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8-K - FORM 8-K - CORPORATE PROPERTY ASSOCIATES 15 INC | c15167e8vk.htm |
Exhibit 99.1
Corporate Property Associates 15 Incorporated
Supplemental Information
Supplemental Information
As of December 31, 2010
As used in this supplemental package, the terms the Company, we, us and our include
Corporate Property Associates 15 Incorporated (CPA®:15), its consolidated subsidiaries and
predecessors, unless otherwise indicated.
Important Note Regarding Non-GAAP Financial Measures
This supplemental package includes non-GAAP measures, including funds from operations (FFO),
funds from operations as adjusted (AFFO) and adjusted
cash flow from operating activities. A description of these non-GAAP measures and reconciliations
to the most directly comparable GAAP measures are provided in this supplemental package.
Forward-Looking Statements
This supplemental package contains forward-looking statements within the meaning of the Federal
securities laws. It is important to note that our actual results could be materially different from
those projected in such forward-looking statements. You should exercise caution in relying on
forward-looking statements as they involve known and unknown risks, uncertainties and other factors
that may materially affect our future results, performance, achievements or transactions.
Information on factors which could impact actual results and forward-looking statements contained
herein is included in our filings with the SEC, including but not limited to our Annual Report on
Form 10-K for the year ended December 31, 2010. We do not undertake to revise or update any
forward-looking statements.
Executive Offices
|
Investor Relations | |
50 Rockefeller Plaza
|
Susan C. Hyde | |
New York, NY 10020
|
Managing Director & Director of Investor Relations | |
Tel: 1-800-WPCAREY or (212) 492-1100
|
W. P. Carey & Co. LLC | |
Fax: (212) 492-8922
|
Phone: (212) 492-1151 | |
Web Site Address: www.CPA15.com |
Corporate Property Associates 15 Incorporated
Reconciliation of Net Income (Loss) Attributable to CPA®:15 Shareholders to Funds From Operations as adjusted (AFFO) (Unaudited)
(in thousands, except share and per share amounts)
Reconciliation of Net Income (Loss) Attributable to CPA®:15 Shareholders to Funds From Operations as adjusted (AFFO) (Unaudited)
(in thousands, except share and per share amounts)
Three months ended December 31, | Years ended December 31, | |||||||||||||||||||||||
2010 | 2009 | 2008 | 2010 | 2009 | 2008 | |||||||||||||||||||
Net income (loss) attributable to CPA®:15 shareholders |
$ | 20,806 | $ | 6,451 | $ | (12,288 | ) | $ | 59,777 | $ | (248 | ) | $ | 28,694 | (a) | |||||||||
Adjustments: |
||||||||||||||||||||||||
Depreciation and amortization of real property |
14,257 | 17,164 | 15,783 | 59,179 | 63,285 | 64,724 | ||||||||||||||||||
Gain on sale of real estate |
(33,164 | ) | (1,496 | ) | (628 | ) | (33,001 | ) | (11,332 | ) | (718 | ) | ||||||||||||
Proportionate share of adjustments to equity in net income of partially owned entities to arrive at FFO: |
||||||||||||||||||||||||
Depreciation and amortization of real property |
2,019 | 1,903 | 2,028 | 8,360 | 8,109 | 8,393 | ||||||||||||||||||
Loss (gain) on sale of real estate |
41 | | | (196 | ) | (3 | ) | | ||||||||||||||||
Proportionate share of adjustments for noncontrolling interests to arrive at FFO |
13,542 | (4,247 | ) | (4,415 | ) | 2,208 | (12,983 | ) | (18,603 | ) | ||||||||||||||
Total adjustments |
(3,305 | ) | 13,324 | 12,768 | 36,550 | 47,076 | 53,796 | |||||||||||||||||
FFO as defined by NAREIT |
17,501 | 19,775 | 480 | 96,327 | 46,828 | 82,490 | ||||||||||||||||||
Adjustments: |
||||||||||||||||||||||||
Gain on deconsolidation of subsidiary |
| | | (11,493 | ) | | | |||||||||||||||||
(Gain) loss on extinguishment of debt |
| (1,534 | ) | | | 500 | | |||||||||||||||||
Other depreciation, amortization and non-cash charges |
(1,026 | ) | 387 | 4,427 | (708 | ) | (1,451 | ) | 5,436 | |||||||||||||||
Straight-line and other rent adjustments |
615 | (1,011 | ) | 2,001 | 1,133 | (604 | ) | 5,817 | ||||||||||||||||
Impairment charges |
14,796 | 9,129 | 23,508 | 18,176 | 56,345 | 40,741 | ||||||||||||||||||
Proportionate share of adjustments to equity in net income of partially owned entities to arrive at AFFO: |
||||||||||||||||||||||||
Other depreciation, amortization and non-cash charges |
64 | 363 | 117 | 329 | 441 | 1,331 | ||||||||||||||||||
Straight-line and other rent adjustments |
(522 | ) | 155 | 130 | 18 | 771 | 563 | |||||||||||||||||
Impairment charges |
471 | 3,702 | 910 | 9,621 | 10,284 | 1,310 | ||||||||||||||||||
Proportionate share of adjustments for noncontrolling interests to arrive at AFFO |
(5,302 | ) | 118 | (2,790 | ) | (5,374 | ) | (3,970 | ) | (7,396 | ) | |||||||||||||
Total adjustments |
9,096 | 11,309 | 28,303 | 11,702 | 62,316 | 47,802 | ||||||||||||||||||
AFFO (b) |
$ | 26,597 | $ | 31,084 | $ | 28,783 | $ | 108,029 | $ | 109,144 | $ | 130,292 | ||||||||||||
AFFO per share (c) |
$ | 0.23 | $ | 0.27 | $ | 0.26 | $ | 0.94 | $ | 0.96 | $ | 1.14 | ||||||||||||
Weighted average shares outstanding |
128,313,187 | 125,639,190 | 127,858,792 | 127,312,274 | 125,834,605 | 128,588,054 | ||||||||||||||||||
(a) | Net income for the year ended December 31, 2008 included the recognition of $9.1 million received from our advisor (a subsidiary of W. P. Carey & Co. LLC) in connection with the settlement of an SEC investigation. | |
(b) | The amounts previously furnished for the three months and year ended December 31, 2009 of $35.7 million and $124.0 million, respectively, have been revised in the table above to correct an inadvertent calculation error. | |
(c) | Numerator for AFFO per share calculation: |
AFFO |
$ | 26,597 | $ | 31,084 | $ | 28,783 | $ | 108,029 | $ | 109,144 | $ | 130,292 | ||||||||||||
Add: Issuance of shares to an affiliate in
satisfaction of fees due |
2,766 | 2,833 | 3,996 | 11,066 | 11,492 | 15,915 | ||||||||||||||||||
AFFO numerator in determination of AFFO per share |
$ | 29,363 | $ | 33,917 | $ | 32,779 | $ | 119,095 | $ | 120,636 | $ | 146,207 | ||||||||||||
Non-GAAP Financial Disclosure
Funds from Operations (FFO) is a non-GAAP measure defined by the National Association of Real
Estate Investment Trusts (NAREIT). NAREIT defines FFO as net income or loss (as computed in
accordance with GAAP) excluding: depreciation and amortization expense from real estate assets,
gains or losses from sales of depreciated real estate assets and extraordinary items; however, FFO
related to assets held for sale, sold or otherwise transferred and included in the results of
discontinued operations are to be included. These adjustments also incorporate the pro rata share
of unconsolidated subsidiaries. FFO is used by management, investors and analysts to facilitate
meaningful comparisons of operating performance between periods and among our peers. Although
NAREIT has published this definition of FFO, real estate companies often modify this definition as
they seek to provide financial measures that meaningfully reflect their distinctive operations.
We modify the NAREIT computation of FFO to include other adjustments to GAAP net income for certain
non-cash charges, where applicable, such as gains or losses from extinguishment of debt and
deconsolidation of subsidiaries, amortization of intangibles, straight-line rents, impairment
charges on real estate and unrealized foreign currency exchange gains and losses. We refer to our
modified definition of FFO as Funds from Operations as Adjusted, or AFFO, and we employ it as
one measure of our operating performance when we formulate corporate goals and evaluate the
effectiveness of our strategies. We exclude these items from GAAP net income, as they are not the
primary drivers in our decision-making process. Our assessment of our operations is focused on
long-term sustainability and not on such non-cash items, which may cause short-term fluctuations in
net income but have no impact on cash flows. As a result, we believe that AFFO and AFFO per share
are useful supplemental measures for investors to consider because it will help them to better
understand and measure the performance of our business over time without the potentially distorting
impact of these short-term fluctuations.
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Corporate Property Associates 15 Incorporated
Adjusted Cash Flow from Operating Activities (Unaudited)
(in thousands, except share and per share amounts)
Adjusted Cash Flow from Operating Activities (Unaudited)
(in thousands, except share and per share amounts)
Years ended December 31, | ||||||||||||
2010 | 2009 | 2008 | ||||||||||
Cash flow provided by operating activities as reported |
$ | 166,940 | $ | 160,033 | $ | 180,789 | ||||||
Adjustments: |
||||||||||||
Distributions received from equity investments in real estate in
excess of equity income, net (a) |
5,318 | 7,414 | 4,320 | |||||||||
Distributions paid to noncontrolling interests, net (b) |
(32,424 | ) | (35,911 | ) | (50,033 | ) | ||||||
Changes in working capital (c) |
(3,724 | ) | 4,653 | 1,703 | ||||||||
Advisor settlement (d) |
| | (9,111 | ) | ||||||||
Adjusted cash flow from operating activities (e) (f) |
$ | 136,110 | $ | 136,189 | $ | 127,668 | ||||||
Adjusted cash flow per share |
$ | 1.07 | $ | 1.08 | $ | 0.99 | ||||||
Distributions declared per share |
$ | 0.7246 | $ | 0.7151 | $ | 0.6902 | ||||||
Payout ratio (distributions per share/adjusted cash flow per share) |
68 | % | 66 | % | 70 | % | ||||||
Weighted average shares outstanding |
127,312,274 | 125,834,605 | 128,588,054 | |||||||||
(a) | To the extent we receive distributions in excess of the equity income that we recognize, we include such amounts in our evaluation of cash flow from core operations. | |
(b) | Represents noncontrolling interests share of distributions made by ventures that we consolidate in our financial statements. | |
(c) | Timing differences arising from the payment of certain liabilities and the receipt of certain receivables in a period other than that in which the item is recognized in determining net income may distort the actual cash flow that our core operations generate. We adjust our GAAP cash flow provided by operating activities to record such amounts in the period in which the item was actually recognized. In addition, an adjustment to exclude the impact of escrow funds was introduced in 2009 as more often than not these funds are released to the lender. | |
(d) | In April 2008, we received $9.1 million from our advisor (a subsidiary of W. P. Carey & Co. LLC) in connection with the settlement of an SEC investigation. | |
(e) | The amount previously furnished for the year ended December 31, 2009 of $137.2 million has been revised in the table above to correct an inadvertent calculation error. | |
(f) | The amount previously furnished for the year ended December 31, 2008 of $144.5 million has been revised in the table above to reflect the actual cash distributed to foreign noncontrolling interests in the period. |
Non-GAAP Financial Disclosure
Adjusted cash flow from operating activities refers to our cash flow from operating activities (as
computed in accordance with GAAP) adjusted, where applicable, primarily to: add cash distributions
that we receive from our investments in unconsolidated real estate joint ventures in excess of our
equity income; subtract cash distributions that we make to our noncontrolling partners in real
estate joint ventures that we consolidate; and eliminate changes in working capital. We hold a
number of interests in real estate joint ventures, and we believe that adjusting our GAAP cash flow
provided by operating activities to reflect these actual cash receipts and cash payments, as well
as eliminating the effect of timing differences between the payment of certain liabilities and the
receipt of certain receivables in a period other than that in which the item is recognized may give
investors additional information about our actual cash flow that is not incorporated in cash flow
from operating activities as defined by GAAP.
We believe that adjusted cash flow from operating activities is a useful supplemental measure for
assessing the cash flow generated from our core operations as it gives investors important
information about our liquidity that is not provided within cash flow from operating activities as
defined by GAAP, and we use this measure when evaluating distributions to shareholders.
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Corporate Property Associates 15 Incorporated
Portfolio Diversification as of December 31, 2010 (Unaudited)
Top Ten Tenants by Rent (Pro Rata Basis)
(in thousands)
Portfolio Diversification as of December 31, 2010 (Unaudited)
Top Ten Tenants by Rent (Pro Rata Basis)
(in thousands)
Annualized Contractual | ||||||||
Tenant/Lease Guarantor | Minimum Base Rent | Percent | ||||||
Hellweg Die Profi-Baumärkte GmbH & Co KG (a) |
$ | 24,806 | 10 | % | ||||
U-Haul Moving Partners, Inc. and Mercury Partners, L.P. |
18,742 | 8 | % | |||||
OBI A.G. (a) |
11,862 | 5 | % | |||||
Universal Technical Institute Holdings, Inc. |
9,954 | 4 | % | |||||
Carrefour France SAS (a) |
8,831 | 4 | % | |||||
Life Time Fitness, Inc. |
8,759 | 4 | % | |||||
Marriott Corporation |
8,406 | 4 | % | |||||
True Value Company |
6,825 | 3 | % | |||||
Foster Wheeler |
6,227 | 3 | % | |||||
Pohjola Non-Life Insurance Company LTD (a) |
5,170 | 2 | % | |||||
Total |
$ | 109,582 | 47 | % | ||||
Weighted Average Lease Term for Portfolio: |
10.8 years |
CPA®:15 Historical Occupancy
(a) | Rent amounts are subject to fluctuations in foreign currency exchange rates. |
(b) | Percentage of the portfolios total pro rata square footage that was subject to lease. |
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Corporate Property Associates 15 Incorporated
Portfolio Diversification as of December 31, 2010 (Unaudited)
by Geography and Property Type (Pro Rata Basis)
(in thousands)
Portfolio Diversification as of December 31, 2010 (Unaudited)
by Geography and Property Type (Pro Rata Basis)
(in thousands)
Annualized Contractual | ||||||||
Region | Minimum Base Rent | Percent | ||||||
U.S. |
||||||||
West |
$ | 45,294 | 19 | % | ||||
South |
42,473 | 18 | % | |||||
East |
37,829 | 16 | % | |||||
Midwest |
35,026 | 15 | % | |||||
U.S. Total |
160,622 | 68 | % | |||||
International |
||||||||
Germany |
30,204 | 13 | % | |||||
France |
19,179 | 8 | % | |||||
Poland |
11,863 | 5 | % | |||||
Finland |
10,128 | 4 | % | |||||
Belgium |
1,544 | 1 | % | |||||
United Kingdom |
1,332 | 1 | % | |||||
International Total |
74,250 | 32 | % | |||||
Total |
$ | 234,872 | 100 | % | ||||
Annualized Contractual | ||||||||
Property Type | Minimum Base Rent | Percent | ||||||
Office |
$ | 50,759 | 22 | % | ||||
Industrial |
47,515 | 20 | % | |||||
Retail |
47,094 | 20 | % | |||||
Warehouse/Distribution |
33,668 | 14 | % | |||||
Self-Storage |
18,742 | 8 | % | |||||
Sports |
12,033 | 5 | % | |||||
Education |
11,923 | 5 | % | |||||
Hospitality |
8,406 | 4 | % | |||||
Other Properties (a) |
4,732 | 2 | % | |||||
Total |
$ | 234,872 | 100 | % | ||||
(a) | Includes rent from tenants with the following property types: nursing home (1.4%) and theater (0.6%). |
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Corporate Property Associates 15 Incorporated
Portfolio Diversification as of December 31, 2010 (Unaudited)
by Tenant Industry (Pro Rata Basis)
(in thousands)
Portfolio Diversification as of December 31, 2010 (Unaudited)
by Tenant Industry (Pro Rata Basis)
(in thousands)
Annualized Contractual | ||||||||
Industry Type (a) | Minimum Base Rent | Percent | ||||||
Retail Trade |
$ | 59,650 | 25 | % | ||||
Electronics |
23,865 | 10 | % | |||||
Healthcare, Education and Childcare |
20,970 | 9 | % | |||||
Business and Commercial Services |
14,458 | 6 | % | |||||
Leisure, Amusement, Entertainment |
13,533 | 6 | % | |||||
Chemicals, Plastics, Rubber, and Glass |
12,462 | 5 | % | |||||
Buildings and Real Estate |
12,182 | 5 | % | |||||
Hotels and Gaming |
8,406 | 4 | % | |||||
Automobile |
8,023 | 3 | % | |||||
Construction and Building |
7,471 | 3 | % | |||||
Transportation Personal |
6,560 | 3 | % | |||||
Media: Printing and Publishing |
6,007 | 3 | % | |||||
Federal, State and Local Government |
5,958 | 3 | % | |||||
Beverages, Food, and Tobacco |
5,703 | 2 | % | |||||
Telecommunications |
5,543 | 2 | % | |||||
Insurance |
5,170 | 2 | % | |||||
Aerospace and Defense |
4,349 | 2 | % | |||||
Consumer and Durable Goods |
3,899 | 2 | % | |||||
Machinery |
3,625 | 2 | % | |||||
Transportation Cargo |
3,216 | 1 | % | |||||
Other (b) |
3,822 | 2 | % | |||||
Total |
$ | 234,872 | 100 | % | ||||
(a) | Based on the Moodys Investors Service, Inc. classification system and information provided by the tenant. | |
(b) | Includes rent from tenants in the following industries: forest products and paper (0.6%), consumer non-durable goods (0.6%), and mining, metals and primary metal industries (0.5%). |
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