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8-K - FORM 8-K - CoreSite Realty Corp | c24071e8vk.htm |
EX-99.2 - EXHIBIT 99.2 - CoreSite Realty Corp | c24071exv99w2.htm |
Exhibit 99.1
FOR IMMEDIATE RELEASE
CORESITE REPORTS THIRD QUARTER 2011 RESULTS
DENVER, CO November 3, 2011 CoreSite Realty Corporation (NYSE: COR), a national provider of
powerful, network-rich data centers, today announced financial results for the third quarter 2011.
Highlights:
| Reported FFO of $0.35 per diluted share and unit, a 16.7% increase over the prior quarter |
| Reported revenue of $44.4 million, representing an increase of $1.9 million, or 4.4%, over the prior quarter |
| Executed new and expansion data center leases representing $5.2 million of annualized GAAP rent with a weighted-average GAAP rental rate of $183 per net rentable square foot |
| Achieved an 88.4% retention ratio with 13.9% rent growth on signed renewals on a cash basis and 21.5% on a GAAP basis |
| Increased 2011 FFO guidance to a range of $1.21 to $1.23 per diluted share |
Tom Ray, CoreSites Chief Executive Officer, commented, We are pleased with the Companys third
quarter financial and operational results, reflecting the continued systematic execution of the
Companys business plan. Customer activity across our markets was strong with solid leasing at our
900 N. Alameda building in Los Angeles as well as in Chicago, Virginia and the Bay area. We
executed new and expansion data center leases representing $5.2 million in annualized GAAP rent,
consistent with the Companys year-to-date average. Importantly, these leases were accomplished in
fewer square feet, reflecting a more efficient utilization of our space. Renewal activity was
similarly strong, achieving a rent-retention ratio of 88.4% and rent growth of 13.9% on a cash
basis. With robust demand for our assets, we remain confident in our lease-up and pacing as we
bring online in the coming quarters the 161,000 NRSF of redevelopment and development space that we
currently have under construction.
Mr. Ray continued, In addition to our operational accomplishments, we made further investments in
our organizational platform, notably in hiring professionals with domain expertise in network and
ecosystem sales, marketing and engineering. We continue to orient our organizational platform
toward serving key identified communities of interest to drive increasing returns on each dollar of
capital we deploy. We also continue to seek new opportunities for internal and external growth as
we steadily execute our business plan in our current assets. We are invigorated by our growth
prospects, by the talented professionals we continue to attract to our company and by the
opportunity to create increasing value in the coming quarters.
1
Financial Results
The Company reported funds from operations (FFO) of $16.0 million, or $0.35 per diluted share and
unit, for the three months ended September 30, 2011. Total operating revenue for the three months
ended September 30, 2011 was $44.4 million, a 4.4% increase on a sequential quarter basis. The
Company reported net income for the three months ended September 30, 2011 of $263,000 and net
income attributable to common shares of $112,000, or $0.01 per diluted share.
A reconciliation of GAAP net income to funds from operations can be found in the Companys
supplemental financial presentation available on its website at www.CoreSite.com.
Operations and Leasing Activity
The Company signed new and expansion data center leases representing $5.2 million of annualized
GAAP rent during the quarter, comprised of 28,553 NRSF at a weighted average GAAP rate of $183 per
NRSF and a weighted average lease term of 4.0 years.
During the third quarter, data center lease commencements totaled 38,658 NRSF at a weighted average
GAAP rental rate of $166 per NRSF. The leases that commenced during the quarter include 12,485
NRSF signed during the quarter and 26,173 NRSF signed in prior periods. As of September 30, 2011,
the Company had executed and not yet commenced leases which upon full commencement would contribute
an additional $7.6 million in annualized rent.
Renewal leases totaling 21,353 NRSF commenced in the third quarter at a weighted average GAAP rate
of $175 per NRSF, representing a retention rate of 88.4% and a 13.9% increase over expiring leases
on a cash basis or a 21.5% increase on a GAAP basis.
Development and Redevelopment Activity
Including the space currently under construction or in preconstruction at September 30, 2011, and
including currently operating space targeted for future redevelopment, we own land and buildings
sufficient to develop or redevelop 964,037 feet of data center space, comprised of (1) 161,385 NRSF
of data center space currently under construction, (2) 354,451 NRSF of office and industrial space
currently available for redevelopment, (3) 102,951 NRSF of currently operating data center space
targeted for future redevelopment, and (4) 345,250 NRSF of new data center space that can be
developed on land that the Company currently owns at its Coronado-Stender campus.
During the quarter, the Company completed the first computer room at 2972 Stender and closed the
quarter 17% leased in completed space. The Company anticipates completing additional space at 2972
Stender in the fourth quarter of 2011 and the first quarter of 2012. Additionally, the Company
remains on schedule to complete development of the 161,385 NRSF of data center space currently
under construction, including 64,561 NRSF at 12100 Sunrise Valley.
2
The total estimated cost to complete the 161,385 NRSF of data center space under construction at
September 30, 2011 is $114.2 million. Approximately $69.1 million has been incurred through
September 30, 2011, including investments of $37.0 million in its 2972 Stender project and $20.6
million in its 12100 Sunrise Valley project.
Balance Sheet and Liquidity
As of September 30, 2011, the Company had $110.5 million of total long-term debt equal to 12.8% of
the undepreciated book value of total assets and equal to 1.5x annualized adjusted EBITDA for the
quarter ended September 30, 2011.
At quarter-end, the Company had $10.2 million of cash available on its balance sheet and $101.3
million of available capacity under its revolving credit facility.
On September 28, 2011, the Company filed a universal shelf registration statement on Form S-3 with
the Securities and Exchange Commission, and the shelf registration statement was declared effective
on October 20, 2011. This provides the Company with further financial flexibility by providing an
additional avenue to raise capital as needed.
Dividend
On September 19, 2011, the Companys Board of Directors declared a dividend of $0.13 per share of
common stock and common stock equivalents for the third quarter of 2011. The dividend was paid on
October 17, 2011 to stockholders of record on September 30, 2011.
Outlook
The Company is increasing its full year FFO per diluted share and unit guidance to a range of $1.21
to $1.23 from $1.10 to $1.16. This outlook is predicated on current economic conditions, internal
assumptions about its customer base, and the supply and demand dynamics of the markets in which it
operates. Further, the Companys guidance does not include the impact of any acquisitions or
capital markets transactions that may become available.
In addition, the Companys estimate of the net loss attributable to common shares is ($0.25) to
($0.27) per diluted share with the difference between FFO and net loss being real estate
depreciation and amortization.
As
previously disclosed, between September 30, 2011, and
December 31, 2012, the Company anticipates that certain
significant leases will not be renewed and that the Company will
incur additional interest expense and sales and marketing expenses
related to investments in its business platform, as follows:
| A lease for 102,951 NRSF at 900 N. Alameda is scheduled to expire on December 31, 2011, representing $2.9 million in annualized rent, $1.3 million in annualized reimbursement and other revenue and $4.2 million in annualized EBITDA and FFO. |
3
| A lease for 23,995 NRSF at 1656 McCarthy is scheduled to expire on April 30, 2012, representing $2.8 million in annualized rent, $1.2 million in annualized power and other revenue, and $2.8 million in annualized EBITDA and FFO. |
| Separately from the two leases referenced above, the Company has 407,191 NRSF of leases scheduled to expire between September 30, 2011 and December 31, 2012, representing $32.1 million of annualized rent at September 30, 2011. The Company estimates that it will retain not less than 77% of the expiring annualized rent with a cash mark-to-market of not less than 3%. |
| The Company will incur additional sales and marketing expenses in 2012 of up to $2.5 million primarily resulting from hiring additional resources, some of which will also be incurred in the fourth quarter of 2011. |
| Beginning in the fourth quarter of 2011, the Company anticipates borrowing on its credit facility which will result in increased interest expense for the fourth quarter of 2011 and full year 2012. |
The above figures do not reflect the impact of any acquisitions, new development projects, or other
strategic initiatives that may become available. The Company will provide full 2012 guidance in
connection with its yearend earnings release.
Conference Call Details
The Company will host a conference call November 3, at 12:00 p.m. (Eastern Time) to discuss its
financial results, current business trends and market conditions.
The call can be accessed live over the phone by dialing 877-407-3982 for domestic callers and
201-493-6780 for international callers. A replay will be available shortly after the call and can
be accessed by dialing 877-870-5176 for domestic callers, or for international callers,
858-384-5517. The passcode for the replay is 379989. The replay will be available until November
12, 2011.
Interested parties may also listen to a simultaneous webcast of the conference call by logging on
to the Companys website at www.CoreSite.com and clicking on the Investors tab. The on-line
replay will be available for a limited time beginning immediately following the call.
4
About CoreSite
CoreSite Realty Corporation (NYSE: COR) delivers powerful, network-rich data centers that optimize,
secure and interconnect the mission-critical IT assets of the worlds top organizations. 700+
customers, including Global 1000 enterprises, cloud providers, financial firms, and government
agencies, choose CoreSite for reliability, service and expertise in delivering customized, flexible
data center solutions. CoreSite offers private data centers and suites, cage-to-cabinet
colocation, and interconnection services, such as Any2, CoreSites Internet exchange. The
Companys portfolio comprises more than two million square feet, including space held for
redevelopment and development, and provides access to more than 200 network service providers via
12 data centers in seven key U.S. economic centers. Obtain more information at www.CoreSite.com.
CoreSite Investor Relations Contact
+1 303.222.7276
InvestorRelations@CoreSite.com
+1 303.222.7276
InvestorRelations@CoreSite.com
CoreSite Media Contact
Mark Jobson
+1 303.405.1004
Mark.Jobson@CoreSite.com
Mark Jobson
+1 303.405.1004
Mark.Jobson@CoreSite.com
Forward Looking Statements
This earnings release and accompanying supplemental information may contain forward-looking statements within the meaning of the federal securities laws. 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 believes, expects, may, will, should, seeks, approximately, intends, plans, pro forma, estimates or anticipates or the negative of these words and phrases or similar words or phrases that are predictions of or indicate future events or trends and that do not relate solely to historical matters. Forward-looking statements involve known and unknown risks, uncertainties, assumptions and contingencies, many of which are beyond the Companys control, that may cause actual results to differ significantly from those expressed in any forward-looking statement. These risks include, without limitation: the geographic concentration of the Companys data centers in certain markets and any adverse developments in local economic conditions or the demand for data center space in these markets; fluctuations in interest rates and increased operating costs; difficulties in identifying properties to acquire and completing acquisitions; significant industry competition; the Companys failure to obtain necessary outside financing; the Companys failure to qualify or maintain our status as a REIT; financial market fluctuations; changes in real estate and zoning laws and increases in real property tax rates; and other factors affecting the real estate industry generally. All forward-looking statements reflect the Companys good faith beliefs, assumptions and expectations, but they are not guarantees of future performance. Furthermore, the Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. For a further discussion of these and other factors that could cause the Companys future results to differ materially from any forward-looking statements, see the section entitled Risk Factors in the Companys annual report on Form 10-K for the year ended December 31, 2010, and other risks described in documents subsequently filed by the Company from time to time with the Securities and Exchange Commission.
This earnings release and accompanying supplemental information may contain forward-looking statements within the meaning of the federal securities laws. 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 believes, expects, may, will, should, seeks, approximately, intends, plans, pro forma, estimates or anticipates or the negative of these words and phrases or similar words or phrases that are predictions of or indicate future events or trends and that do not relate solely to historical matters. Forward-looking statements involve known and unknown risks, uncertainties, assumptions and contingencies, many of which are beyond the Companys control, that may cause actual results to differ significantly from those expressed in any forward-looking statement. These risks include, without limitation: the geographic concentration of the Companys data centers in certain markets and any adverse developments in local economic conditions or the demand for data center space in these markets; fluctuations in interest rates and increased operating costs; difficulties in identifying properties to acquire and completing acquisitions; significant industry competition; the Companys failure to obtain necessary outside financing; the Companys failure to qualify or maintain our status as a REIT; financial market fluctuations; changes in real estate and zoning laws and increases in real property tax rates; and other factors affecting the real estate industry generally. All forward-looking statements reflect the Companys good faith beliefs, assumptions and expectations, but they are not guarantees of future performance. Furthermore, the Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. For a further discussion of these and other factors that could cause the Companys future results to differ materially from any forward-looking statements, see the section entitled Risk Factors in the Companys annual report on Form 10-K for the year ended December 31, 2010, and other risks described in documents subsequently filed by the Company from time to time with the Securities and Exchange Commission.
5
Consolidated Balance Sheet
(in thousands, except share data)
(in thousands, except share data)
September 30, | December 31, | |||||||
2011 | 2010 | |||||||
(unaudited) | ||||||||
ASSETS |
||||||||
Investments in real estate: |
||||||||
Land |
$ | 84,738 | $ | 84,738 | ||||
Building and building improvements |
480,053 | 450,097 | ||||||
Leasehold improvements |
80,760 | 75,800 | ||||||
645,551 | 610,635 | |||||||
Less: Accumulated depreciation and amortization |
(55,854 | ) | (32,943 | ) | ||||
Net investment in operating properties |
589,697 | 577,692 | ||||||
Construction in progress |
75,624 | 11,987 | ||||||
Net investments in real estate |
665,321 | 589,679 | ||||||
Cash and cash equivalents |
10,204 | 86,246 | ||||||
Restricted cash |
10,598 | 14,968 | ||||||
Accounts and other receivables, net of allowance for doubtful accounts of $328
and $305 as of September 30, 2011 and December 31, 2010, respectively |
7,045 | 5,332 | ||||||
Lease intangibles, net of accumulated amortization of $28,581 and $17,105 as of
September 30, 2011 and December 31, 2010, respectively |
43,449 | 71,704 | ||||||
Goodwill |
41,191 | 41,191 | ||||||
Other assets |
30,833 | 23,906 | ||||||
Total assets |
$ | 808,641 | $ | 833,026 | ||||
LIABILITIES AND EQUITY |
||||||||
Liabilities: |
||||||||
Mortgage loans payable |
$ | 110,501 | $ | 124,873 | ||||
Accounts payable and accrued expenses |
42,978 | 26,393 | ||||||
Deferred rent payable |
3,284 | 2,277 | ||||||
Acquired below-market lease contracts, net of accumulated amortization of
$8,241 and $4,989 as of September 30, 2011 and December 31, 2010,
respectively |
13,021 | 16,415 | ||||||
Prepaid rent and other liabilities |
11,589 | 8,603 | ||||||
Total liabilities |
181,373 | 178,561 | ||||||
Stockholders equity: |
||||||||
Common stock, par value $0.01, 100,000,000 shares authorized and
19,849,222 and 19,644,042 shares issued and outstanding at September 30,
2011 and December 31, 2010 |
195 | 194 | ||||||
Additional paid-in capital |
241,700 | 239,453 | ||||||
Accumulated other comprehensive income (loss) |
(43 | ) | 52 | |||||
Accumulated deficit |
(19,998 | ) | (7,460 | ) | ||||
Total stockholders equity |
221,854 | 232,239 | ||||||
Noncontrolling interests |
405,414 | 422,226 | ||||||
Total equity |
627,268 | 654,465 | ||||||
Total liabilities and equity |
$ | 808,641 | $ | 833,026 | ||||
6
Consolidated Statement of Operations
(in thousands, except share and per share data)
(in thousands, except share and per share data)
Three Months Ended September 30, | Nine Months Ended September 30, | |||||||||||||||
2011 | 2010 | 2011 | 2010 | |||||||||||||
Operating revenues: |
||||||||||||||||
Rental revenue |
$ | 27,616 | $ | 9,348 | $ | 79,533 | $ | 24,377 | ||||||||
Power revenue |
11,450 | 3,598 | 31,991 | 8,520 | ||||||||||||
Tenant reimbursement |
1,432 | 703 | 4,577 | 1,406 | ||||||||||||
Other revenue |
3,869 | 490 | 10,716 | 1,254 | ||||||||||||
Total operating revenues |
44,367 | 14,139 | 126,817 | 35,557 | ||||||||||||
Operating expenses: |
||||||||||||||||
Property operating and maintenance |
14,133 | 5,806 | 39,986 | 14,272 | ||||||||||||
Real estate taxes and insurance |
2,163 | 450 | 7,055 | 1,262 | ||||||||||||
Management fees to related party |
| 1,287 | | 3,582 | ||||||||||||
Depreciation and amortization |
16,091 | 4,900 | 53,224 | 11,848 | ||||||||||||
Sales and marketing |
1,315 | 65 | 4,125 | 125 | ||||||||||||
General and administrative |
4,747 | 1,997 | 15,966 | 2,498 | ||||||||||||
Transaction costs |
192 | 3,275 | 875 | 3,275 | ||||||||||||
Rent |
4,601 | 787 | 13,748 | 2,177 | ||||||||||||
Total operating expenses |
43,242 | 18,567 | 134,979 | 39,039 | ||||||||||||
Operating income (loss) |
1,125 | (4,428 | ) | (8,162 | ) | (3,482 | ) | |||||||||
Gain on early extinguishment of debt |
(10 | ) | | 939 | | |||||||||||
Interest income |
9 | 2 | 115 | 2 | ||||||||||||
Interest expense |
(916 | ) | (680 | ) | (4,437 | ) | (1,590 | ) | ||||||||
Income (loss) before income taxes |
208 | (5,106 | ) | (11,545 | ) | (5,070 | ) | |||||||||
Income taxes |
55 | | 304 | | ||||||||||||
Net income (loss) |
$ | 263 | $ | (5,106 | ) | $ | (11,241 | ) | $ | (5,070 | ) | |||||
Net income (loss) attributable to noncontrolling |
151 | (3,096 | ) | (6,446 | ) | (3,096 | ) | |||||||||
Net income (loss) attributable to common shares |
$ | 112 | $ | (2,010 | ) | $ | (4,795 | ) | $ | (1,974 | ) | |||||
Net income (loss) per share attributable to |
||||||||||||||||
Basic |
$ | 0.01 | $ | (3.14 | ) | $ | (0.25 | ) | $ | (9.14 | ) | |||||
Diluted |
$ | 0.01 | $ | (3.14 | ) | $ | (0.25 | ) | $ | (9.14 | ) | |||||
Weighted average common shares outstanding: |
||||||||||||||||
Basic |
19,494,703 | 640,893 | 19,483,962 | 215,978 | ||||||||||||
Diluted |
19,587,961 | 640,893 | 19,483,962 | 215,978 |
7
Reconciliation of Net Income (Loss) to Funds From Operations
(in thousands, except per share data)
(in thousands, except per share data)
Three Months Ended | ||||||||||||||||
September 30, | June 30, | March 31, | December 31, | |||||||||||||
2011 | 2011 | 2011 | 2010 | |||||||||||||
Net income (loss) |
$ | 263 | $ | (3,588 | ) | $ | (7,916 | ) | $ | (7,447 | ) | |||||
Adjustments: |
||||||||||||||||
Real estate depreciation and amortization |
15,738 | 17,391 | 19,237 | 18,936 | ||||||||||||
FFO available to common shareholders and OP unitholders |
$ | 16,001 | $ | 13,803 | $ | 11,321 | $ | 11,489 | ||||||||
Weighted average common shares and OP units outstanding diluted |
45,822,653 | 45,784,080 | 45,689,418 | 45,684,670 | ||||||||||||
FFO per common share and OP unit diluted |
$ | 0.35 | $ | 0.30 | $ | 0.25 | $ | 0.25 | ||||||||
CoreSite Realty Corporation considers FFO to be a supplemental measure of performance which should
be considered along with, but not as an alternative to, net income and cash provided by operating
activities as a measure of operating performance and liquidity. The Company calculates FFO in
accordance with the standards established by NAREIT. FFO represents net income (loss) (computed in
accordance with GAAP), excluding gains (or losses) from sales of property, real estate related
depreciation and amortization (excluding amortization of deferred financing costs) and after
adjustments for unconsolidated partnerships and joint ventures. Management uses 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
costs.
The Company offers this measure because management recognizes that FFO will be used by investors as
a basis to compare operating performance with that of other REITs. However, because FFO excludes
depreciation and amortization and captures neither the changes in the value of the properties that
result from use or market conditions, nor the level of capital expenditures and capitalized leasing
commissions necessary to maintain the operating performance of the properties, all of which have
real economic effect and could materially impact financial condition and results from operations,
the utility of FFO as a measure of performance is limited. FFO is a non-GAAP measure and should not
be considered a measure of liquidity, an alternative to net income, cash provided by operating
activities or any other performance measure determined in accordance with GAAP, nor is it
indicative of funds available to fund cash needs, including the ability to pay dividends or make
distributions. In addition, the Companys calculations of FFO are not necessarily comparable to FFO
as calculated by other REITs that do not use the same definition or implementation guidelines or
interpret the standards differently. Investors in the Companys securities should not rely on these
measures as a substitute for any GAAP measure, including net income.
8
Reconciliation of Earnings Before Interest, Taxes, Depreciation and Amortization (EBITDA):
(in thousands)
(in thousands)
Three Months Ended | ||||||||||||||||
September 30, | June 30, | March 31, | December 31, | |||||||||||||
2011 | 2011 | 2011 | 2010 | |||||||||||||
Net income (loss) |
$ | 263 | $ | (3,588 | ) | $ | (7,916 | ) | $ | (7,447 | ) | |||||
Adjustments: |
||||||||||||||||
Interest expense, net of interest income |
907 | 1,229 | 2,186 | 2,248 | ||||||||||||
Income taxes |
(55 | ) | (165 | ) | (84 | ) | (223 | ) | ||||||||
Depreciation and amortization |
16,091 | 17,660 | 19,473 | 19,146 | ||||||||||||
EBITDA |
$ | 17,206 | $ | 15,136 | $ | 13,659 | $ | 13,724 | ||||||||
Non-cash compensation |
879 | 889 | 497 | 517 | ||||||||||||
Gain on early extinguishment of debt |
10 | (949 | ) | | | |||||||||||
Transaction costs |
192 | 683 | | | ||||||||||||
Adjusted EBITDA |
$ | 18,287 | $ | 15,759 | $ | 14,156 | $ | 14,241 | ||||||||
EBITDA is defined as earnings before interest, taxes, depreciation and amortization. The Company
calculates adjusted EBITDA by adding non-cash compensation expense and transaction costs to EBITDA
as well as adjusting for the impact of gains or losses on early extinguishment of debt. Management
uses EBITDA and adjusted EBITDA as indicators of the Companys ability to incur and service debt.
In addition, management considers EBITDA and adjusted EBITDA to be appropriate supplemental
measures of the Companys performance because they eliminate depreciation and interest, which
permits investors to view income from operations without the impact of non-cash depreciation or the
cost of debt. However, because EBITDA and adjusted EBITDA are calculated before recurring cash
charges including interest expense and taxes, and are not adjusted for capital expenditures or
other recurring cash requirements of our business, their utilization as a cash flow measurement is
limited.
9