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8-K - FORM 8-K - Campus Crest Communities, Inc.d249687d8k.htm

Exhibit 99.1

LOGO

Campus Crest Communities, Inc. Reports Third Quarter 2011 Results

– Grew Same-Store Net Operating Income by 6.8% –

– Increased Occupancy at Existing 21 Wholly-Owned Operating Properties by 270

Basis Points and Average Rental Rate by 2.8% –

Charlotte, NC November 1, 2011 – Campus Crest Communities, Inc. (NYSE:CCG) (the “Company”), a leading developer, builder, owner and manager of high-quality, purpose-built student housing, today announced results for the three months ended September 30, 2011.

Highlights

 

   

Funds from Operations (“FFO”) of $0.19 per diluted share

 

   

Increased quarterly same-store Net Operating Income (“NOI”) by 6.8% and grew NOI margin by 190 basis points

 

   

Existing 21 wholly-owned operating properties were 91.2% leased as of September 30, 2011, up 270 basis points versus a year ago

 

   

Increased average rental rate by 2.8% for the academic year 2011/2012 on existing 21 wholly-owned properties

 

   

Delivered six new development properties (four wholly-owned and two joint venture)

 

   

Continued progress on six new developments for 2012/2013 delivery, including three wholly-owned and three to be developed by a newly formed joint venture

 

   

Expanded revolving credit facility and converted it from secured to unsecured

 

   

Completed $48.5 million in Freddie Mac financings on three properties at an average rate of 4.8% and term of 7 years

Financial Results for the Three Months Ended September 30, 2011

For the three months ended September 30, 2011 and 2010, FFO and Funds from Operations Adjusted (“FFOA”) were as follows:

FFO/FFOA

 

     Three Months Ended September 30,  

($mm, except per share)

   2011
Company
     Per share -
diluted
     2010
Predecessor
    Per share -
diluted
 

FFO

   $ 5.9       $ 0.19       ($ 1.8     n/a   

FFOA

   $ 5.9       $ 0.19       ($ 3.3     n/a   

A reconciliation of net income (loss) to FFO and FFOA can be found at the end of this release.


“Our focus on continual improvement in our leasing programs and expense management drove strong NOI growth in the third quarter,” commented Ted Rollins, Co-Chairman and Chief Executive Officer of Campus Crest. “With the commencement of the 2011/2012 academic year, we increased both rate and occupancy in our operating portfolio and delivered six new properties on budget. We are energized by the pipeline of projects set for 2012/2013 delivery and are pleased with the continuation of our relationship with Harrison Street Real Estate. Furthermore, we increased our financial flexibility with our first Freddie Mac financings and an expansion of our now unsecured line of credit. The supply/demand dynamics for student housing remain attractive, and we are well-positioned to fill that growing need. As we mark the one-year anniversary of being a public company, we continue to enhance our internal processes, invest in our people and grow our asset base in order to drive shareholder returns.”

Operating Results

For the three months ended September 30, 2011 and 2010, NOI for same store wholly-owned properties was as follows:

Same Store NOI

 

     Three Months Ended September 30,  

($mm)

   2011      2010  

NOI

   $ 6.6       $ 6.1   

The improvement in same store NOI was driven by higher occupancy, increased service revenue and improved expense management. A reconciliation of net income (loss) to NOI can be found at the end of this release. In addition, details regarding same store NOI and calculations thereof may be found in the supplemental earnings schedule.

As of September 30, 2011, the Company owned interests in 33 properties, as outlined in the table below:

Portfolio

 

     Number of
Properties
     Ownership     Units      Beds  

Wholly-Owned Properties

          

Existing

     21         100.0     3,920         10,528   

2011 Deliveries

     4         100.0     844         2,316   
  

 

 

    

 

 

   

 

 

    

 

 

 

Total - Wholly-Owned

     25           4,764         12,844   
  

 

 

    

 

 

   

 

 

    

 

 

 

Joint Venture Properties

          

Existing

     6         49.9     1,128         3,052   

2011 Deliveries

     2         20.0     432         1,168   
  

 

 

    

 

 

   

 

 

    

 

 

 

Total - Joint Venture

     8           1,560         4,220   
  

 

 

    

 

 

   

 

 

    

 

 

 

Total Portfolio

     33           6,324         17,064   
  

 

 

    

 

 

   

 

 

    

 

 

 

 

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All properties were built by the Company or its Predecessor and are, on average, within 0.7 miles from campus with an average age of 2.7 years as of September 30, 2011.

Leasing Update

As of September 30, 2011 and 2010, the Company’s portfolio leasing status was as follows:

Leasing

 

            September 30,        
     Number of
Properties
     2011     2010     Rental Rate %
Increase
 

Wholly-Owned Properties

         

Existing

     21         91.2     88.5     2.8

Joint Venture Properties

         

Existing

     6         91.1     89.1     4.9
  

 

 

    

 

 

   

 

 

   

 

 

 

Total - Existing Operating Properties

     27         91.2     88.6     3.2
  

 

 

    

 

 

   

 

 

   

 

 

 

2011 Deliveries

         

Wholly-Owned

     4         76.0     n/a        n/a   

Joint Venture

     2         86.4     n/a        n/a   
  

 

 

    

 

 

   

 

 

   

 

 

 

Total - 2011 Deliveries

     6         79.5     n/a        n/a   
  

 

 

    

 

 

   

 

 

   

 

 

 

Total Portfolio

     33         88.8     88.6     3.2
  

 

 

    

 

 

   

 

 

   

 

 

 

Development Activity

Wholly-owned

The Company is scheduled to deliver three new wholly-owned communities for the 2012/2013 academic year with total expected construction costs of $84.7 million. With the completion of these projects, the Company will add 620 units and 1,804 beds to its wholly-owned portfolio, and these projects are an average of 0.3 miles from the campuses they serve.

Joint Venture

The Company expects to deliver three joint-venture communities for the 2012/2013 academic year with total expected construction costs of $72.1 million. Together with the Company’s joint venture partner, HSRE, the Company will build two new communities, and close on its first value-add acquisition and renovation project that will be renovated, expanded and re-branded The Grove®. “Regeneration and reuse of existing assets in strong markets with great locations is an additional avenue through which our Company can grow its footprint,” said Ted W. Rollins. The Company will own a 10% interest in these joint ventures. With the completion of these projects, the Company will add 662 units and 1,856 beds to its joint venture portfolio, and these projects are an average of 0.5 miles from the campuses they serve. Total gross fees to the Company for the joint venture projects are approximately $6.7 million, which the Company expects to begin earning in the fourth quarter.

 

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Balance Sheet and Financing Activity

The Company had approximately $192.7 million of debt outstanding at September 30, 2011. Of the total debt outstanding, approximately $125.3 million was fixed rate debt with a weighted average effective interest rate of 5.4% and weighted average of 5.9 years to maturity. In August, the Company amended its variable rate revolving credit facility, which changed from secured to unsecured, reduced the interest spread by 100 bps, was extended by one year with the option for an additional one year extension, and was increased from $125.0 million to $150.0 million, with an accordion feature that can increase the size of the facility by $175.0 million to $325.0 million. The credit facility had a balance of $41.0 million as of September 30, 2011, an interest rate of 1.97% and 2.9 years to maturity. The Company has no other maturities until the fourth quarter 2016 outside of routine construction loan maturities. Additionally, as of September 30, 2011, the Company had construction loan balances totaling $39.8 million, which have partially funded four wholly-owned properties that were delivered for the 2011/2012 academic year.

The Company funds its joint venture projects with individual construction loans, and currently has $85.5 million of joint venture debt outstanding, of which the Company is a 49.9% owner, and $25.3 million of joint venture debt outstanding of which the Company is a 20% owner. The Company guarantees certain portions of the joint venture debt.

In June and July 2011, the Company closed on $31.5 million of construction financing to partially fund the construction projects in Auburn, Alabama and Orono, Maine scheduled to deliver for the 2012/2013 academic year. The remainder of the Company’s development plans is fully funded from existing capital sources at this time.

In addition, the Company completed three Freddie Mac financings on three previously unencumbered properties for total proceeds of $48.5 million. Each financing is for a term of seven years and the average effective interest rate is 4.8%

Dividend

On September 14, 2011, the Company declared a third quarter dividend of $0.16 per common share and operating partnership unit, equating to $0.64 per common share and operating partnership unit on an annualized basis. The dividend was paid on October 12, 2011 to shareholders of record as of September 28, 2011.

 

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2011 Outlook

Based upon year-to-date results and management’s current estimates, the Company is narrowing its guidance range for full year 2011 FFO per fully diluted share to $0.72 to $0.74.

Conference Call Details

The Company will host a conference call on November 2, 2011, at 9:00 a.m. (Eastern Time) to discuss the financial results.

The call can be accessed live by telephone by dialing (877) 407-3982, or for international callers, (201) 493-6780. A replay will be available shortly after the call and can be accessed by dialing 877-870-5176, or for international callers, 858-384-5517. The passcode for the replay is 380059. The replay will be available until November 9, 2011.

Interested parties may also listen to a simultaneous webcast of the conference call by logging onto the Company’s website at http://investors.campuscrest.com/. The on-line replay will be available for a limited time beginning immediately following the call.

Supplemental Schedules

The Company has published supplemental earnings schedules in order to provide additional disclosure and financial information for the benefit of the Company’s stakeholders. These can be found under the “Earnings Center” tab in the Investor Relations section of the Company’s web site at http://investors.campuscrest.com/.

About Campus Crest Communities, Inc.

Campus Crest Communities, Inc. (NYSE: CCG) is a leading developer, builder, owner and manager of high-quality, purpose-built student housing properties located in targeted U.S. markets. The Company is a self-managed, self-administered and vertically-integrated real estate investment trust which operates all of its properties under The Grove® brand. Campus Crest Communities owns interests in 33 student housing properties containing approximately 6,324 apartment units and 17,064 beds. Since its inception, the Company has focused on customer service, privacy, on-site amenities and other lifestyle considerations to provide college students with a higher standard of living. Additional information can be found on the Company’s website at http://www.campuscrest.com.

Forward-Looking Statements

This press release, together with other statements and information publicly disseminated by the Company, contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as

 

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amended. The Company intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and includes this statement for purposes of complying with these safe harbor provisions. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. Forward-looking statements in this press release include, among others, statements about outlook for FFO, growth and development opportunities, leasing activities, demographic and economic conditions, the supply/demand for student housing and long term value creation. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties, assumptions and contingencies, many of which are beyond the Company’s control that may cause actual results to differ significantly from those expressed in any forward-looking statement. All forward-looking statements reflect the Company’s good faith beliefs, assumptions and expectations, but they are not guarantees of future performance. Furthermore, except as otherwise required by federal securities laws, the Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, new information, data or methods, future events or other changes. For a further discussion of these and other factors that could cause the Company’s future results to differ materially from any forward-looking statements, see the risk factors discussed in the Company’s most recent Annual Report on Form 10-K, as updated in the Company’s Quarterly Reports on Form 10-Q.

Contact:

Investor Relations

(704) 496-2581

Investor.Relations@CampusCrest.com

 

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CONDENSED CONSOLIDATED BALANCE SHEETS (unaudited)

(in $000s)

 

     September 30,
2011
    December 31,
2010
 

Assets

    

Investment in real estate, net:

    

Student housing properties

   $ 461,333      $ 372,746   

Accumulated depreciation

     (71,417     (57,463

Development in process

     32,808        24,232   
  

 

 

   

 

 

 

Investment in real estate, net

   $ 422,724      $ 339,515   

Investment in unconsolidated entities

     16,751        13,751   

Cash and cash equivalents

     9,457        2,327   

Restricted cash and investments

     2,352        3,305   

Student receivables, net

     1,578        954   

Cost and earnings in excess of construction billings

     3,530        1,827   

Other assets

     10,452        9,578   
  

 

 

   

 

 

 

Total assets

   $ 466,844      $ 371,257   
  

 

 

   

 

 

 

Liabilities and equity

    

Liabilities:

    

Mortgage and construction loans

   $ 149,178      $ 60,840   

Lines of credit and other debt

     43,552        42,500   

Accounts payable and accrued expenses

     31,575        14,597   

Other liabilities

     11,056        6,530   
  

 

 

   

 

 

 

Total liabilities

   $ 235,361      $ 124,467   
  

 

 

   

 

 

 

Equity:

    

Stockholders’ equity:

    

Common stock

   $ 307      $ 307   

Additional paid-in capital

     248,640        248,515   

Accumulated deficit and distributions

     (20,929     (5,491

Accumulated other comprehensive loss

     (425     (172
  

 

 

   

 

 

 

Total Campus Crest Communities, Inc. stockholders’ equity

   $ 227,593      $ 243,159   

Noncontrolling interests

     3,890        3,631   
  

 

 

   

 

 

 

Total equity

   $ 231,483      $ 246,790   
  

 

 

   

 

 

 

Total liabilities and equity

   $ 466,844      $ 371,257   
  

 

 

   

 

 

 

 

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CONDENSED CONSOLIDATED AND COMBINED STATEMENTS OF OPERATIONS (unaudited)

(in $000s, except per share data)

 

     Three Months Ended September 30,     Nine Months Ended September 30,  
     2011
Company
    2010
Predecessor1
    $ Change     2011
Company
    2010
Predecessor1
    $ Change  

Revenues:

            

Student housing rental

   $ 14,883      $ 12,247      $ 2,636      $ 41,054      $ 36,690      $ 4,364   

Student housing services

     686        376        310        1,662        1,521        141   

Development, construction and management services

     4,827        4,256        571        26,444        35,121        (8,677
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total revenues

   $ 20,396      $ 16,879      $ 3,517      $ 69,160      $ 73,332      ($ 4,172

Operating expenses:

            

Student housing operations

   $ 7,262      $ 6,485      ($ 777   $ 20,086      $ 19,786      ($ 300

Development, construction and management services

     4,393        4,378        (15     24,229        33,022        8,793   

General and administrative

     1,253        1,174        (79     4,923        3,792        (1,131

Ground leases

     52        59        7        156        153        (3

Depreciation and amortization

     4,873        4,507        (366     15,239        13,935        (1,304
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total operating expenses

   $ 17,833      $ 16,603      ($ 1,230   $ 64,633      $ 70,688      $ 6,055   

Equity in loss of unconsolidated entities

     (309     (49     (260     (944     (243     (701
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

   $ 2,254      $ 227      $ 2,027      $ 3,583      $ 2,401      $ 1,182   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Nonoperating income (expense):

            

Interest expense

     (1,922     (6,708     4,786        (4,657     (17,395     12,738   

Change in fair value of interest rate derivatives

     (22     178        (200     315        356        (41

Other income

     118        1        117        272        45        227   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total nonoperating expenses, net

   ($ 1,826   ($ 6,529   $ 4,703      ($ 4,070   ($ 16,994   $ 12,924   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) before income taxes

   $ 428      ($ 6,302   $ 6,730      ($ 487   ($ 14,593   $ 14,106   

Income tax expense

     (14     —          (14     (214     —          (214
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

   $ 414      ($ 6,302   $ 6,716      ($ 701   ($ 14,593   $ 13,892   

Net income (loss) attributable to noncontrolling interests

     6        (2,264     2,270        1        (7,290     7,291   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to Campus Crest Communities, Inc./Predecessor

   $ 408      ($ 4,038   $ 4,446      ($ 702   ($ 7,303   $ 6,601   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) per share attributable to Campus Crest Communities, Inc. - basic

   $ 0.01          ($ 0.02    

Weighted average common shares outstanding - basic

     30,724            30,717       

Net income (loss) per share attributable to Campus Crest Communities, Inc. - diluted

   $ 0.01          ($ 0.02    

Weighted average common shares outstanding - diluted

     31,160            30,717       

 

1 

Student housing operations of the Predecessor exclude the operations of The Grove at San Marcos, which was included in equity in loss of unconsolidated entities prior to October 2010.

 

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RECONCILIATION OF NET INCOME (LOSS) TO FUNDS FROM OPERATIONS (“FFO”) (unaudited)

(in $000s, except per share data)

 

     Three Months Ended September 30,      Nine Months Ended September 30,  
     2011
Company
     2010
Predecessor1
    $ Change      2011
Company
    2010
Predecessor1
    $ Change  

Net income (loss)

   $ 414       ($ 6,302   $ 6,716       ($ 701   ($ 14,593   $ 13,892   

Real estate related depreciation and amortization

     4,809         4,442        367         15,054        13,722        1,332   

Real estate related depreciation and amortization - unconsolidated entities

     627         107        520         1,786        264        1,522   
  

 

 

    

 

 

   

 

 

    

 

 

   

 

 

   

 

 

 

FFO available to common shares and OP units

   $ 5,850       ($ 1,753   $ 7,603       $ 16,139      ($ 607   $ 16,746   

Elimination of change in fair value of interest rate derivatives

     —           (1,545     1,545         (337     (4,437     4,100   
  

 

 

    

 

 

   

 

 

    

 

 

   

 

 

   

 

 

 

Funds from operations adjusted (FFOA) available to common shares and OP units

   $ 5,850       ($ 3,298   $ 9,148       $ 15,802      ($ 5,044   $ 20,846   
  

 

 

    

 

 

   

 

 

    

 

 

   

 

 

   

 

 

 

FFO per share - diluted

   $ 0.19            $ 0.52       

FFOA per share - diluted

   $ 0.19            $ 0.51       

Weighted average common shares and OP units outstanding - diluted

     31,160              31,152       

 

1 

Student housing operations of the Predecessor exclude the operations of The Grove at San Marcos, which was included in equity in loss of unconsolidated entities prior to October 2010.

RECONCILIATION OF NET INCOME (LOSS) TO NET OPERATING INCOME (“NOI”) (unaudited)

(in $000s)

 

     Three Months Ended September 30,     Nine Months Ended September 30,  
     2011
Company
    2010
Predecessor
    2011
Company
    2010
Predecessor
 

Net income (loss)

   $ 414      ($ 6,302   ($ 701   ($ 14,593

Income tax expense

     14        —          214        —     

Other income

     (118     (1     (272     (45

Change in fair value of interest rate derivatives

     22        (178     (315     (356

Interest expense

     1,922        6,708        4,657        17,395   

Equity in loss of unconsolidated entities

     309        49        944        243   

Depreciation and amortization

     4,873        4,507        15,239        13,935   

Ground lease expense

     52        59        156        153   

General and administrative expense

     1,253        1,174        4,923        3,792   

Development, construction and management services expenses

     4,393        4,378        24,229        33,022   

Development, construction and management services revenues

     (4,827     (4,256     (26,444     (35,121
  

 

 

   

 

 

   

 

 

   

 

 

 

Net operating income (“NOI”)

   $ 8,307      $ 6,138      $ 22,630      $ 18,425   
  

 

 

   

 

 

   

 

 

   

 

 

 

 

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Non-GAAP Financial Measures

FFO and FFOA

FFO is a non-GAAP financial measure. We calculate FFO in accordance with the definition that was adopted by the Board of Governors of NAREIT. FFO, as defined by NAREIT, represents net income (loss) determined in accordance with U.S. GAAP, excluding extraordinary items as defined under GAAP and gains or losses from sales of previously depreciated operating real estate assets, plus specified non-cash items, such as real estate asset depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.

We use FFO as a supplemental performance measure because, in excluding real estate-related depreciation and amortization and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating expenses. We also believe that, as a widely recognized measure of the performance of equity REITs, FFO will be used by investors as a basis to compare our operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures necessary to maintain the operating performance of our properties, all of which have real economic effects and could materially and adversely impact our results of operations, the utility of FFO as a measure of our performance is limited.

While FFO is a relevant and widely used measure of operating performance of equity REITs, other equity REITs may use different methodologies for calculating FFO and, accordingly, FFO as disclosed by such other REITs may not be comparable to FFO published herein. Therefore, we believe that in order to facilitate a clear understanding of our historical operating results, FFO should be examined in conjunction with net income (loss) (computed in accordance with U.S. GAAP) as presented in the consolidated financial statements included elsewhere in this document. FFO should not be considered as an alternative to net income (loss) (computed in accordance with U.S. GAAP) as an indicator of our properties’ financial performance or to cash flow from operating activities (computed in accordance with U.S. GAAP) as an indicator of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions.

FFOA is a non-GAAP financial measure. In addition to FFO, we believe it is also a meaningful measure of our performance to adjust FFO to exclude the change in fair value of interest rate derivatives. Excluding the change in fair value of interest rate derivatives adjusts FFO to be more reflective of operating results prior to capital replacement or expansion, debt service obligations or other commitments and contingencies.

 

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NOI

NOI is a non-GAAP financial measure. We calculate NOI by adding back to net income (loss) the following expenses or charges: income tax expense, interest expense, equity in loss of unconsolidated entities, depreciation and amortization, ground lease expense, general and administrative expense and development, construction and management services expense. The following income or gains are then deducted from net income (loss), adjusted for add backs of expenses or charges: other income, change in fair value of interest rate derivatives and development, construction and management services revenue. We believe these adjustments help provide a performance measure, when compared year over year, that illustrates the operating results of our wholly-owned properties and captures trends in student housing rental and services income and student housing operating expenses.

NOI excludes multiple components of net loss (computed in accordance with U.S. GAAP) and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures necessary to maintain the operating performance of our properties, all of which have real economic effects and could materially and adversely impact our results of operations. Therefore, the utility of NOI as a measure of our performance is limited. Additionally, other companies, including other equity REITs, may use different methodologies for calculating NOI and, accordingly, NOI as disclosed by such other companies may not be comparable to NOI published herein. Therefore, we believe that in order to facilitate a clear understanding of our historical operating results, NOI should be examined in conjunction with net loss (computed in accordance with U.S. GAAP) as presented in the consolidated financial statements included elsewhere in this document. NOI should not be considered as an alternative to net income (loss) (computed in accordance with U.S. GAAP) as an indicator of our properties’ financial performance or to cash flow from operating activities (computed in accordance with U.S. GAAP) as an indicator of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions.

 

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