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Press Release

Ramco-Gershenson Properties Trust Reports Financial and Operating Results for the Third Quarter 2016

Company Release - 11/1/2016 4:15 PM ET

FARMINGTON HILLS, Mich., Nov. 01, 2016 (GLOBE NEWSWIRE) -- Ramco-Gershenson Properties Trust (NYSE:RPT) today announced its financial and operating results for the three and nine months ended September 30, 2016.

THIRD QUARTER 2016 HIGHLIGHTS AND SUBSEQUENT TRANSACTIONS:

  • Net income attributable to common shareholders for the third quarter of $0.15 per diluted share.
  • Operating Funds from Operations (“Operating FFO”) of $0.34 per diluted share.
  • Sold two Michigan shopping centers for $40.1 million.
  • Signed 65 comparable leases totaling 352,886 square feet at comparable rent growth of 11.2%.
  • Ended the quarter with a net debt to adjusted EBITDA of 6.1X.
  • Acquired Centennial Shops in affluent Minneapolis suburb of Edina for $32.1 million on October 11, 2016.

“Based on our solid performance in the quarter and year to date we are on track to meet our stated business objectives for 2016,” said Dennis Gershenson, President and Chief Executive Officer. “Our two Michigan shopping center sales and subsequent purchase of Centennial Shops in metropolitan Minneapolis reflect our continued focus on selling lower-growth centers and redeploying that capital into high-quality shopping centers, that have significant internal growth potential and the ability to add long-term value through strategic redevelopments, in attractive first ring metropolitan sub-markets.”

FINANCIAL RESULTS:

For the three months ended September 30, 2016:

  • Net income available to common shareholders of $11.9 million, or $0.15 per diluted share, compared to $32.0 million, or $0.38 per diluted share for the same period in 2015.
  • Operating FFO of $29.7 million, or $0.34 per diluted share, compared to $31.9 million, or $0.36 per diluted share for the same period in 2015.
  • FFO of $27.8 million, or $0.32 per diluted share, compared to $32.4 million, or $0.37 per diluted share for the same period in 2015.

For the Nine months ended September 30, 2016

  • Net income available to common shareholders of $47.7 million, or $0.60 per diluted share, compared to $44.8 million, or $0.57 per diluted share for the same period in 2015.  
  • Operating FFO of $90.0 million, or $1.02 per diluted share, compared to $87.7 million, or $1.00 per diluted share for the same period in 2015.
  • FFO of $89.6 million, or $1.02 per diluted share, compared to $89.4 million, or $1.02 per diluted share for the same period in 2015.

OPERATING RESULTS:

  • Consolidated portfolio leased occupancy of 94.2% and physical occupancy of 93.6%.
  • Signed 90 leases in the consolidated portfolio encompassing 464,812 square feet, including 65 leases totaling 352,886 square feet at comparable rental growth of 11.2%.

BALANCE SHEET METRICS (as of September 30, 2016):

  • Net debt to total market capitalization of 37.5%.
  • Net debt to adjusted EBITDA of 6.1X, interest coverage of 3.8X, and fixed charge coverage of 3.1X.
  • Weighted average debt maturity of 6.2 years.

INVESTMENT ACTIVITY:

Dispositions

The Company sold two Michigan shopping centers for $40.1 million.  The shopping centers sold were:

  • Shoppes at Fairlane Meadows, Dearborn, Michigan (100% ownership), a 157,000 square foot shopping center anchored by Best Buy and Citi Trends, with ABR per square foot of $13.85.
  • Livonia Plaza, Livonia, Michigan (100% ownership), a 137,000 square foot shopping center anchored by T.J. Maxx and Kroger, with ABR per square foot of $11.11.

Dispositions of income producing properties year-to-date totaled $121.9 million.

Acquisitions

Subsequent to quarter end, the Company purchased the 85,000 square foot upscale Centennial Shops in the affluent Minneapolis sub-market of Edina, Minnesota for $32.1 million. Centennial Shops is anchored by The Container Store, West Elm and Pinstripes, each of which operates its only Minneapolis location at the shopping center.  The center is 100% occupied and benefits from solid in-place tenancies, its infill location in a high income trade area and the opportunity to produce strong internal growth through mark-to-market of existing leases.  Additionally, the Company believes there is opportunity for future investment and long-term value creation at the shopping center.  Centennial Shops is the Company’s second shopping center in metropolitan Minneapolis.

Redevelopment

The Company commenced two redevelopment projects, including the expansion of Buttermilk Towne Center in metropolitan Cincinnati for a new 12,500 square foot national anchor tenant and the expansion of River City Marketplace for a new 6,000 square foot tenant for a total cost of $4.4 million.  At September 30, 2016, the Company had 11 properties under redevelopment, expansion and/or re-anchoring with an estimated total cost of $79.4 million, which are expected to be completed in 2016 and 2017 producing a return on incremental costs of between 9.0 - 10.0%.

FINANCING ACTIVITY:

The Company entered into agreements to issue $75.0 million of senior unsecured notes in a private placement with two high-quality institutional investors.  The financing proceeds, as well as proceeds from recent asset sales, will be used to pay off debt maturities through 2017, including mortgages for Crofton Centre and River City Marketplace.  The notes have a 12-year term and are priced at a fixed interest rate of 3.64%.  The transaction is expected to close on November 30, 2016.

At quarter-end, the Company had $339.9 million available under its $350.0 million revolving line of credit.

DIVIDEND:

The Company declared a regular cash dividend of $0.22 per common share for the period of July 1, 2016 through September 30, 2016 and a Series D convertible perpetual preferred share dividend of $0.90625 per share for the same period.  The dividends were paid on October 3, 2016 to shareholders of record as of September 20, 2016.  The Operating FFO payout ratio was 64.7%.

2016 GUIDANCE:

The Company has narrowed its 2016 Operating FFO guidance range to $1.34 - $1.36 per share from $1.33 - $1.37.

CONFERENCE CALL/WEBCAST:
Ramco-Gershenson Properties Trust will host a live broadcast of its third quarter conference call on Wednesday, November 2, 2016, at 9:00 a.m. eastern time, to discuss its financial and operating results.  The live broadcast will be available online at www.rgpt.com and www.investorcalendar.com and also by telephone at (877) 407-9205.  A replay will be available shortly after the call on the aforementioned websites (for ninety days) or by telephone at (877) 660-6853, (Conference ID: 13646918), for one week.

SUPPLEMENTAL MATERIALS:
The Company’s quarterly financial and operating supplement is available on its corporate website at www.rgpt.com.  If you wish to receive a copy via email, please send requests to dhendershot@rgpt.com.

ABOUT RAMCO-GERSHENSON PROPERTIES TRUST:
Ramco-Gershenson Properties Trust (NYSE:RPT) is a fully integrated, self-administered, publicly-traded real estate investment trust (REIT) based in Farmington Hills, Michigan.  The Company's business is the ownership and management of large, multi-anchor shopping centers primarily in a number of the largest metropolitan markets in the central United States.  At September 30, 2016, the Company owned interests in and managed a portfolio of 66 shopping centers with approximately 14.8 million square feet of gross leasable area.  At September 30, 2016, the Company's consolidated operating portfolio was 94.2% leased. For additional information about the Company please visit www.rgpt.com or follow Ramco-Gershenson on Twitter @RamcoGershenson and facebook.com/ramcogershenson/.

This press release may contain forward-looking statements that represent the Company’s expectations and projections for the future. Management of Ramco-Gershenson believes the expectations reflected in any forward-looking statements made in this press release are based on reasonable assumptions. Certain factors could occur that might cause actual results to vary, including deterioration in national economic conditions, weakening of real estate markets, decreases in the availability of credit, increases in interest rates, adverse changes in the retail industry, our continuing ability to qualify as a REIT and other factors discussed in the Company’s reports filed with the Securities and Exchange Commission.

 
RAMCO-GERSHENSON PROPERTIES TRUST
CONDENSED CONSOLIDATED BALANCE SHEETS
(In thousands, except per share amounts)
    
 September 30,
 2016
 December 31,
 2015
 (unaudited)  
ASSETS   
Income producing properties, at cost:   
Land$376,285  $392,352 
Buildings and improvements1,729,737  1,792,129 
Less accumulated depreciation and amortization(342,749) (331,520)
Income producing properties, net1,763,273  1,852,961 
Construction in progress and land available for development or sale66,362  60,166 
Real estate held for sale  453 
Net real estate1,829,635  1,913,580 
Equity investments in unconsolidated joint ventures3,154  4,325 
Cash and cash equivalents3,630  6,644 
Restricted cash25,948  8,708 
Accounts receivable (net of allowance for doubtful accounts of $2,355 and $2,790 as of September 30, 2016 and December 31, 2015, respectively)15,884  18,705 
Acquired lease intangibles, net72,430  88,819 
Other assets, net83,045  87,890 
TOTAL ASSETS$2,033,726  $2,128,671 
    
LIABILITIES AND SHAREHOLDERS' EQUITY   
Notes payable, net$997,494  $1,083,711 
Capital lease obligation1,108  1,108 
Accounts payable and accrued expenses45,161  44,480 
Acquired lease intangibles, net59,964  64,193 
Other liabilities12,576  10,035 
Distributions payable19,628  18,807 
TOTAL LIABILITIES$1,135,931  $1,222,334 
    
Commitments and Contingencies   
    
Ramco-Gershenson Properties Trust ("RPT") Shareholders' Equity:   
7.25% Series D Cumulative Convertible Perpetual Preferred Shares, $50 par$92,427  $92,427 
Common shares of beneficial interest, $0.01 par793  792 
Additional paid-in capital1,157,809  1,156,345 
Accumulated distributions in excess of net income(367,809) (363,937)
Accumulated other comprehensive loss(6,528) (1,404)
TOTAL SHAREHOLDERS' EQUITY ATTRIBUTABLE TO RPT876,692  884,223 
Noncontrolling interest21,103  22,114 
TOTAL SHAREHOLDERS' EQUITY897,795  906,337 
TOTAL LIABILITIES AND SHAREHOLDERS' EQUITY$2,033,726  $2,128,671 
        


 
RAMCO-GERSHENSON PROPERTIES TRUST
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(In thousands, except per share amounts)
(Unaudited)
        
 Three Months Ended September
30,
 Nine Months Ended September
30,
 2016 2015 Inc (Dec) 2016 2015 Inc (Dec)
REVENUE           
Minimum rent$47,591  $47,324  $267  $144,540  $135,002  $9,538 
Percentage rent71  25  46  511  396  115 
Recovery income from tenants15,289  15,238  51  48,067  43,522  4,545 
Other property income1,055  1,161  (106) 2,927  2,870  57 
Management and other fee income73  312  (239) 429  1,422  (993)
TOTAL REVENUE64,079  64,060  19  196,474  183,212  13,262 
            
EXPENSES           
Real estate taxes10,269  9,670  599  31,710  27,791  3,919 
Recoverable operating expense6,475  7,234  (759) 21,227  21,358  (131)
Other non-recoverable operating expense603  1,101  (498) 2,560  2,808  (248)
Depreciation and amortization23,245  22,914  331  69,806  64,397  5,409 
Acquisition costs55  267  (212) 118  574  (456)
General and administrative expense5,787  4,020  1,767  17,075  14,368  2,707 
Provision for impairment977    977  977  2,521  (1,544)
TOTAL EXPENSES47,411  45,206  2,205  143,473  133,817  9,656 
            
OPERATING INCOME16,668  18,854  (2,186) 53,001  49,395  3,606 
            
OTHER INCOME AND EXPENSES           
Other expense, net(158) (171) 13  (307) (362) 55 
Gain on sale of real estate9,359  4,536  4,823  35,684  8,005  27,679 
Earnings from unconsolidated joint ventures119  13,977  (13,858) 337  16,972  (16,635)
Interest expense(10,795) (10,091) (704) (32,719) (30,118) (2,601)
Amortization of deferred financing fees(345) (389) 44  (1,099) (1,053) (46)
Other gain on unconsolidated joint ventures  7,892  (7,892) 215  7,892  (7,677)
(Loss) gain on extinguishment of debt(847) 27  (874) (847) 1,414  (2,261)
INCOME BEFORE TAX14,001  34,635  (20,634) 54,265  52,145  2,120 
Income tax provision(133) (29) (104) (234) (306) 72 
NET INCOME13,868  34,606  (20,738) 54,031  51,839  2,192 
Net income attributable to noncontrolling partner interest(326) (940) 614  (1,282) (1,416) 134 
NET INCOME ATTRIBUTABLE TO RPT13,542  33,666  (20,124) 52,749  50,423  2,326 
Preferred share dividends(1,675) (1,675)   (5,026) (5,162) 136 
Preferred share conversion costs        (500) 500 
NET INCOME AVAILABLE TO COMMON SHAREHOLDERS$11,867  $31,991  $(20,124) $47,723  $44,761  $2,962 
            
EARNINGS PER COMMON SHARE           
Basic$0.15  $0.39  $(0.24) $0.60  $0.57  $0.03 
Diluted$0.15  $0.38  $(0.23) $0.60  $0.57  $0.03 
            
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING           
Basic79,249  79,162  87  79,226  78,742  484 
Diluted79,437  85,881  (6,444) 79,404  78,939  465 
                  


 
RAMCO-GERSHENSON PROPERTIES TRUST
FUNDS FROM OPERATIONS
(In thousands, except per share data)
         
  Three Months Ended September 30, Nine Months Ended September 30,
  2016 2015 2016 2015
         
Net income $13,868  $34,606  $54,031  $51,839 
Net income attributable to noncontrolling partner interest (326) (940) (1,282) (1,416)
Preferred share dividends (1,675) (1,675) (5,026) (5,162)
Preferred share conversion costs       (500)
Net income available to common shareholders 11,867  31,991  47,723  44,761 
Adjustments:        
Rental property depreciation and amortization expense 23,201  22,878  69,680  64,285 
Pro-rata share of real estate depreciation from unconsolidated joint ventures 74  296  237  1,694 
Gain on sale of depreciable real estate (9,359) (3,871) (34,108) (4,169)
Gain on sale of joint venture depreciable real estate (1)   (13,645) (26) (15,884)
Other gain on unconsolidated joint ventures (2)   (7,892) (215) (7,892)
FFO available to common shareholders 25,783  29,757  83,291  82,795 
Noncontrolling interest in Operating Partnership (3) 326  940  1,282  1,416 
Preferred share dividends (assuming conversion) 1,675  1,675  5,026  5,162 
FFO available to common shareholders and dilutive securities $27,784  $32,372  $89,599  $89,373 
         
(Gain) on sale of land   (666) (1,576) (3,837)
Provision for impairment on land available for development or sale 977    977  2,521 
Loss (gain)  on extinguishment of debt 847  (27) 847  (1,414)
Acquisition costs 55  267  118  574 
Preferred share conversion costs       500 
Operating FFO available to common shareholders and dilutive securities $29,663  $31,946  $89,965  $87,717 
         
Weighted average common shares 79,249  79,162  79,226  78,742 
Shares issuable upon conversion of Operating Partnership Units (3) 1,917  2,226  1,951  2,240 
Dilutive effect of restricted stock 188  184  178  197 
Shares issuable upon conversion of preferred shares (4) 6,592  6,535  6,592  6,719 
Weighted average equivalent shares outstanding, diluted 87,946  88,107  87,947  87,898 
         
FFO available to common shareholders and dilutive securities per share, diluted $0.32  $0.37  $1.02  $1.02 
Operating FFO available to common shareholders and dilutive securities per share, diluted $0.34  $0.36  $1.02  $1.00 
         
Dividend per common share $0.22  $0.21  $0.64  $0.61 
Payout ratio - Operating FFO 64.7% 58.3% 62.7% 61.0%
         


 (1)Amount included in earnings from unconsolidated joint ventures.
 (2)The gain represents the difference between the carrying value and the fair value of our previously held equity investment in the joint properties triggered by disposals of joint venture properties.
 (3)The total non-controlling interest reflects OP units convertible 1:1 into common shares.
 (4)Series D convertible preferred shares are paid annual dividends of $6.7 million and are currently convertible into approximately 6.6 million shares of common stock.  They are dilutive only when earnings or FFO exceed approximately $0.26 per diluted share per quarter, which was the case for FFO for the three and nine months ended September 30, 2016 and 2015.  The conversion ratio is subject to adjustment based upon a number of factors, and such adjustment could affect the dilutive impact of the Series D convertible preferred shares on FFO and earnings per share in future periods.

We consider funds from operations, also known as “FFO”, to be an appropriate supplemental measure of the financial performance of an equity REIT.  Under the NAREIT definition, FFO represents net income (computed in accordance with generally accepted accounting principles), excluding gains (or losses) from sales of depreciable property and excluding impairment provisions on depreciable real estate or on investments in non-consolidated investees that are driven by measurable decreases in the fair value of depreciable real estate held by the investee, plus depreciation and amortization, (excluding amortization of financing costs).  Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect funds from operations on the same basis.  Also, we consider “Operating FFO” a meaningful, additional measure of financial performance because it excludes acquisition costs and periodic items such as gains (or losses) from sales of land and impairment provisions on land available for development or sale, bargain purchase gains, and gains or losses on extinguishment of debt that are not adjusted under the current NAREIT definition of FFO.  We provide a reconciliation of FFO to Operating FFO. FFO and Operating FFO should not be considered alternatives to GAAP net income available to common shareholders or as alternatives to cash flow as measures of liquidity.  While we consider FFO and Operating FFO useful measures for reviewing our comparative operating and financial performance between periods or to compare our performance to different REITs, our computations of FFO and Operating FFO may differ from the computations utilized by other real estate companies, and therefore, may not be comparable.

Company Contact:
Dawn L. Hendershot, Vice President of Investor Relations
and Corporate Communications
31500 Northwestern Highway, Suite 300
Farmington Hills, MI 48334
dhendershot@rgpt.com
(248) 592-6202

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Source: Ramco-Gershenson Properties Trust