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EX-99.2 - EX-99.2 - Paramount Group, Inc.d392251dex992.htm
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Exhibit 99.1

 

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Paramount Announces First Quarter 2017 Results

NEW YORK—May 4, 2017 – Paramount Group, Inc. (NYSE: PGRE) (“Paramount” or the “Company”) filed its Quarterly Report on Form 10-Q for the quarter ended March 31, 2017 today and reported results for the quarter ended March 31, 2017.

First Quarter Highlights:

 

    Reported net income attributable to common stockholders of $0.4 million, or $0.00 per diluted share, for the quarter ended March 31, 2017, compared to a net loss attributable to common stockholders of $6.5 million, or $0.03 per diluted share, for the quarter ended March 31, 2016.

 

    Reported Core Funds from Operations (“Core FFO”) attributable to common stockholders of $51.7 million, or $0.22 per diluted share, for the quarter ended March 31, 2017, compared to $49.0 million, or $0.23 per diluted share, for the quarter ended March 31, 2016.

 

    Leased 285,506 square feet at a weighted average initial rent of $70.42 per square foot, of which 219,247 square feet represents second generation space for which the Company achieved positive mark-to-markets of 18.3% on a GAAP basis and 18.5% on a cash basis.

 

    Entered into an agreement to sell Waterview, a 637,000 square foot, Class A office building in Rosslyn, Virginia for $460 million, on January 12, 2017.

 

    Completed a $975 million refinancing of One Market Plaza, a 1.6 million square foot Class A office and retail property in San Francisco, California, on January 19, 2017. The new seven-year interest-only loan matures in February 2024 and has a fixed rate of 4.03%. The Company retained approximately $23 million for its 49% share of net proceeds, after the repayment of the existing loan, closing costs and required reserves.

 

    Acquired a 5.2% ownership interest in a joint venture that purchased 60 Wall Street, a 1.6 million square foot Class A office tower in the Financial District of Downtown Manhattan, on January 24, 2017. The purchase price was $1.04 billion and included $575 million of new financing.

 

    Declared its first quarter cash dividend of $0.095 per share on March 15, 2017, which was paid on April 14, 2017.

Transactions Subsequent to First Quarter:

 

    Completed the previously announced sale of Waterview on May 3, 2017 and retained net proceeds of approximately $457 million. The sale resulted in a financial statement gain of approximately $110 million and a tax gain of approximately $393 million, which was deferred as part of a like-kind exchange for the acquisition of One Front Street.

 

    Used the net proceeds from the Waterview sale to repay the $87 million loan at 1899 Pennsylvania Avenue, the $84 million loan at Liberty Place and the $200 million outstanding under the revolving credit facility.

 

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Financial Results

Quarter Ended March 31, 2017

Net income attributable to common stockholders was $0.4 million, or $0.00 per diluted share, for the quarter ended March 31, 2017, compared to a net loss of $6.5 million, or $0.03 per diluted share, for the quarter ended March 31, 2016.

Funds from Operations (“FFO”) attributable to common stockholders was $51.6 million, or $0.22 per diluted share, for the quarter ended March 31, 2017, compared to $49.2 million, or $0.23 per diluted share, for the quarter ended March 31, 2016. FFO attributable to common stockholders for the quarters ended March 31, 2017 and 2016 includes the impact of non-core items, which are listed in the table on page 7. The aggregate of these items, net of amounts attributable to noncontrolling interests, decreased FFO attributable to common stockholders for the quarter ended March 31, 2017 by $0.1 million, or $0.00 per diluted share, and increased FFO attributable to common stockholders for the quarter ended March 31, 2016 by $0.2 million, or $0.00 per diluted share.

Core FFO attributable to common stockholders, which excludes the impact of the non-core items listed on page 7, was $51.7 million, or $0.22 per diluted share, for the quarter ended March 31, 2017, compared to $49.0 million, or $0.23 per diluted share, for the quarter ended March 31, 2016.

Portfolio Operations

Quarter Ended March 31, 2017

During the quarter ended March 31, 2017, the Company leased 285,506 square feet at a weighted average initial rent of $70.42 per square foot. This leasing activity was offset by lease expirations in the quarter that decreased leased occupancy by 190 basis points to 90.8% at March 31, 2017 from 92.7% at December 31, 2016. Of the 285,506 square feet leased in the first quarter, 219,247 square feet represents second generation space (space that has been vacant for less than twelve months) for which the Company achieved positive mark-to-markets of 18.3% on a GAAP basis and 18.5% on a cash basis. The weighted average lease term for leases signed during the first quarter was 8.9 years and weighted average tenant improvements and leasing commissions on these leases were $7.58 per square foot per annum, or 10.8% of initial rent.

 

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Forward-Looking Statements

This press release contains forward-looking statements within the meaning of the Federal securities laws. You can identify these statements by our use of the words “assumes,” “believes,” “estimates,” “expects,” “guidance,” “intends,” “plans,” “projects” and similar expressions that do not relate to historical matters. You should exercise caution in interpreting and relying on forward-looking statements because they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company’s control and could materially affect actual results, performance or achievements. These factors include, without limitation, the ability to enter into new leases or renew leases on favorable terms, dependence on tenants’ financial condition, the uncertainties of real estate development, acquisition and disposition activity, the ability to effectively integrate acquisitions, the costs and availability of financing, the ability of our joint venture partners to satisfy their obligations, the effects of local, national and international economic and market conditions, the effects of acquisitions, dispositions and possible impairment charges on our operating results, regulatory changes, including changes to tax laws and regulations, and other risks and uncertainties detailed from time to time in the Company’s filings with the Securities and Exchange Commission. The Company does not undertake a duty to update or revise any forward-looking statement, whether as a result of new information, future events or otherwise.

Non-GAAP Financial Measures

FFO is a supplemental measure of our performance. We present FFO in accordance with the definition adopted by the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gains from sales of depreciated real estate assets, impairment losses on depreciable real estate and depreciation and amortization expense from real estate assets, including our share of such adjustments of unconsolidated joint ventures. FFO is commonly used in the real estate industry to assist investors and analysts in comparing results of real estate companies because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. In addition, we present Core FFO as an alternative measure of our operating performance, which adjusts FFO for certain other items that we believe enhance the comparability of our FFO across periods. Core FFO, when applicable, excludes the impact of transaction related costs, unrealized gains or losses on interest rate swaps, severance costs and defeasance and debt breakage costs, in order to reflect the Core FFO of our real estate portfolio and operations. In future periods, we may also exclude other items from Core FFO that we believe may help investors compare our results.

FFO and Core FFO are presented as supplemental financial measures and do not fully represent our operating performance. Other REITs may use different methodologies for calculating FFO and Core FFO or use other definitions of FFO and Core FFO and, accordingly, our presentation of these measures may not be comparable to other real estate companies. Neither FFO nor Core FFO is intended to be a measure of cash flow or liquidity. Please refer to our financial statements, prepared in accordance with GAAP, for purposes of evaluating our financial condition, results of operations and cash flows.

A reconciliation of each non-GAAP financial measure to the most directly comparable GAAP financial measure can be found in this press release and in our Supplemental Information for the quarter ended March 31, 2017, which is available on our website.

 

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Investor Conference Call and Webcast

The Company will host a conference call and audio webcast on Friday, May 5, 2017 at 10:00 a.m. Eastern Time (ET) to discuss the first quarter 2017 results. The conference call can be accessed by dialing 877-407-0789 (domestic) or 201-689-8562 (international). An audio replay of the conference call will be available from 1:00 p.m. ET on May 5, 2017 through May 12, 2017 and can be accessed by dialing 844-512-2921 (domestic) or 412-317-6671 (international) and entering the passcode 13659344. A live audio webcast of the conference call will be available through the “Investors” section of the Company’s website, www.paramount-group.com. A replay of the webcast will be archived on the Company’s website.

About Paramount Group, Inc.

Headquartered in New York City, Paramount Group, Inc. is a fully-integrated real estate investment trust that owns, operates, manages, acquires and redevelops high-quality, Class A office properties located in select central business district submarkets of New York City, Washington, D.C. and San Francisco. Paramount is focused on maximizing the value of its portfolio by leveraging the sought-after locations of its assets and its proven property management capabilities to attract and retain high-quality tenants.

Contact Information:

 

Wilbur Paes

Executive Vice President, Chief Financial Officer

212-237-3122

ir@paramount-group.com

  

Christopher Brandt

Vice President, Investor Relations

212-237-3134

ir@paramount-group.com

Media:

212-492-2285

pr@paramount-group.com

 

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Paramount Group, Inc.

Consolidated Balance Sheets

(Unaudited and in thousands)

 

     March 31, 2017     December 31, 2016  

ASSETS:

    

Rental property, at cost

    

Land

   $ 2,091,535     $ 2,091,535  

Buildings and improvements

     5,765,748       5,757,558  
  

 

 

   

 

 

 
     7,857,283       7,849,093  

Accumulated depreciation and amortization

     (359,583     (318,161
  

 

 

   

 

 

 

Rental property, net

     7,497,700       7,530,932  

Cash and cash equivalents

     125,734       162,965  

Restricted cash

     75,198       29,374  

Investments in unconsolidated joint ventures

     35,959       6,411  

Investments in unconsolidated real estate funds

     23,913       28,173  

Preferred equity investments

     55,294       55,051  

Marketable securities

     25,617       22,393  

Accounts and other receivables, net

     12,564       15,251  

Deferred rent receivable

     184,571       163,695  

Deferred charges, net

     72,796       71,184  

Intangible assets, net

     389,588       412,225  

Assets held for sale

     346,685       346,685  

Other assets

     39,895       22,829  
  

 

 

   

 

 

 

Total assets

   $ 8,885,514     $ 8,867,168  
  

 

 

   

 

 

 

LIABILITIES:

    

Notes and mortgages payable, net

   $ 3,477,798     $ 3,364,898  

Revolving credit facility

     200,000       230,000  

Due to affiliates

     27,299       27,299  

Accounts payable and accrued expenses

     88,250       103,896  

Dividends and distributions payable

     25,207       25,151  

Deferred income taxes

     1,276       1,467  

Interest rate swap liabilities

     —         22,446  

Intangible liabilities, net

     145,138       153,018  

Other liabilities

     75,188       53,046  
  

 

 

   

 

 

 

Total liabilities

     4,040,156       3,981,221  
  

 

 

   

 

 

 

EQUITY:

    

Paramount Group, Inc. equity

     3,994,015       3,990,005  

Noncontrolling interests in:

    

Consolidated real estate fund

     67,205       64,793  

Consolidated joint ventures

     228,039       253,788  

Operating Partnership

     556,099       577,361  
  

 

 

   

 

 

 

Total equity

     4,845,358       4,885,947  
  

 

 

   

 

 

 

Total liabilities and equity

   $ 8,885,514     $ 8,867,168  
  

 

 

   

 

 

 

 

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Paramount Group, Inc.

Consolidated Statements of Income

(Unaudited and in thousands, except share and per share amounts)

 

     For the Three Months Ended  
     March 31,  
     2017     2016  

REVENUES:

    

Property rentals

   $ 132,235     $ 125,002  

Straight-line rent adjustments

     20,147       19,869  

Amortization of above and below-market leases, net

     3,008       (3,619
  

 

 

   

 

 

 

Rental income

     155,390       141,252  

Tenant reimbursement income

     12,852       10,789  

Fee and other income

     12,994       20,877  
  

 

 

   

 

 

 

Total revenues

     181,236       172,918  

EXPENSES:

    

Operating

     65,971       62,945  

Depreciation and amortization

     62,992       74,812  

General and administrative

     13,581       13,961  

Transaction related costs

     275       935  
  

 

 

   

 

 

 

Total expenses

     142,819       152,653  
  

 

 

   

 

 

 

Operating income

     38,417       20,265  

Income from unconsolidated joint ventures

     1,937       1,496  

Income (loss) from unconsolidated real estate funds

     288       (326

Interest and other income, net

     3,200       1,700  

Interest and debt expense

     (39,733     (37,119

Unrealized gain on interest rate swaps

     1,802       6,860  
  

 

 

   

 

 

 

Net income (loss) before income taxes

     5,911       (7,124

Income tax expense

     (4,282     (363
  

 

 

   

 

 

 

Net income (loss)

     1,629       (7,487

Less net (income) loss attributable to noncontrolling interests in:

    

Consolidated real estate fund

     88       674  

Consolidated joint ventures

     (1,291     (1,252

Operating Partnership

     (54     1,571  
  

 

 

   

 

 

 

Net income (loss) attributable to commons stockholders

   $ 372     $ (6,494
  

 

 

   

 

 

 

Per share:

    

Basic

   $ 0.00     $ (0.03
  

 

 

   

 

 

 

Diluted

   $ 0.00     $ (0.03
  

 

 

   

 

 

 

Weighted average common shares outstanding:

    

Basic

     230,924,271       212,403,593  
  

 

 

   

 

 

 

Diluted

     230,958,441       212,403,593  
  

 

 

   

 

 

 

 

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Paramount Group, Inc.

Reconciliation of Net Income (Loss) to FFO and Core FFO

(Unaudited and in thousands, except share and per share amounts)

 

     For the Three Months Ended
March 31,
 
     2017     2016  

Reconciliation of Net Income (loss) to FFO and Core FFO:

    

Net income (loss)

   $ 1,629     $ (7,487

Real estate depreciation and amortization (including our share of unconsolidated joint ventures)

     64,840       76,351  
  

 

 

   

 

 

 

FFO

     66,469       68,864  

Less FFO attributable to noncontrolling interests in:

    

Consolidated real estate fund

     (140     448  

Consolidated joint ventures

     (7,195     (8,147
  

 

 

   

 

 

 

FFO attributable to Paramount Group Operating Partnership

     59,134       61,165  

Less FFO attributable to noncontrolling interests in Operating Partnership

     (7,545     (11,917
  

 

 

   

 

 

 

FFO attributable to common stockholders

   $ 51,589     $ 49,248  
  

 

 

   

 

 

 

Per diluted share

   $ 0.22     $ 0.23  
  

 

 

   

 

 

 

FFO

   $ 66,469     $ 68,864  

Non-core items:

    

Debt breakage costs

     2,715       —    

Unrealized gain on interest rate swaps (including our share of unconsolidated joint ventures)

     (2,386     (6,860

Transaction related costs

     275       935  

Severance costs

     —         2,874  
  

 

 

   

 

 

 

Core FFO

     67,073       65,813  

Less Core FFO attributable to noncontrolling interests in:

    

Consolidated real estate fund

     (140     448  

Consolidated joint ventures

     (7,661     (5,414
  

 

 

   

 

 

 

Core FFO attributable to Paramount Group Operating Partnership

     59,272       60,847  

Less Core FFO attributable to noncontrolling interests in Operating Partnership

     (7,562     (11,855
  

 

 

   

 

 

 

Core FFO attributable to common stockholders

   $ 51,710     $ 48,992  
  

 

 

   

 

 

 

Per diluted share

   $ 0.22     $ 0.23  
  

 

 

   

 

 

 

Reconciliation of weighted average shares outstanding:

    

Weighted average shares outstanding

     230,924,271       212,403,593  

Effect of dilutive securities

     34,170       4,366  
  

 

 

   

 

 

 

Denominator for FFO and Core FFO per diluted share

     230,958,441       212,407,959  
  

 

 

   

 

 

 

 

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