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8-K - FORM 8-K - Piedmont Office Realty Trust, Inc. | d8k.htm |
EX-99.2 - SUPPLEMENTAL INFORMATION - Piedmont Office Realty Trust, Inc. | dex992.htm |
Exhibit 99.1
Piedmont Office Realty Trust Reports Fourth Quarter Results
- Provides 2011 Guidance -
ATLANTA, February 10, 2011 Piedmont Office Realty Trust, Inc. (Piedmont or the Company) (NYSE:PDM), an owner of primarily Class A properties located predominantly in the ten largest U.S. office markets, today announced its results for the quarter and year ended December 31, 2010.
Highlights for the Three Months and the Year Ended December 31, 2010:
| Listed on the New York Stock Exchange in February 2010. |
| Achieved funds from operations (FFO) for the fourth quarter of $0.39 per diluted share compared to $0.44 per diluted share for the same quarter in 2009; and FFO for the year of $1.59 per diluted share compared to $1.51 per diluted share for 2009. |
| Leased over 780,000 square feet in the quarter at the Companys 75 consolidated office properties, including 389,000 square feet of renewal leases and 394,000 square feet of new leases and signed over 2.1 million square feet of leases, or 10% of its portfolio, at its consolidated office properties during the year. |
| Completed the acquisition of two office buildings in Minneapolis, MN, with approximately 384,000 combined square feet for $65.6 million, bringing the total number of acquisitions completed during the year to three. |
| Sold two non-strategic assets during the quarter; no other dispositions were made during the year. |
Donald A. Miller, CFA, President and Chief Executive Officer, stated, We were pleased with the amount of leasing that we completed during the quarter, and over the year as a whole, to high-quality tenants. While we remain focused on our core operations through cost control and actively addressing known forthcoming lease expirations, we have not lost sight of our strategic objectives. We are encouraged by increased activity in the market, both from a leasing and capital transactions perspective, and remain committed to selectively growing our portfolio through thoughtful acquisitions.
Results for the Fourth Quarter Ended December 31, 2010
All prior period per share amounts have been retroactively restated to reflect the stockholder-approved recapitalization of our common stock. Current period per share amounts reflect the issuance of 13.8 million shares of common stock. Both the recapitalization and issuance of stock
occurred during the first quarter of 2010.
Piedmonts net income available to common stockholders was $28.7 million, or $0.17 per diluted share, for the fourth quarter of 2010, compared with net income of $25.9 million, or $0.16 per diluted share, for the fourth quarter of 2009. FFO totaled $67.9 million, or $0.39 per diluted share, for the fourth quarter of 2010 as compared to FFO of $69.5 million, or $0.44 per diluted share, for the fourth quarter of 2009. The fourth quarter of 2010 FFO results reflected approximately $0.04 in dilution per share related to the issuance of 13.8 million shares of common stock during first quarter of 2010. Adjusted FFO (AFFO) for the fourth quarter of 2010 totaled $38.1 million, or $0.22 per diluted share, as compared to $47.4 million, or $0.30 per diluted share, in the fourth quarter of 2009, with the decline due primarily to increased capital expenditures related to new leasing activity.
Revenues for the quarter ended December 31, 2010 totaled $151.3 million, compared to $149.4 million in the same period in 2009. Property operating expenses were $60.4 million in the fourth quarter of 2010 compared to $57.3 million in the fourth quarter of 2009. Same store net operating income for the quarter was $83.0 million, 2.7% lower than the $85.3 million for the fourth quarter of 2009, reflecting primarily the impact of rental rate roll downs on some recent new leases.
Results for the Year Ended December 31, 2010
Piedmonts net income available to common stockholders was $120.4 million, or $0.70 per diluted share, for the twelve months ended December 31, 2010, compared with net income of $74.7 million, or $0.47 per diluted share, for the comparable 2009 period. Net income exclusive of impairment charges was $130.0 million in 2010 compared to $112.3 million in 2009. FFO for the year ended December 31, 2010, totaled $271.6 million, or $1.59 per diluted share, as compared to FFO of $239.3 million, or $1.51 per diluted share, for the year ended December 31, 2009. The 2010 FFO results reflected approximately $0.12 in dilution per share related to the issuance of 13.8 million shares of common stock during first quarter of 2010. Core FFO, which excludes impairment charges, was $281.3 million, or $1.65 per diluted share, for 2010, compared to $ 276.9 million, or $1.75 per diluted share, for 2009. The 2010 Core FFO results reflected approximately $0.12 in dilution per share related to the previously mentioned issuance of 13.8 million shares of common stock during first quarter of 2010. Adjusted FFO (AFFO) for the year ended December 31, 2010, totaled $215.7 million, or $1.26 per diluted share, as compared to $228.4 million, or $1.44 per diluted share, for the same period in 2009.
Revenues for the year ended December 31, 2010, totaled $588.8 million compared to $598.5 million in the same period in 2009. Property operating expenses were $217.9 million in 2010 compared to $230.6 million in 2009. Same store net operating income for the year was $347.6 million, 1.4% lower than the $352.6 million in 2009.
Leasing Update
During the fourth quarter of 2010, the Company executed leases for 783,000 square feet, all of which were office leases, spread throughout its markets. Of the leases signed in the quarter, 389,000 square feet, or 50 percent, was renewal-related and 394,000 square feet was new or expansion-related with existing tenants. As of December 31, 2010, the Companys office portfolio was 89.2 percent leased with a weighted average lease term remaining of 5.8 years. The Companys leased percentage increased 20 basis points from the end of the third quarter, but decreased 90 basis points year over year. That year over year decrease was primarily related to the acquisition of a vacant 142,000 square foot building in the Atlanta market at the end of the third quarter. Excluding the newly-acquired building in Atlanta from consideration, the portfolio was 89.9 percent leased as of December 31, 2010. The Company is actively managing its upcoming lease expirations, including several large 2011 and 2012 lease expirations.
A detailed presentation of the Companys leasing activity can be found on pages 6 and 21 of its quarterly supplemental reporting package. Additional information on the quarterly supplemental reporting package can be found below.
Dividend
During the quarter ended December 31, 2010, the Company paid a quarterly dividend in the amount of $0.315 per share for all classes of common stock, bringing total dividends paid for the year ended December 31, 2010, to $1.26 per share.
Balance Sheet and Capital Markets Activities
As of December 31, 2010, Piedmonts total gross assets were $5.3 billion with total debt of $1.4 billion. The Companys total debt-to-gross assets ratio at the end of the fourth quarter of 2010 was 26.6 percent and the quarters net debt (total debt less cash and cash equivalents) to annualized core EBITDA ratio was 3.9 times. The Companys fixed charge coverage ratio was 4.9 times. As of December 31, 2010, Piedmont had cash and capacity on its unsecured credit line of approximately $540 million. The Company has a $250 million unsecured term loan maturing in 2011.
On November 7, 2010, all of Piedmonts 39.7 million shares of Class B-2 common stock converted on a one-for-one basis into the Companys Class A common stock. On January 30, 2011, the final tranche of Piedmonts Class B common stock converted on a one-for-one basis into the Companys Class A common stock; therefore, all of the Companys outstanding shares of common stock are now Class A common shares and traded on the New York Stock Exchange.
Acquisitions and Dispositions
As previously communicated, the Company purchased, for $65.6 million, two Class A, eight-story office buildings (the Meridian Crossings Buildings) containing approximately 384,000 combined rentable square feet and located in the Minneapolis, MN market. The Meridian Crossings Buildings, which were constructed in 1997 and 1998, are primarily leased through 2023 to U.S.
Bank, an existing tenant within the Piedmont portfolio. The two buildings combined are approximately 96 percent leased.
During the fourth quarter of 2010, Piedmont completed two dispositions: the sale of 111 Sylvan Avenue in Englewood Cliffs, NJ for $55 million; and the sale of a joint venture property, of which Piedmonts proportionate share was approximately 4 percent, for $5.3 million.
Guidance for 2011
The Company introduced its financial guidance for full-year 2011 based upon managements expectations as follows:
Low | High | |||||||||||||
Net Income |
$ | 106 | | 118 | Million | |||||||||
Add: Depreciation & Amortization |
$ | 150 | | 156 | Million | |||||||||
Core FFO |
$ | 256 | | 269 | Million | |||||||||
Core FFO per diluted share |
$ | 1.48 | | 1.56 |
These estimates reflect managements view of current market conditions and incorporate certain economic and operational assumptions and projections. These estimates exclude any significant acquisitions or dispositions which would result in a change in the Companys 2011 outlook and guidance. Actual results could differ from these estimates. Note that individual quarters may fluctuate on both a cash basis and an accrual basis due to timing of repairs and maintenance, capital expenditures, capital markets activities and one-time revenue or expense events. In addition, the Companys guidance is based on information available to management as of the date of this release.
Non-GAAP Financial Measures
This release contains certain supplemental non-GAAP financial measures such as FFO, AFFO, Core FFO, Same store net operating income, Net income exclusive of impairment charges, and Core EBITDA. See below for definitions and reconciliations of these metrics to their most comparable GAAP metric.
Conference Call Information
Piedmont has scheduled a conference call and an audio webcast for Friday, February 11, 2011 at 10:00 A.M. Eastern Time. Dial-in numbers are (877) 407-9039 for participants in the United States and (201) 689-8470 for international participants. The conference identification number is 365345. The live audio webcast of the call may be accessed on the Companys website at www.piedmontreit.com in the Investor Relations section. A replay of the conference call will be available until February 25, 2010, and can be accessed by dialing (877) 870-5176, or (858) 384-
5517 for international participants, followed by passcode 365345. A webcast replay will also be available after the conference call in the Investor Relations section of the Companys website. During the audio webcast and conference call, the Companys management team will review fourth quarter 2010 performance, discuss recent events, and conduct a question-and-answer period.
Supplemental Information
Quarterly Supplemental Information as of and for the three and twelve months ended December 31, 2010, can be accessed on the Companys website under the Investor Relations section at www.piedmontreit.com.
About Piedmont Office Realty Trust
Piedmont Office Realty Trust, Inc. is a fully-integrated and self-managed real estate investment trust (REIT) specializing in the acquisition, ownership, management, development and disposition of primarily high-quality Class A office buildings located predominantly in large U.S. office markets and leased principally to high-credit-quality tenants. Since its first acquisition in 1998, the Company has acquired $5.5 billion of office and industrial properties. Rated as an investment-grade company by Standard & Poors and Moodys, Piedmont has maintained a low-leverage strategy while acquiring its properties.
Forward Looking Statements
Certain statements contained in this press release constitute forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the Securities Act) and Section 21E of the Securities Exchange Act of 1934, as amended (the Exchange Act). We intend for all such forward-looking statements to be covered by the safe-harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act, as applicable. Such information is subject to certain risks and uncertainties, as well as known and unknown risks, which could cause actual results to differ materially from those projected or anticipated. Therefore, such statements are not intended to be a guarantee of our performance in future periods. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as may, will, expect, intend, anticipate, believe, continue or similar words or phrases that are predictions of future events or trends and which do not relate solely to historical matters. Examples of such statements in this press release include the quality of the Companys assets; the Companys leasing and transactional activity prospects; and the Companys estimated range of Net Income, Depreciation and Amortization, Core FFO and Core FFO per diluted share for the year ending December 31, 2011.
The following are some of the factors that could cause our actual results and expectations to differ materially from those described in our forward-looking statements: our ability to successfully identify and consummate suitable acquisitions; current adverse market and economic conditions; lease terminations or lease defaults, particularly by one of our large lead
tenants; the impact of competition on our efforts to renew existing leases or re-let space; changes in the economies and other conditions of the office market in general and of the specific markets in which we operate; economic and regulatory changes; additional risks and costs associated with directly managing properties occupied by government tenants; adverse market and economic conditions and related impairments to our assets, including, but not limited to, receivables, real estate assets and other intangible assets; the success of our real estate strategies and investment objectives; availability of financing; costs of complying with governmental laws and regulations; uncertainties associated with environmental and other regulatory matters; our ability to continue to qualify as a REIT under the Internal Revenue Code; the impact of outstanding or potential litigation; and other factors detailed in our most recent Annual Report on Form 10-K and our Quarterly Report on Form 10-Q as of and for the period ended September 30, 2010, and other documents we file with the Securities and Exchange Commission.
Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this press release. We cannot guarantee the accuracy of any such forward-looking statements contained in this press release, and we do not intend to publicly update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.
Research Analysts Contact:
Eddie Guilbert
770-418-8592
research.analysts@piedmontreit.com
or
ICR Inc.
Evelyn Infurna
203-682-8346
Evelyn.infurna@icrinc.com
All Other Shareholder Inquiries, Contact:
Shareholder Relations
866-354-3485
investor.services@piedmontreit.com
Piedmont Office Realty Trust, Inc.
Consolidated Balance Sheets
Unaudited (in thousands)
December 31, 2010 | December 31, 2009 | |||||||
Assets: |
||||||||
Real estate assets, at cost: |
||||||||
Land |
$ | 647,653 | $ | 651,876 | ||||
Buildings and improvements |
3,688,751 | 3,663,391 | ||||||
Buildings and improvements, accumulated depreciation |
(744,756 | ) | (665,068 | ) | ||||
Intangible lease asset |
219,770 | 243,312 | ||||||
Intangible lease asset, accumulated amortization |
(145,742 | ) | (147,043 | ) | ||||
Construction in progress |
11,152 | 17,059 | ||||||
Total real estate assets |
3,676,828 | 3,763,527 | ||||||
Investment in unconsolidated joint ventures |
42,018 | 43,940 | ||||||
Cash and cash equivalents |
56,718 | 10,004 | ||||||
Tenant receivables, net of allowance for doubtful accounts |
28,849 | 33,071 | ||||||
Straight line rent receivable |
105,157 | 95,371 | ||||||
Notes receivable |
61,144 | 58,739 | ||||||
Due from unconsolidated joint ventures |
1,158 | 1,083 | ||||||
Prepaid expenses and other assets |
23,724 | 21,456 | ||||||
Goodwill |
180,097 | 180,097 | ||||||
Deferred financing costs, less accumulated amortization |
5,306 | 7,205 | ||||||
Deferred lease costs, less accumulated amortization |
192,481 | 180,852 | ||||||
Total assets |
$ | 4,373,480 | $ | 4,395,345 | ||||
Liabilities: |
||||||||
Line of credit and notes payable |
$ | 1,402,525 | 1,516,525 | |||||
Accounts payable, accrued expenses, and accrued capital expenditures |
112,648 | 97,747 | ||||||
Deferred income |
35,203 | 34,506 | ||||||
Intangible lease liabilities, less accumulated amortization |
48,959 | 60,655 | ||||||
Interest rate swap |
691 | 3,866 | ||||||
Total liabilities |
1,600,026 | 1,713,299 | ||||||
Redeemable common stock |
- | 75,164 | ||||||
Stockholders equity : |
||||||||
Class A common stock |
1,330 | 397 | ||||||
Class B-1 common stock |
- | 397 | ||||||
Class B-2 common stock |
- | 397 | ||||||
Class B-3 common stock |
397 | 398 | ||||||
Additional paid in capital |
3,661,308 | 3,477,168 | ||||||
Cumulative distributions in excess of earnings |
(895,122 | ) | (798,561 | ) | ||||
Redeemable common stock |
- | (75,164 | ) | |||||
Other comprehensive loss |
(691 | ) | (3,866 | ) | ||||
Piedmont stockholders equity |
2,767,222 | 2,601,166 | ||||||
Non-controlling interest |
6,232 | 5,716 | ||||||
Total stockholders equity |
2,773,454 | 2,606,882 | ||||||
Total liabilities, redeemable common stock and stockholders equity |
$ | 4,373,480 | $ | 4,395,345 | ||||
Net Debt (Total debt less cash and cash equivalents) |
$ | 1,345,807 | $ | 1,506,521 | ||||
Total Gross Assets (1) |
$ | 5,263,978 | $ | 5,207,456 | ||||
All classes of common stock outstanding at end of period |
172,658 | 158,917 |
(1) | Total assets exclusive of accumulated depreciation and amortization related to real estate assets. |
Piedmont Office Realty Trust, Inc.
Consolidated Statements of Income
Unaudited (in thousands)
Three Months Ended | For the Year Ended | |||||||||||||||
12/31/2010 | 12/31/2009 | 12/31/2010 | 12/31/2009 | |||||||||||||
Revenues: |
||||||||||||||||
Rental income |
$ | 110,778 | $ | 110,405 | $ | 442,687 | $ | 443,436 | ||||||||
Tenant reimbursements |
36,997 | 36,108 | 135,145 | 149,193 | ||||||||||||
Property management fee revenue |
948 | 928 | 3,212 | 3,111 | ||||||||||||
Other rental income |
2,589 | 1,982 | 7,794 | 2,764 | ||||||||||||
Total revenues |
151,312 | 149,423 | 588,838 | 598,504 | ||||||||||||
Operating expenses: |
||||||||||||||||
Property operating costs |
60,401 | 57,281 | 217,871 | 230,588 | ||||||||||||
Depreciation |
26,685 | 26,701 | 103,971 | 104,516 | ||||||||||||
Amortization |
11,523 | 16,172 | 44,931 | 57,300 | ||||||||||||
General and administrative |
7,824 | 6,219 | 29,201 | 27,315 | ||||||||||||
Impairment loss on real estate assets |
- | - | - | 35,063 | ||||||||||||
Total operating expenses |
106,433 | 106,373 | 395,974 | 454,782 | ||||||||||||
Real estate operating income |
44,879 | 43,050 | 192,864 | 143,722 | ||||||||||||
Other income (expense): |
||||||||||||||||
Interest expense |
(17,378 | ) | (19,488 | ) | (72,761 | ) | (77,743 | ) | ||||||||
Interest and other income |
491 | 652 | 3,489 | 4,450 | ||||||||||||
Equity in income of unconsolidated joint ventures |
630 | 672 | 2,633 | 104 | ||||||||||||
Total other income (expense) |
(16,257 | ) | (18,164 | ) | (66,639 | ) | (73,189 | ) | ||||||||
Income from continuing operations |
28,622 | 24,886 | 126,225 | 70,533 | ||||||||||||
Operating income, excluding impairment loss |
1,017 | 1,179 | 5,089 | 4,645 | ||||||||||||
Impairment loss |
- | - | (9,587 | ) | - | |||||||||||
Gain (loss) on sale of real estate assets |
(817 | ) | - | (817 | ) | - | ||||||||||
Discontinued operations |
200 | 1,179 | (5,315 | ) | 4,645 | |||||||||||
Net income |
28,822 | 26,065 | 120,910 | 75,178 | ||||||||||||
Less: Net income attributable to noncontrolling interest |
(122 | ) | (119 | ) | (531 | ) | (478 | ) | ||||||||
Net income attributable to Piedmont |
$ | 28,700 | $ | 25,946 | $ | 120,379 | $ | 74,700 | ||||||||
Weighted average common shares outstanding - diluted |
172,996 | 158,393 | 170,967 | 158,581 | ||||||||||||
Net income per share available to common stockholders - diluted |
$ | 0.17 | $ | 0.16 | $ | 0.70 | $ | 0.47 | ||||||||
Reconciliation of Net Income Excluding Impairment Charges: |
||||||||||||||||
Net income attributable to Piedmont |
$ | 120,379 | $ | 74,700 | ||||||||||||
Impairment losses on consolidated properties |
9,587 | 35,063 | ||||||||||||||
Impairment losses from unconsolidated JVs |
53 | 2,570 | ||||||||||||||
Net income available to stockholders, exclusive of impairment charges |
$ | 130,019 | $ | 112,333 | ||||||||||||
Weighted average common shares outstanding - diluted |
170,967 | 158,581 | ||||||||||||||
Net income per share available to stockholders, exclusive of impairment charges - diluted |
$ | 0.76 | $ | 0.71 | ||||||||||||
Piedmont Office Realty Trust, Inc.
Funds From Operations, Core Funds From Operations and Adjusted Funds From Operations
Unaudited (in thousands except for per share data)
Three Months Ended | Year Ended | |||||||||||||||
12/31/2010 | 12/31/2009 | 12/31/2010 | 12/31/2009 | |||||||||||||
Net income attributable to Piedmont |
$ | 28,700 | $ | 25,946 | $ | 120,379 | $ | 74,700 | ||||||||
Depreciation (1) (2) |
26,821 | 27,264 | 105,107 | 106,878 | ||||||||||||
Amortization (1) |
11,623 | 16,274 | 45,334 | 57,708 | ||||||||||||
Net Loss on Sales of Properties (1) |
792 | - | 792 | - | ||||||||||||
Funds from operations |
67,936 | 69,484 | 271,612 | 239,286 | ||||||||||||
Impairment loss on real estate assets (1) |
- | - | 9,640 | 37,633 | ||||||||||||
Core funds from operations |
67,936 | 69,484 | 281,252 | 276,919 | ||||||||||||
Depreciation of non real estate assets |
173 | 171 | 707 | 632 | ||||||||||||
Stock-based and other non-cash compensation expense |
1,223 | 671 | 3,681 | 3,178 | ||||||||||||
Deferred financing cost amortization |
608 | 696 | 2,608 | 2,786 | ||||||||||||
Straight-line effects of lease revenue (1) |
(3,456 | ) | (1,618 | ) | (6,088 | ) | (997 | ) | ||||||||
Amortization of lease-related intangibles (1) |
(1,331 | ) | (1,663 | ) | (5,793 | ) | (5,399 | ) | ||||||||
Income from amortization of discount on purchase of mezzanine loans |
(473 | ) | (334 | ) | (2,405 | ) | (2,278 | ) | ||||||||
Non-incremental capital expenditures (3) |
(26,594 | ) | (19,974 | ) | (58,305 | ) | (46,452 | ) | ||||||||
Adjusted funds from operations |
$ | 38,086 | $ | 47,433 | $ | 215,657 | $ | 228,389 | ||||||||
Weighted average common shares outstanding-diluted |
172,996 | 158,393 | 170,967 | 158,581 | ||||||||||||
Funds from operations per share (diluted) |
$ | 0.39 | $ | 0.44 | $ | 1.59 | $ | 1.51 | ||||||||
Core funds from operations per share (diluted) |
$ | 0.39 | $ | 0.44 | $ | 1.65 | $ | 1.75 | ||||||||
Adjusted funds from operations per share (diluted)
|
$
|
0.22
|
|
$
|
0.30
|
|
$
|
1.26
|
|
$
|
1.44
|
|
(1) | Includes adjustments for wholly-owned properties and for our proportionate ownership in unconsolidated joint ventures. |
(2) | Excludes depreciation of non real estate assets. |
(3) | Capital expenditures of a recurring nature related to tenant improvements and leasing commissions that do not incrementally enhance the underlying assets income generating capacity. We exclude first generation tenant improvements and leasing commissions from this measure. |
*Definitions
Funds From Operations (FFO): FFO is calculated in accordance with the current National Association of Real Estate Investment Trusts (NAREIT) definition. NAREIT currently defines FFO as net income (computed in accordance with GAAP), excluding gains or losses from sales of property, adding back depreciation and amortization on real estate assets, and after the same adjustments for unconsolidated partnerships and joint ventures. Such factors can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates. FFO may provide valuable comparisons of operating performance between periods and with other REITs. FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income. We believe that FFO is a beneficial indicator of the performance of an equity REIT. However, other REITs may not define FFO in accordance with the NAREIT definition, or may interpret the current NAREIT definition differently than we do; therefore, our computation of FFO may not be comparable to that of such other REITs.
Core Funds From Operations (Core FFO): We calculate Core FFO by starting with FFO, as defined by NAREIT, and adjust for certain non-recurring items such as impairment losses and other extraordinary items. Such items create significant earnings volatility. We believe Core FFO provides a meaningful measure of our operating performance and more predictability regarding future earnings potential. Core FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income; therefore, it should not be compared to other REITs equivalent to Core FFO.
Adjusted Funds From Operations (AFFO): AFFO is calculated by deducting from Core FFO non-incremental capital expenditures and adding back non-cash items including non-real estate depreciation, straight lined rents and fair value lease revenue, non-cash components of interest expense and compensation expense, and by making similar adjustments for unconsolidated partnerships and joint ventures. Although AFFO may not be comparable to that of other REITs, we believe it provides a meaningful indicator of our ability to fund cash needs and to make cash distributions to equity owners. AFFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income, as an alternative to net cash flows from operating activities or as a measure of our liquidity.
Piedmont Office Realty Trust, Inc.
Same Store Net Operating Income
Unaudited (in thousands)
Three Months Ended | Year Ended | |||||||||||||||
12/31/2010 | 12/31/2009 | 12/31/2010 | 12/31/2009 | |||||||||||||
Net income attributable to Piedmont |
$ | 28,700 | $ | 25,946 | $ | 120,379 | $ | 74,700 | ||||||||
Net income attributable to non-controlling interest |
122 | 119 | 531 | 478 | ||||||||||||
Interest Expense |
17,378 | 19,488 | 72,761 | 77,743 | ||||||||||||
Depreciation |
26,995 | 27,434 | 105,814 | 107,510 | ||||||||||||
Amortization |
11,623 | 16,274 | 45,334 | 57,708 | ||||||||||||
Impairment loss on real estate assets |
- | - | 9,640 | 37,633 | ||||||||||||
Net loss on sales of properties(1) |
792 | - | 792 | - | ||||||||||||
Core EBITDA* |
85,610 | 89,261 | 355,251 | 355,772 | ||||||||||||
General & administrative expenses |
7,934 | 6,297 | 29,624 | 27,558 | ||||||||||||
Management fee revenue |
(948 | ) | (928 | ) | (3,212 | ) | (3,111 | ) | ||||||||
Interest and other income |
(491 | ) | (652 | ) | (3,489 | ) | (4,450 | ) | ||||||||
Lease termination income |
(2,589 | ) | (1,982 | ) | (7,794 | ) | (2,764 | ) | ||||||||
Lease termination expense - straight line rent & acquisition intangibles write-offs |
461 | 552 | 1,338 | 1,353 | ||||||||||||
Straight line rent adjustment |
(3,791 | ) | (2,619 | ) | (7,300 | ) | (2,809 | ) | ||||||||
Net effect of amortization of below-market in-place lease intangibles |
(1,457 | ) | (1,212 | ) | (5,919 | ) | (4,939 | ) | ||||||||
Core net operating income (cash basis)* |
84,729 | 88,717 | 358,499 | 366,610 | ||||||||||||
Acquisitions |
881 | - | 883 | - | ||||||||||||
Dispositions |
(1,119 | ) | (1,672 | ) | (6,169 | ) | (6,667 | ) | ||||||||
Industrial properties |
(347 | ) | (638 | ) | (803 | ) | (2,559 | ) | ||||||||
Unconsolidated joint ventures |
(1,165 | ) | (1,156 | ) | (4,835 | ) | (4,793 | ) | ||||||||
Same Store NOI* |
$ | 82,979 | $ | 85,251 | $ | 347,575 | $ | 352,591 | ||||||||
Year over Year change in same store NOI |
-2.7 | % | -1.4 | % | ||||||||||||
Fixed Charge Coverage Ratio (Core EBITDA/ Interest Expense)(1) |
4.9 | |||||||||||||||
Annualized Core EBITDA (Core EBITDA x 4) |
$ | 342,440 |
(1) | Piedmont had no capitalized interest, principal amortization or preferred dividends for any of the periods presented. |
*Definitions
Core EBITDA: Defined as net income before interest, taxes, depreciation and amortization and incrementally removing any impairment losses, gains or losses from sales of property, or other extraordinary items. We do not include impairment losses in this measure because we feel these types of losses create volatility in our earnings and make it difficult to determine the earnings generated by our ongoing business. We believe Core EBITDA is a reasonable measure of our liquidity. Core EBITDA is a non-GAAP financial measure and should not be viewed as an alternative measurement of cash flows from operating activities or other GAAP basis liquidity measures. Other REITs may calculate Core EBITDA differently and our calculation should not be compared to that of other REITs.
Core net operating income (Core NOI): Core NOI is defined as real estate operating income with the add-back of corporate general and administrative expense, depreciation and amortization, and casualty and impairment losses and the deduction of income and expense associated with lease terminations and income associated with property management performed by Piedmont for other organizations. We present this measure on a cash basis, which eliminates the effects of straight lined rents and fair value lease revenue. The company uses this measure to assess its operating results and believes it is important in assessing operating performance. Core NOI is a non-GAAP measure which does not have any standard meaning prescribed by GAAP and therefore may not be comparable to similar measures presented by other companies.
Same store net operating income (Same Store NOI): Same Store NOI is calculated as the Core NOI attributable to the properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store NOI excludes amounts attributable to industrial properties. We present this measure on a cash basis, which eliminates the effects of straight lined rents and fair value lease revenue. We believe Same Store NOI is an important measure of comparison of our stabilized properties operating performance. Other REITs may calculate Same Store NOI differently and our calculation should not be compared to that of other REITs.