Exhibit 99.1

 

 

 

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Aimco Reports Second Quarter 2020 Results

Denver, Colorado, August 3, 2020 – Apartment Investment and Management Company (“Aimco”) (NYSE: AIV) announced today second quarter results for 2020.

Chairman and Chief Executive Officer Terry Considine comments: “The second quarter 2020 economic contraction was the most abrupt and most severe in US history. The resilient Aimco business absorbed the financial blow and is now recovering from the shock of the pandemic and the ‘lockdown’ of the economy. In mid-March, the pace of Aimco leasing was cut in half. Ten weeks later at the end of May, we were behind plan by 1,000 new leases. In June and July, increased demand and excellent work by our site teams produced about 325 leases above plan, leaving a year-to-date shortfall of 675. We are at or near the bottom in monthly Average Daily Occupancy. Notwithstanding all that has happened, at the bottom line, our first half results met our pre-crisis expectations.”  

“Looking forward, there are many reasons for concern: the fragile economy; the uncertain course of the pandemic; riots and political unrest; continuing lockdowns and the enormous increase in government borrowing and regulation. Nevertheless, I am optimistic about the Aimco portfolio and team, the apartment business itself, and the great experiment in freedom that is our country. Better times lie ahead.”

Chief Financial Officer Paul Beldin adds: “Since the onset of the crisis, Aimco has closed a $350 million term loan and  $689 million of property financings. We have lowered the weighted average interest rate of our leverage to 3.69%; addressed all 2020 debt maturities; and increased liquidity and reduced refunding risk such that Aimco committed credit and cash on hand exceeds the total of (1) the $151 million cost to complete continuing long-cycle redevelopments and developments; plus (2) the $959 million of debt maturing in the next 30 months.”

“Second quarter AFFO of $0.55 per share was up 8% year-over-year. At our properties, Aimco recognized 98.4% of all residential rental revenue, treating the balance of 1.6% as bad debt. Of the 98.4%, 97.2% was paid in cash; 70 basis points is subject to recovery by offset against security deposits; and $1.0 million, or 50 basis points is considered collectable based on our review of individual customers’ credit.”

Financial Results: Second Quarter Pro forma FFO Per Share Up 5%; AFFO Per Share Up 8%

* See Supplemental Schedule 1 for a detailed list of pro forma adjustments to FFO.

** Aimco has not excluded from Pro forma FFO and AFFO $8.0 million, or $0.05 per share for the following COVID-19 related impacts: $2.6 million of net incremental interest expense primarily on Aimco’s $350 million term loan, which Aimco secured to increase liquidity; $2.5 million of incremental bad debt expense; $1.5 million of lower commercial revenue; $0.6 million of lower other income, resulting from local restrictions on Aimco’s ability to charge late fees; $0.8 million of other amounts resulting from COVID-19. Additionally, Aimco has not excluded from year-to-date 2020 Pro forma FFO and AFFO the write-off of $2.9 million of Aimco’s straight-line rent receivables for certain commercial tenants for which collectability of future rent is uncertain and, Aimco has not excluded from year-to-date 2020 AFFO, $2.2 million of deferred broker commissions related to the same commercial tenants.

Net Income (per diluted common share) – Year-over-year, second quarter net income decreased due primarily to fewer gains from dispositions and more prepayment penalties incurred during second quarter refinancing activity undertaken to increase liquidity and to benefit from current interest rates.

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Pro forma FFO (per pro forma diluted common share) – Second quarter Pro forma FFO per share was up $0.03 year-over-year due primarily to the contribution from communities in lease-up, the net contribution from the Parkmerced loan, and lower G&A costs; offset partially by the impacts of the pandemic and lockdown mentioned previously and by ‘drag’, or lower contribution, from Redevelopment communities under construction.

Adjusted Funds from Operations (per pro forma diluted common share) – Second quarter AFFO per share increased $0.04 year-over-year due primarily to the $0.03 increase in Pro forma FFO per share and $0.01 due to lower capital replacement spending.

COVID-19 Response Update

Aimco’s top priority is the health and safety of its residents and teammates. Accordingly, Aimco has implemented enhanced cleaning procedures and physical distancing and remote working guidelines at its communities and corporate offices.

Seeing residents as individuals, each impacted differently by the pandemic and lockdown, Aimco teammates have undertaken to speak to every resident in need, to listen, and to help each to solve his or her problems.

Aimco also seeks to assist the communities where its residents and employees live and work. Since March, Aimco has provided free temporary furnished housing for healthcare providers at 21 Fitzsimons on the Anschutz Medical Campus, Parc Mosaic near Boulder Community Health, and River Club near Newark University Hospital.

In the second quarter, Aimco estimates that it incurred $8.0 million of incremental costs related to additional interest costs resulting from Aimco’s increased liquidity; incremental bad debt expense; lower commercial revenue; local restrictions on Aimco’s ability to charge late fees; and enhanced cleaning and safety procedures and other COVID-19 related items.

Rent Collection Update

Residential Rent Collection – Aimco measures residential rent collection as the amount of payments received as a percentage of all residential amounts billed. The table below represents the percentage of second quarter and July 2020 residential billed amounts.

In the second quarter, Aimco recognized 98.4% of all residential revenue treating the balance of 1.6% as bad debt. Of the 98.4% of residential revenue recognized, Aimco collected in cash all but 120 basis points. The amounts uncollected and not reserved as bad debt include balances collateralized by security deposits, of approximately 70 basis points, or those considered collectable based on Aimco review of individual customers’ credit, of approximately 50 basis points, or $1.0 million.

In July, Aimco recognized 98.4% of all residential revenue treating the balance of 1.6% as bad debt. Of the 98.4% of residential revenue recognized, Aimco collected 95.8% in cash; 30 basis points is collateralized by security deposits and $1.6 million, or 2.3%, is expected to be collected in future periods… half of which is expected to be collected in August.

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Operating Results: Second Quarter Same Store NOI Down 1.4%; Year-to-Date NOI Up 1.8%

Components of Same Store Revenue Growth – Same Store Revenue growth was impacted by lower average daily occupancy, increased bad debt expense, waived late fees, and reduced commercial rents. The table below summarizes the change in the components of Aimco’s Same Store revenue growth.

Same Store Rental Rates – Aimco measures changes in rental rates by comparing, on a lease-by-lease basis, the effective rate on a newly executed lease to the effective rate on the expiring lease for that same apartment. Newly executed leases are classified as either a new lease, where a vacant apartment is leased to a new customer, or as a renewal. The table below details changes in new and renewal lease rates, as well as the weighted-average (blended) lease rates for leases executed in the respective period.

 

 

Redevelopment and Development

Redevelopment is Aimco’s second line of business where Aimco creates value by repositioning communities within the Aimco portfolio. Aimco also undertakes ground-up development when warranted by risk-adjusted investment returns, either directly or in connection with redevelopment of an existing apartment community. Aimco invests to earn risk-adjusted returns in excess of those expected from the apartment communities sold in “paired trades” to fund the redevelopment and development. Of these two activities, Aimco generally favors redevelopment because it permits adjustment of the scope and timing of spending to align with changing market conditions and customer preferences.

During the second quarter, Aimco invested $62 million in redevelopment and development. Aimco continued five long-cycle redevelopment and development projects already under construction, including the full redevelopment of the North Tower at Flamingo Point in Miami Beach, Florida, and 707 Leahy in Redwood City, California; and ground-up construction at The Fremont on the Anschutz Medical Campus in Aurora, Colorado; Eldridge Townhomes in Elmhurst, Illinois; and Prism in Cambridge, Massachusetts. Aimco’s estimated cost to complete these projects is $151 million, an amount readily funded from Aimco’s liquidity.

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In June, Aimco resumed short-cycle redevelopments at Bay Parc in Miami, Florida, and the Center Tower at Flamingo Point in Miami Beach, Florida. Aimco’s estimated cost to complete these projects is $13.4 million.

At Parc Mosaic in Boulder, Colorado, construction is substantially complete. As of July 31, 2020, Aimco had leased 84% of the apartment homes at rents exceeding underwriting.

At The Fremont, on the Anschutz Medical Campus, 86 apartment homes have been delivered and 49% have been leased. Completion of this 253-apartment home community is expected in the fourth quarter.

At Eldridge Townhomes in Elmhurst, Illinois, 23 townhomes have been delivered and 91% of those have been leased. Construction is on track to deliver the remaining 35 townhomes by year end.

In May, construction resumed at 707 Leahy in Redwood City, California, following a five-week county-mandated work stoppage. Aimco has currently completed construction on 43 of the 110 apartment homes and leased 77% of those completed.

In June, COVID-19 related construction bans were lifted by the City of Cambridge allowing construction activities to resume at Prism. Completion of this 136-apartment home property is expected in the first quarter of 2021.

During the second quarter, Aimco leased 59 redeveloped or newly developed apartment homes. At June 30, 2020, Aimco’s exposure to lease-up at long-cycle redevelopment and development communities was 809 apartment homes; 44 homes where construction is complete, 289 homes expected to be delivered during the remainder of 2020, and 476 homes expected to be delivered in 2021.

Portfolio Management

Aimco’s portfolio of apartment communities is diversified across “A,” “B,” and “C+” price points, averaging “B/B+” in quality and is also diversified across several of the largest markets in the United States.

Portfolio Strategy – Aimco follows a disciplined paired trade policy in making investments. As part of its portfolio strategy, Aimco seeks to sell up to 10% of its portfolio annually and to reinvest the proceeds from such sales in accretive uses such as capital enhancements, redevelopments, some developments, and selective acquisitions with projected Free Cash Flow internal rates of return higher than expected from the communities being sold. Aimco prefers well-located real estate where land is a significant percentage of total value and provides potential upside from development or redevelopment. Through this disciplined approach to capital recycling, Aimco increases the quality and expected growth rate of its portfolio.

* NOI margin is lower than Aimco’s Same Store NOI margin of 73% due primarily to the impact of Redevelopment communities that are not yet stabilized. As these communities stabilize, we expect NOI margin to be equal to, or better than, Aimco Same Store NOI margin.

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Second Quarter Portfolio – For its entire portfolio, Aimco’s average monthly revenue per apartment home was $2,254 for second quarter 2020, a 2% increase compared to second quarter 2019. This increase is due primarily to year-over-year growth in Same Store rent, lease-up of redeveloped apartment homes, and sales of communities with average monthly rent per apartment home lower than that of the retained portfolio, offset partially by lower average fees and other revenue per apartment home.

In the second quarter, Aimco made no acquisitions.

Dispositions – In the second quarter, Aimco sold one apartment community located in Annandale, Virginia, with 219 apartment homes at a price of $59 million, 3% better than its estimated gross asset value one year prior. Net sales proceeds from this transaction were $37 million.

Subsequent to quarter end, Aimco received a non-refundable deposit on a community to be sold later in 2020. Aimco agreed to sell this community at a price of approximately $126 million, 3% better than its estimated gross asset value at December 31, 2019. Proceeds from this transaction are expected to be used to reduce leverage.

Mezzanine Loan Investment – As previously announced, in December 2019, Aimco made a five-year, $275 million mezzanine loan to a partnership owning Parkmerced Apartments, located in southwest San Francisco. The loan bears interest at a 10% annual rate, accruing if not paid from property operations. In the second quarter, Aimco accrued all interest due, as provided by the loan agreement and consistent with GAAP considering the loan is secured by more than $300 million of borrower equity junior to the Aimco loan.

Balance Sheet

Aimco Leverage

Aimco seeks to increase financial returns by using leverage with appropriate caution. Aimco limits risk through its balance sheet structure, employing low leverage, primarily non-recourse and long-dated property debt; and Aimco builds financial flexibility by maintaining ample unused and available credit; holding properties with substantial value unencumbered by property debt; maintaining an investment grade rating; and using partners’ equity capital when it enhances financial returns or reduces investment risk.

Aimco leverage includes the Aimco share of long-term, non-recourse, property debt encumbering apartment communities, outstanding borrowings under the Aimco revolving credit facility, the term loan, and other leverage.

 

*Other leverage includes mezzanine equity instruments, including Aimco Preferred OP Units, redeemable at the holder’s option. Aimco has computed the weighted-average maturity of its total leverage assuming a 10-year maturity for its Preferred OP Units.

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Leverage Ratios

Aimco target leverage ratios are Net Leverage to Adjusted EBITDAre below 7.0x and Adjusted EBITDAre to Interest Expense and Preferred Distributions greater than 2.5x. Aimco calculates Adjusted EBITDAre and Adjusted Interest Expense used in its leverage ratios based on current quarter amounts, annualized.

 

Net Leverage to Adjusted EBITDAre increased by 0.4x from March 31, 2020, due primarily to a $6.1 million reduction in quarterly EBITDAre as a result of COVID-19.

Aimco expects to meet its leverage target through a combination of property NOI growth, including the $30 million of incremental NOI Aimco expects to receive from its “long-cycle” redevelopment communities now underway, and through approximately $350 million of property sales, including the previously mentioned under-contract property, expected to close in 2020.

Under its revolving credit facility and term loan, Aimco has agreed to maintain a fixed charge coverage ratio of 1.40x, as well as other covenants customary for similar revolving credit arrangements. For the period ended June 30, 2020, Aimco’s fixed charge coverage ratio was 2.02x. Aimco expects to remain in compliance with its covenants.

Financing Activity

During the second quarter, Aimco placed $609 million of new property debt, generating incremental proceeds of $371 million, and closed the refinancing of another $80 million in July. The loans have a weighted-average term to maturity of 9.3 years and a weighted-average interest rate of 2.9%, lowering Aimco’s weighted-average borrowing cost of leverage to 3.69%. Aimco addressed all of its 2020 loan maturities and reduced 2021 to 2024 maturities by 18%; resulting in average annual maturities of $262 million remaining for the four years.

Also, during the second quarter, Aimco secured a $350 million term loan. Proceeds from the loan were used primarily to repay borrowings on the revolving credit facility.

Liquidity

Aimco uses its credit facility primarily for working capital and other short-term purposes and to secure letters of credit. At June 30, 2020, Aimco held cash and restricted cash of $428 million and had the capacity to borrow up to $793 million under its revolving credit facility, bringing total liquidity to $1.2 billion.

Aimco also manages its financial flexibility by maintaining an investment grade rating and holding communities that are unencumbered by property debt. As of June 30, 2020, Aimco held unencumbered communities with an estimated fair market value of approximately $2.3 billion.

Equity Capital Activities

On July 28, 2020, the Aimco Board of Directors declared quarterly cash dividends of $0.41 per share of Class A Common Stock, an increase of 5% compared to the regular quarterly dividends paid in 2019. This amount is payable on August 28, 2020, to stockholders of record on August 14, 2020.

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Earnings Conference Call Information

 

Supplemental Information

The full text of this Earnings Release and the Supplemental Information referenced in this release are available on Aimco’s website at investors.aimco.com.

Glossary & Reconciliations of Non-GAAP Financial and Operating Measures

Financial and operating measures found in this Earnings Release and the Supplemental Information include certain financial measures used by Aimco management that are measures not defined under accounting principles generally accepted in the United States, or GAAP. Certain Aimco terms and Non-GAAP measures are defined in the Glossary in the Supplemental Information and Non-GAAP measures reconciled to the most comparable GAAP measures.

About Aimco

Aimco is a real estate investment trust focused on the ownership and management of quality apartment communities located in select markets in the United States. Aimco is one of the country’s largest owners and operators of apartments, with ownership interests in 125 apartment communities in 17 states and the District of Columbia. Aimco common shares are traded on the New York Stock Exchange under the ticker symbol AIV and are included in the S&P 500. For more information about Aimco, please visit our website at www.aimco.com.

Contact

Matt Foster, Director, Investor Relations

Investor Relations 303-793-4661, investor@aimco.com

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Forward-looking Statements

This Earnings Release and Supplemental Information contain forward-looking statements within the meaning of the federal securities laws, including, without limitation, statements regarding projected results and specifically forecasts of 2020 results, including but not limited to: Nareit FFO, Pro forma FFO and selected components thereof; AFFO; Aimco redevelopment and development investments and projected yield on such investments, timelines, and Net Operating Income contribution; expectations regarding sales of Aimco apartment communities and the use of proceeds thereof; and Aimco liquidity and leverage metrics.

These forward-looking statements are based on management’s judgment as of this date, which is subject to risks and uncertainties. Risks and uncertainties include, but are not limited to: the impact of the COVID-19 pandemic and the lockdown on Aimco’s ability to maintain current or meet projected occupancy, rental rate and property operating results; the impact of the COVID-19 pandemic and the lockdown on those entities in which Aimco holds a partial interest, including Aimco’s interest in the partnership that owns Parkmerced Apartments; the effect of acquisitions, dispositions, redevelopments and developments; Aimco’s ability to meet budgeted costs and timelines, and achieve budgeted rental rates related to Aimco redevelopment and development investments; expectations regarding Aimco sales of apartment communities and the use of proceeds thereof; the availability and cost of property-level and corporate debt; and Aimco’s ability to comply with debt covenants, including financial coverage ratios.

Actual results may differ materially from those described in these forward-looking statements and, in addition, will be affected by a variety of risks and factors, some of which are beyond Aimco’s control, including, without limitation:

In addition, Aimco’s current and continuing qualification as a real estate investment trust involves the application of highly technical and complex provisions of the Internal Revenue Code and depends on Aimco’s ability to meet the various requirements imposed by the Internal Revenue Code, through actual operating results, distribution levels and diversity of stock ownership.

Readers should carefully review Aimco’s financial statements and the notes thereto, as well as the section entitled “Risk Factors” in Item 1A of Aimco’s Annual Report on Form 10-K for the year ended December 31, 2019 and the section entitled “Risk Factors” in Item 1A of Aimco’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2020, and the other documents Aimco files from time to time with the Securities and Exchange Commission.

These forward-looking statements reflect management’s judgment as of this date, and Aimco assumes no obligation to revise or update them to reflect future events or circumstances. This press release does not constitute an offer of securities for sale.

 

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Consolidated Statements of Operations

 

(in thousands, except per share data) (unaudited)

 

 

 

Included in net income for the three months ended June 30, 2020 is $8.0 million of COVID-19 related impacts, including $2.6 million of net incremental interest expense on Aimco’s $350 million term loan, which Aimco secured to increase liquidity; $2.5 million of incremental bad debt expense; $1.5 million of lower commercial revenue; $0.6 million of lower other income, resulting from local restrictions on Aimco’s ability to charge late fees; and $0.8 million related to other amounts resulting from COVID-19.

 

Additionally, included in net income for the six months ended June 30, 2020 is the write-off of $2.9 million of Aimco’s straight-line rent receivable for certain commercial tenants for which collectability of future rent is uncertain and $2.2 million of deferred broker commissions.

 

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Consolidated Balance Sheets

 

(in thousands) (unaudited)

 

 

 

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Supplemental Schedule 1

 

Three and Six Months Ended June 30, 2020 Compared to Three and Six Months Ended June 30, 2019

(in thousands, except per share data) (unaudited)

Aimco believes that Economic Income (defined as Net Asset Value, or NAV, growth plus dividends) is an important measure of long-term financial performance. NAV is a non-GAAP measure and represents the estimated fair value of assets net of liabilities attributable to Aimco common stockholders. NAV is used by many investors because the value of company assets can be readily estimated, even for non-earning assets such as land or properties under development. NAV has the advantage of incorporating the investment decisions of thousands of real estate investors, enhancing comparability among companies that have differences in their accounting, and avoiding disparity that can result from application of GAAP to investment properties and various ownership structures. NAV also provides real estate investors a basis for the perceived quality and predictability of future cash flows as well as their expected growth. Some investors focus on multiples of AFFO and FFO. Aimco’s disclosure of AFFO and FFO complements its focus on Economic Income.

 

 

 

 

 

 

 

 

Please see the following page for footnote descriptions.

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Supplemental Schedule 1

 

 

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Supplemental Schedule 2(a)

 

Three and Six Months Ended June 30, 2020 Compared to Three and Six Months Ended June 30, 2019

(consolidated amounts, in thousands) (unaudited)

 

 

 

 

 

 

 

 

Please see the following page for footnote descriptions

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Supplemental Schedule 2(a) (continued)

 

 

 

 

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Supplemental Schedule 2(b)

 

Partially Owned Entities

Three and Six Months Ended June 30, 2020 Compared to Three and Six Months Ended June 30, 2019

(Proportionate amounts, in thousands) (unaudited)

 

 

 

 

 

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Supplemental Schedule 3

 

Property Net Operating Income

Trailing Five Quarters

(consolidated amounts, in thousands) (unaudited)

 

 

 

 

 

 

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Supplemental Schedule 4

 

Apartment Home Summary

As of June 30, 2020

(unaudited)

 

 

 

 

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Supplemental Schedule 5(a)

 

Capitalization and Financial Metrics

As of June 30, 2020

(dollars in thousands) (unaudited)

Leverage Balances and Characteristics

 

Leverage Ratios Second Quarter 2020 [5]

 

 

 

 

Credit Ratings

 

 

 

 

 

 

 

 

 

 

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Supplemental Schedule 5(b)

 

Capitalization and Financial Metrics

As of June 30, 2020

(share, unit, and dollar amounts in thousands) (unaudited)

Aimco Share Non-Recourse Property Debt

 

 

Preferred OP Units

 

 

Common Stock, Partnership Units and Equivalents

 

 

 

 

 

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Supplemental Schedule 6(a)

 

Same Store Operating Results

Three Months Ended June 30, 2020 Compared to Three Months Ended June 30, 2019

(proportionate amounts, in thousands, except community, home, and per home data) (unaudited)

 

 

 

 

 

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Supplemental Schedule 6(b)

 

Same Store Operating Results

Three Months Ended June 30, 2020 Compared to Three Months Ended March 31, 2020

(proportionate amounts, in thousands, except community, home, and per home data) (unaudited)

 

 

 

 

 

 

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Supplemental Schedule 6(c)

 

Same Store Operating Results

Six Months Ended June 30, 2020 Compared to Six Months Ended June 30, 2019

(proportionate amounts, in thousands, except community, home, and per home data) (unaudited)

 

 

 

 

 

 

 

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Supplemental Schedule 6(d)

 

Same Store Operating Expense Detail

(proportionate amounts, in thousands) (unaudited)

 

Quarterly Comparison

 

 

Sequential Comparison

 

 

Year-to-Date Comparison

 

 

 

 

 

 

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Supplemental Schedule 7(a)

 

Portfolio Data by Market

Second Quarter 2020 Compared to Second Quarter 2019

(unaudited)

 

 

 

 

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Supplemental Schedule 7(b)

 

Portfolio Data by Market

First Quarter 2020 Market Information

(unaudited)

Aimco portfolio strategy seeks predictable rent growth from a portfolio of apartment communities that is diversified across “A,” “B,” and “C+” price points, averaging “B/B+” in quality, and is also diversified across several of the largest markets in the United States. The schedule below illustrates Aimco’s portfolio quality based on first quarter 2020 data, the most recent period for which third-party data is available. Aimco adjusts the portfolio data to remove any apartment communities sold subsequent to the reported period.

 

The average age of Aimco’s portfolio, adjusted for its sizable investment in redevelopment, is approximately 25 years.

 

 

 

 

 

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Supplemental Schedule 8

 

Apartment Community Disposition and Acquisition Activity

(dollars in millions, except average revenue per home) (unaudited)

 

 

 

 

 

 

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Supplemental Schedule 9

 

Apartment Community Capital Additions Information

Three and Six Months Ended June 30, 2020

(consolidated amounts in thousands, except per apartment home data) (unaudited)

 

Aimco classifies capital additions as Capital Replacements (“CR”), Capital Improvements (“CI”), Capital Enhancements (“CE”), Redevelopment, Development, Initial Capital Expenditures (“ICE”), or Casualty. Recurring capital additions are apportioned between CR and CI based on the useful life of the item under consideration and the period over which Aimco has owned the item. Under this method of classification, CR represents the portion of the item consumed during Aimco’s ownership of the item, while CI represents the portion of the item consumed prior to Aimco’s period of ownership.

 

 

 

 

 

 

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Supplemental Schedule 10

 

As of June 30, 2020

(dollars in millions, except per home information) (unaudited)

Aimco executes redevelopments using a range of approaches. Aimco prefers to limit risk by executing redevelopments using a short-cycle approach, in which it renovates an apartment community in stages. These short-cycle redevelopments can be completed one apartment home at a time, when that home is vacated and available for renovation, or one floor at a time, thereby limiting the number of down homes and lease-up risk. As a result, short-cycle redevelopments provide Aimco the flexibility to maintain current earnings while aligning the timing of the completed apartment homes with market demand. The following table summarizes value-creating investments related to short-cycle redevelopments.

 

See the following page for Terms and Definitions.

 

 

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Supplemental Schedule 10 (Continued)

 

Redevelopment and Development Portfolio

(Page 2 of 2)

Terms and Definitions

Total Planned Investment - represents total estimated investment, net of tax and other credits earned by Aimco as a direct result of its redevelopment or development of the community. Total estimated investment includes all capitalized costs projected to be incurred to redevelop or develop the respective community, as determined in accordance with GAAP.

Expected Stabilized Occupancy - period in which Aimco expects to achieve stabilized occupancy (greater than 90%).

Expected NOI Stabilization - period in which Aimco expects to achieve stabilized rents and operating costs, generally five quarters after Stabilized Occupancy.

Average Revenue per Apartment Home Redeveloped or Constructed - represents the actual revenues per apartment home, which includes rents and other rental income, prior to redevelopment, and the projected revenues per apartment home following redevelopment or construction, excluding rent and other rental income from commercial leases (which are presented separately on this schedule) and resident utility reimbursements. Projections of stabilized revenues per apartment home are based on management’s judgment. These projections consider factors including but not limited to: current rent; other rental income expectations; and revenue achievement to date as compared to current market rents.

 

 

 

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GLOSSARY AND RECONCILIATIONS OF NON-GAAP FINANCIAL AND OPERATING MEASURES

 

This Earnings Release and Supplemental Information include certain financial and operating measures used by Aimco management that are not calculated in accordance with accounting principles generally accepted in the United States, or GAAP. Aimco’s definitions and calculations of these non-GAAP financial and operating measures and other terms may differ from the definitions and methodologies used by other REITs and, accordingly, may not be comparable. These non-GAAP financial and operating measures should not be considered an alternative to GAAP net income or any other GAAP measurement of performance and should not be considered an alternative measure of liquidity.

 

AIMCO OP: AIMCO Properties, L.P., a Delaware limited partnership, is the operating partnership in Aimco’s UPREIT structure. Aimco owns approximately 93.5% of the legal interest in the common partnership units of the Aimco OP and 94.9% of the economic interest in the common partnership units of the Aimco OP.

AIMCO PROPORTIONATE FINANCIAL INFORMATION: Within this Earnings Release and Supplemental Information, Aimco provides certain financial information necessary to calculate Aimco’s share of financial information. This information is not, nor is it intended to be, a presentation in accordance with GAAP. Aimco’s proportionate share of financial information includes Aimco’s share of unconsolidated real estate partnerships and excludes the noncontrolling interest partners’ share of consolidated real estate partnerships.

Aimco does not control the unconsolidated real estate partnerships and the calculation of Aimco’s share of the assets and liabilities and revenues and expenses does not represent a legal claim to a proportionate share of such items. The amount of cash distributions partners in such partnerships may receive is based upon specific provisions in the partnership agreements and may vary based on whether such distributions are generated from operations, capital events or liquidation.

Proportionate information benefits the users of Aimco’s financial information by providing the amount of revenues, expenses, assets, liabilities, and other items attributable to Aimco stockholders. Other companies may calculate their proportionate information differently than Aimco does, limiting the usefulness as a comparative measure. Because of these limitations, the non-GAAP Aimco proportionate financial information should not be considered in isolation or as a substitute for information included in Aimco’s financial statements as reported under GAAP.

AVERAGE AGE OF APARTMENT COMMUNITIES: Calculated by Aimco on a property-by-property basis based on the year the community was originally built, adjusted for redevelopment and/or other major capital improvements that effectively reduce the age of the community. Such investments include construction of new buildings and/or amenities, replacement or modernization of mechanical, plumbing, and electrical systems and other investments that are consequential in nature. The average age of apartment communities is weighted by the estimated fair value of the properties, and is updated annually during the first quarter, as well as upon completion of a long-cycle redevelopment.

AVERAGE REVENUE PER APARTMENT HOME: Represents Aimco proportionate average monthly rental and other property revenues, excluding utility cost reimbursements, divided by the number of occupied apartment homes as of the end of the period.

 

 

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CAPITAL ADDITIONS DEFINITIONS

CAPITAL IMPROVEMENTS (CI): CI represent capital additions made to replace the portion of acquired apartment communities consumed prior to Aimco’s period of ownership and not contemplated in Aimco’s underwriting of an acquisition.

CAPITAL REPLACEMENTS (CR): Unlike CI, CR does not increase the useful life of an asset from its original purchase condition. CR represent capital additions made to replace the portion of acquired capital assets consumed during Aimco’s period of ownership. CR is deducted in the calculation of AFFO. A reconciliation between CR amounts on Schedule 2 and Schedule 9 is as follows (in thousands, unaudited):

 

CASUALTY CAPITAL ADDITIONS: Casualty capital additions represent capitalized costs incurred in connection with the restoration of an apartment community after a casualty event.

CAPITAL ENHANCEMENTS (CE): CE may include kitchen and bath remodeling; energy conservation projects; and investments in longer-lived materials designed to reduce costs. CE differs from Redevelopment Additions in that they are generally lesser in scope and do not significantly disrupt property operations.

INITIAL CAPITAL EXPENDITURES (ICE): ICE represent capital additions contemplated in the underwriting at Aimco’s recently acquired communities.

REDEVELOPMENT ADDITIONS: Redevelopment additions represent capital additions intended to enhance the value of the apartment community through the ability to generate higher average rental rates, and may include costs related to entitlement, which enhance the value of a community through increased density, and costs related to renovation of exteriors, common areas, or apartment homes.

DEVELOPMENT ADDITIONS: Development additions represent construction and related capitalized costs associated with the ground-up development of apartment communities.

ECONOMIC INCOME: As discussed in Supplemental Schedule 1, Economic Income represents stockholder value creation as measured by the change in estimated net asset value, or NAV, per share, plus cash dividends per share. Aimco believes Economic Income is important to investors as it represents a measure of total return we have earned for our stockholders. NAV, as used in our calculation of Economic Income, is a non-GAAP measure and represents the estimated fair value of assets net of liabilities attributable to Aimco’s common stockholders and the Aimco Operating Partnership’s common unitholders on a diluted basis. Aimco reports and reconciles Economic Income to GAAP equity annually. Please refer to the section entitled Management’s Discussion and Analysis of Financial Condition and Results of Operations described in Item 7 of our Annual Report on Form 10-K for the year ended December 31, 2019 for more information about Economic Income.

FREE CASH FLOW: Free Cash Flow, as calculated for Aimco’s retained portfolio, represents an apartment community’s property net operating income, less spending for Capital Replacements. Capital Replacement spending is a measure of the cost of capital asset used during the period. Aimco believes that Free Cash Flow is useful to investors as a supplemental measure of apartment community performance because it

 

 

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takes into consideration costs incurred during the period to replace capital assets that have been consumed during Aimco’s ownership.

FREE CASH FLOW CAP RATE: Free Cash Flow Cap Rate represents the NOI Cap Rate, adjusted for assumed Capital Replacements spending of $1,200 per apartment home.

FREE CASH FLOW MARGIN: Free Cash Flow Margin represents an apartment community’s property net operating income less $1,200 per apartment home of assumed annual Capital Replacement spending, as a percentage of the apartment community’s rental and other property revenues.

LEVERAGE RATIO DEFINITIONS

Aimco’s leverage strategy targets the ratio of Net Leverage to Adjusted EBITDAre to be below 7.0x and the ratio of Adjusted EBITDAre to Adjusted Interest and Preferred Distributions to be greater than 2.5x. Aimco also focuses on the ratios of Proportionate Debt to Adjusted EBITDAre and Adjusted EBITDAre Coverage of Adjusted Interest. Aimco believes these ratios, which are based in part on non-GAAP financial information, are commonly used by investors and analysts to assess the relative financial risk associated with balance sheets of companies within the same industry, and they are believed to be similar to measures used by rating agencies to assess entity credit quality. EBITDAre and Adjusted EBITDAre should not be considered alternatives to net income (loss) as determined in accordance with GAAP as indicators of performance. There can be no assurance that Aimco’s method of calculating EBITDAre and Adjusted EBITDAre is comparable with that of other real estate investment trusts.

Aimco’s net leverage includes Aimco’s share of long-term, non-recourse property debt, outstanding borrowings on its revolving credit facility, its term loan, and outstanding preferred OP Units, reduced by cash and restricted cash on-hand, excluding tenant security deposits, and its investment in a securitization trust that holds certain of its property debt. Aimco reconciles consolidated balances to its net leverage on Supplemental Schedule 5(a).

Aimco calculates Adjusted EBITDAre and Adjusted Interest Expense used in its leverage ratios based on current quarter amounts, annualized.

EBITDAre AND ADJUSTED EBITDAre

EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION, AND AMORTIZATION FOR REAL ESTATE (“EBITDAre”): Nareit defines EBITDAre as net income computed in accordance with GAAP, before interest expense, income taxes, depreciation and amortization expense, further adjusted for:

Aimco believes that EBITDAre is useful to investors, creditors and rating agencies as a supplemental measure of Aimco’s ability to incur and service debt because it is a recognized measure of performance by the real estate industry and facilitates comparison of credit strength between Aimco and other companies.

 

 

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ADJUSTED EBITDAre: Adjusted EBITDAre is defined by Aimco as EBITDAre adjusted to exclude the effect of the following items for the reasons set forth below:

A reconciliation of net income to EBITDAre and Adjusted EBITDAre for Aimco’s portfolio for the quarter ended June 30, 2020, is as follows (in thousands, unaudited):

ADJUSTED INTEREST EXPENSE: Adjusted Interest Expense represents Aimco’s proportionate share of interest expense on non-recourse property debt and interest on the credit facility borrowings and term loan less (i) prepayment penalties, if any, and (ii) the amount of interest income recognized by Aimco related to its investment in the subordinated tranches in a securitization trust holding primarily Aimco property debt.

Adjusted Interest Expense and Preferred Distributions for the quarter ended June 30, 2020, as used in the leverage ratios on Supplemental Schedule 5(a), are calculated as follows (in thousands, unaudited):

 

 

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FIXED CHARGE COVERAGE RATIO: As defined by Aimco’s credit agreement, the ratio of (a) EBITDA to (b) fixed charges, which represent the sum of (i) Aimco’s proportionate share of interest expense (excluding prepayment penalties and amortization of debt issuance costs), (ii) debt amortization, and (iii) Preferred Distributions, for the four fiscal quarters preceding the date of calculation. The calculation of certain of these measures as defined by Aimco’s Credit Agreement may differ from those used by Aimco in the calculations of its Leverage Ratios.

PREFERRED DISTRIBUTIONS: Preferred Distributions includes the distributions paid with respect to the Aimco OP’s Preferred Partnership Units.

OTHER LEVERAGE: Other Leverage includes Preferred OP Units and redeemable noncontrolling interests.

PREFERRED OP UNITS: Preferred OP Units represent the redemption amounts for the Aimco OP’s Preferred Partnership Units and may be found in Aimco’s consolidated balance sheets and on Supplemental Schedule 5(b).

PROPORTIONATE DEBT TO ADJUSTED EBITDAre RATIO: The ratio of (a) Aimco’s share of net leverage as calculated on Supplemental Schedule 5(a), excluding Preferred OP Units and redeemable noncontrolling interests, to (b) Adjusted EBITDAre.

NET LEVERAGE TO ADJUSTED EBITDAre RATIO: The ratio of (a) Aimco’s share of net leverage as calculated on Supplemental Schedule 5(a), to (b) Adjusted EBITDAre.

NAREIT FUNDS FROM OPERATIONS (Nareit FFO): Nareit FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts (Nareit) defines as net income computed in accordance with GAAP, excluding: depreciation and amortization related to real estate; gains and losses from sales or impairment of depreciable assets and land used in the primary business of the REIT; and income taxes directly associated with a gain or loss on sale of real estate; and including Aimco’s share of Nareit FFO of unconsolidated partnerships and joint ventures. Aimco computes Nareit FFO for all periods presented in accordance with the guidance set forth by Nareit.

In addition to Nareit FFO, Aimco uses PRO FORMA FUNDS FROM OPERATIONS (Pro forma FFO) and ADJUSTED FUNDS FROM OPERATIONS (AFFO) to measure short-term performance. Pro forma FFO represents Nareit FFO as defined above, excluding certain amounts that are unique or occur infrequently. Aimco’s pro forma adjustments are defined in further detail in the footnotes to Supplemental Schedule 1.

AFFO represents Pro forma FFO reduced by Capital Replacements and is Aimco’s primary measure of current period performance.

Nareit FFO, Pro forma FFO, and AFFO are non-GAAP measures that Aimco believes are helpful to investors in understanding Aimco’s short-term performance because they capture features particular to real estate performance by recognizing that real estate generally appreciates over time or maintains residual value to a much greater extent than other capital assets such as machinery, computers or other personal property. Nareit FFO, Pro forma FFO, and AFFO should not be considered alternatives to net income (loss) as determined in accordance with GAAP, as indicators of performance. There can be no assurance that Aimco’s method of computing Nareit FFO, Pro forma FFO or AFFO is comparable with that of other real estate investment trusts.

NET OPERATING INCOME (NOI) CAP RATE: NOI Cap Rate is calculated based on Aimco’s share of the proportionate property NOI for the trailing twelve months prior to sale, less a 3% management fee, divided by Aimco gross proceeds.

 

 

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NET OPERATING INCOME (NOI) MARGIN: Represents an apartment community’s net operating income as a percentage of the apartment community’s rental and other property revenues.

OTHER EXPENSES, NET: Other expenses, net, allocated to contribution from real estate operations on Supplemental Schedule 2 generally includes ground lease rent expense, franchise taxes, expenses specifically related to Aimco’s administration of its real estate partnerships (for example, services such as audit, tax, and legal), and other amounts not included in property NOI for purposes of evaluating segment performance. Other expenses, net, not allocated to contribution from real estate operations generally consists of risk management activities related to Aimco’s unconsolidated partnerships and certain other corporate expenses.

PROPERTY NET OPERATING INCOME (NOI) and PROPORTIONATE PROPERTY NOI: NOI is defined by Aimco as total property rental and other property revenues less direct property operating expenses, including real estate taxes. NOI does not include: property management revenues, primarily from affiliates; casualties; property management expenses; depreciation; or interest expense. NOI is helpful because it helps both investors and management to understand the operating performance of real estate excluding costs associated with decisions about acquisition pricing, overhead allocations, and financing arrangements. NOI is also considered by many in the real estate industry to be a useful measure for determining the value of real estate. Reconciliations of NOI as presented in this Earnings Release and Supplemental Information to Aimco’s consolidated GAAP amounts are provided below.

Due to the diversity of its economic ownership interests in its apartment communities in the periods presented, Aimco evaluates the performance of the apartment communities in its segments using Proportionate Property NOI, which represents Aimco’s share of the NOI for the apartment communities that Aimco consolidates and manages, but excludes apartment communities that it does not consolidate. Proportionate Property NOI is defined as Aimco share of rental and other property revenue less Aimco share of property operating expenses. In its evaluation of community results, Aimco excludes utility cost reimbursement from rental and other property revenues and reflects such amount as a reduction of the related utility expense within property operating expenses. The following table presents the reconciliation of GAAP rental and other property revenue to the proportionate revenues before utility reimbursements and GAAP property operating expenses to proportionate expenses, net of utility reimbursements. The table also presents the reconciliation of consolidated Same Store revenue before utility reimbursements and expenses, net of utility reimbursements as presented on Supplemental Schedule 2(a) to the proportionate amounts presented on Supplemental Schedule 6.

 

 

 

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PORTFOLIO QUALITY RATINGS: Aimco measures the quality of apartment communities in its portfolio based on average rents of its apartment homes compared to local market average rents as reported by a third-party provider of commercial real estate performance and analysis. Under this rating system, Aimco classifies as “A” quality apartment communities those earning rents greater than 125% of local market average; as “B” quality apartment communities those earning rents between 90% and 125% of local market average; “C+” quality apartment communities those earning rents greater than $1,100 per month, but lower than 90% of local market average; and “C” quality apartment communities those earning rents less than $1,100 per month and lower than 90% of local market average.

REAL ESTATE CLASSIFICATIONS: Aimco’s portfolio of apartment communities is diversified by both price point and geography. Aimco’s portfolio is classified into three segments, as follows:

SAME STORE: Same Store apartment communities are apartment communities that (a) are owned and managed by Aimco, (b) had reached a stabilized level of operations as of January 1, 2019, and maintained it throughout the current and the comparable prior periods, and (c) are not expected to be sold within 12 months.

REDEVELOPMENT/DEVELOPMENT: Includes apartment communities currently under construction that have not achieved a stabilized level of operations and communities that have been completed in recent years that had not achieved and maintained stabilized operations for both the current and the comparable prior periods.

 

 

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ACQUISITION AND OTHER REAL ESTATE: Includes communities acquired since January 1, 2019, communities subject to limitations on rent increases, communities that Aimco expects to sell within 12 months that do not meet the criteria to be classified as held for sale, communities that Aimco expects to redevelop, and certain commercial spaces.

SOLD AND HELD FOR SALE APARTMENT COMMUNITIES: Apartment communities either sold since January 1, 2019 or classified as held for sale at the end of the period. For purposes of highlighting results of operations related to Aimco’s retained portfolio, results for Sold and Held For Sale Apartment Communities are excluded from property net operating income and presented separately on a net basis on Supplemental Schedule 2.

TURNOVER and RETENTION: Turnover represents the percentage of residents who have moved out in the trailing twelve months. It is calculated by dividing the number of move outs in the trailing twelve months, exclusive of intra-community transfers, by the daily average number of occupied apartment homes during the trailing twelve months. For the twelve months ended June 30, 2020, Turnover was 40.0%, 500 basis points lower than the twelve months ended June 30, 2019. Inclusive of intra-community transfers, Turnover was 44.2% for the trailing twelve months ended June 30, 2020.

Retention represents the inverse of Turnover, as defined above.