ------------ ------------
Operating expenses
Property operating 4,515 3,662 13,164 10,810
Real estate taxes 2,722 2,653 7,293 7,532
General and
administrative 5,336 5,786 16,325 15,872
Depreciation and
amortization 6,778 6,361 20,012 18,710
------------ ------------ ------------ ------------
Total
operating
expenses 19,351 18,462 56,794 52,924
------------ ------------ ------------ ------------
Operating income 7,906 6,795 21,101 20,694
Equity in earnings
of unconsolidated
affiliates 545 (2,878) 4,258 3,120
Interest expense (5,932) (5,368) (17,556) (15,770)
Minority interest 4,959 4,223 6,660 3,482
------------ ------------ ------------ ------------
Income from
continuing
operations before
income taxes 7,478 2,772 14,463 11,526
Income taxes 191 638 (245) (174)
------------ ------------ ------------ ------------
Income from
continuing
operations 7,669 3,410 14,218 11,352
------------ ------------ ------------ ------------
ACADIA REALTY TRUST AND SUBSIDIARIES
Financial Highlights (1)
For the Quarters and Nine Months ended September 30, 2007 and 2006
(dollars in thousands, except per share data)
For the quarters ended For the nine months ended
September 30, September 30,
2007 2006 2007 2006
------------ ------------ ------------ ------------
Discontinued
operations:
Operating income
from discontinued
operations 27 726 355 2,010
Minority interest -- (14) (7) (39)
------------ ------------ ------------ ------------
Income from
discontinued
operations 27 712 348 1,971
------------ ------------ ------------ ------------
Net income before
extraordinary
item 7,696 4,122 14,566 13,323
------------ ------------ ------------ ------------
Extraordinary
item:
Share of
extraordinary
gain from
investment in
unconsolidated
affiliate 6,510 -- 30,200 --
Minority interest (5,208) -- (24,167) --
Income taxes (508) -- (2,356) --
------------ ------------ ------------ ------------
Income from
extraordinary
item 794 -- 3,677 --
------------ ------------ ------------ ------------
Net income $ 8,490 $ 4,122 $ 18,243 $ 13,323
============ ============ ============ ============
Net income per
Common Share -
Basic
Net income per
Common Share -
Continuing
operations $ 0.24 $ 0.11 $ 0.43 $ 0.35
Net income per
Common Share -
Discontinued
operations -- 0.02 0.01 0.06
Net income per
Common Share -
Extraordinary
item 0.02 -- 0.11 --
------------ ------------ ------------ ------------
Net income per
Common Share $ 0.26 $ 0.13 $ 0.55 $ 0.41
============ ============ ============ ============
Weighted average
Common Shares 32,966 32,513 32,885 32,497
============ ============ ============ ============
Net income per
Common Share -
Diluted (2)
Net income per
Common Share -
Continuing
operations $ 0.23 $ 0.11 $ 0.43 $ 0.35
Net income per
Common Share -
Discontinued
operations -- 0.02 0.01 0.06
Net income per
Common Share -
Extraordinary
item 0.02 -- 0.11 --
------------ ------------ ------------ ------------
Net income per
Common Share $ 0.25 $ 0.13 $ 0.55 $ 0.41
============ ============ ============ ============
Weighted average
Common Shares 33,316 32,836 33,278 32,805
============ ============ ============ ============
ACADIA REALTY TRUST AND SUBSIDIARIES
Financial Highlights (1)
For the Quarters and Nine Months ended September 30, 2007 and 2006
(dollars in thousands, except per share data)
RECONCILIATION OF NET INCOME TO FUNDS FROM OPERATIONS (3)
For the quarters ended For the nine months ended
September 30, September 30,
2007 2006 2007 2006
------------ ------------ ------------ ------------
Net income $ 8,490 $ 4,122 $ 18,243 $ 13,323
Depreciation of
real estate and
amortization of
leasing costs
(net of minority
interests' share)
Wholly owned
and
consolidated
affiliates 3,870 4,928 13,825 15,255
Unconsolidated
affiliates 349 397 1,337 1,247
Income
attributable to
minority interest
in Operating
Partnership 188 89 416 287
Distributions -
Preferred OP
Units 5 63 18 188
Loss (gain) on
sale (net of
minority
interests' share
and income taxes) 241 394 241 (437)
Extraordinary item
(net of minority
interests' share
and income taxes) (794) -- (3,677) --
------------ ------------ ------------ ------------
Funds from
operations 12,349 9,993 30,403 29,863
Add back:
Extraordinary
item, net (4) 794 -- 3,677 --
------------ ------------ ------------ ------------
Funds from
operations,
adjusted for
extraordinary
item $ 13,143 $ 9,993 $ 34,080 $ 29,863
============ ============ ============ ============
Funds from
operations per
share - Diluted
Weighted average
Common Shares and
OP Units (5) 33,979 33,815 33,965 33,791
============ ============ ============ ============
Funds from
operations,
adjusted, per
share $ 0.39 $ 0.30 $ 1.00 $ 0.88
============ ============ ============ ============
ACADIA REALTY TRUST AND SUBSIDIARIES
Financial Highlights (1)
For the Quarters and Nine Months ended September 30, 2007 and 2006
(dollars in thousands)
RECONCILIATION OF OPERATING INCOME TO NET PROPERTY
OPERATING INCOME
For the quarters ended For the nine months ended
September 30, September 30,
2007 2006 2007 2006
------------ ------------ ------------ ------------
Operating income $ 7,906 $ 6,795 $ 21,101 $ 20,694
Add back:
General
and
administrative 5,336 5,786 16,325 15,872
Depreciation
and
amortization 6,778 6,361 20,012 18,710
Less:
Management fee
income (1,594) (1,773) (3,405) (4,254)
Interest income (2,590) (2,324) (7,682) (5,977)
Straight line rent
and other
adjustments (586) 238 (1,215) 160
------------ ------------ ------------ ------------
Net property
operating income $ 15,250 $ 15,083 $ 45,136 $ 45,205
============ ============ ============ ============
SELECTED BALANCE SHEET INFORMATION
As of
September 30, December 31,
2007 2006
------------- ------------
Cash and cash equivalents $ 127,956 $ 139,571
Rental property, at cost 793,171 672,324
Total assets 934,995 851,692
Notes payable 488,993 435,192
Total liabilities 555,489 496,835
Notes:
(1) For additional information and analysis concerning the
Company's results of operations, reference is made to the Company's
Quarterly Supplemental Disclosure furnished on Form 8-K to the SEC and
included on the Company's website at www.acadiarealty.com.
(2) Reflects the potential dilution that could occur if securities
or other contracts to issue Common Shares were exercised or converted
into Common Shares. The effect of the conversion of Common OP Units is
not reflected in the above table as they are exchangeable for Common
Shares on a one-for-one basis. The income allocable to such units is
allocated on this same basis and reflected as minority interest in the
consolidated financial statements. As such, the assumed conversion of
these units would have no net impact on the determination of diluted
earnings per share.
(3) The Company considers funds from operations ("FFO") as defined
by the National Association of Real Estate Investment Trusts
("NAREIT") and net operating income ("NOI") to be appropriate
supplemental disclosures of operating performance for an equity REIT
due to its widespread acceptance and use within the REIT and analyst
communities. FFO and NOI are presented to assist investors in
analyzing the performance of the Company. They are helpful as they
exclude various items included in net income that are not indicative
of the operating performance, such as gains (losses) from sales of
depreciated property and depreciation and amortization. In addition,
NOI excludes interest expense. The Company's method of calculating FFO
and NOI may be different from methods used by other REITs and,
accordingly, may not be comparable to such other REITs. FFO does not
represent cash generated from operations as defined by generally
accepted accounting principles ("GAAP") and is not indicative of cash
available to fund all cash needs, including distributions. It should
not be considered as an alternative to net income for the purpose of
evaluating the Company's performance or to cash flows as a measure of
liquidity. Consistent with the NAREIT definition, the Company defines
FFO as net income (computed in accordance with GAAP), excluding gains
(losses) from sales of depreciated property, plus depreciation and
amortization, and after adjustments for unconsolidated partnerships
and joint ventures.
(4) The extraordinary item represents the Company's share of
estimated extraordinary gain related to its investment in Albertson's.
The Albertson's entity has recorded an extraordinary gain in
connection with the allocation of purchase price to assets acquired.
The Company considers this as an investment in an operating business
as opposed to real estate. Accordingly, all gains and losses from this
investment are included in FFO which management believes provide a
more accurate reflection of the operating performance of the Company.
(5) In addition to the weighted average Common Shares outstanding,
basic and diluted FFO also assumes full conversion of a weighted
average 664 and 642 OP Units into Common Shares for the quarters ended
September 30, 2007 and 2006, respectively, and 663 and 649 OP Units
into Common Shares for the nine months ended September 30, 2007 and
2006, respectively. Diluted FFO also includes the assumed conversion
of Preferred OP Units into 25 and 337 Common Shares for the quarters
ended September 30, 2007 and 2006, respectively, and the conversion of
Preferred OP Units into 81 and 337 Common Shares for the nine months
ended September 30, 2007 and 2006, respectively.
CONTACT: Acadia Realty Trust
Media Relations:
Debra Miley, 914-288-8140