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| 8-K - 8-K - Four Corners Property Trust, Inc. | fcpt-20201103.htm |
FOUR CORNERS PROPERTY TRUST NYSE: FCPT INVESTOR PRESENTATION | NOVEMBER 2020 www.fcpt.com 1 | FCPT | NOVEMBER 2020
FORWARD LOOKING STATEMENTS AND DISCLAIMERS Cautionary Note Regarding Forward-Looking Statements: This presentation contains forward-looking statements within the meaning of the federal securities laws. Forward-looking statements include all statements that are not historical statements of fact and those regarding FCPT’s intent, belief or expectations, including, but not limited to, statements regarding: operating and financial performance, acquisition pipeline, expectations regarding the making of distributions and the payment of dividends, and the effect of pandemics such as COVID-19 on the business operations of FCPT and FCPT’s tenants and their continued ability to pay rent in a timely manner or at all. Words such as “anticipate(s),” “expect(s),” “intend(s),” “plan(s),” “believe(s),” “may,” “will,” “would,” “could,” “should,” “seek(s)” and similar expressions, or the negative of these terms, are intended to identify such forward-looking statements. Forward-looking statements speak only as of the date on which such statements are made and, except in the normal course of FCPT’s public disclosure obligations, FCPT expressly disclaims any obligation to publicly release any updates or revisions to any forward- looking statements to reflect any change in FCPT’s expectations or any change in events, conditions or circumstances on which any statement is based. Forward-looking statements are based on management’s current expectations and beliefs and FCPT can give no assurance that its expectations or the events described will occur as described. For a further discussion of these and other factors that could cause FCPT’s future results to differ materially from any forward-looking statements, see the risk factors described under the section entitled “Item 1A. Risk Factors” in FCPT’s annual report on Form 10-K for the year ended December 31, 2019, as supplemented by the risk factor described under “Part II, Item 1A. Risk Factors” in FCPT’s quarterly report on Form 10-Q for the quarter ended September 30, 2020, and other risks described in documents subsequently filed by FCPT from time to time with the Securities and Exchange Commission Notice Regarding Non-GAAP Financial Measures: The information in this communication contains and refers to certain non-GAAP financial measures, including FFO and AFFO. These non- GAAP financial measures are in addition to, not a substitute for or superior to, measures of financial performance prepared in accordance with GAAP. These non-GAAP financial measures should not be considered replacements for, and should be read together with, the most comparable GAAP financial measures. Reconciliations to the most directly comparable GAAP financial measures and statements of why management believes these measures are useful to investors are included in the supplemental financial and operating report, which can be found in the Investors section of our website at www.fcpt.com, and on page 26 of this presentation. 2 | FCPT | NOVEMBER 2020
AGENDA Company Overview & COVID-19 Update Page 3 Restaurant Industry Update Page 5 Lubert-Adler Strategic Joint Venture Page 11 Appendix Page 15 3 | FCPT | NOVEMBER 2020
EXECUTIVE SUMMARY Portfolio and Covid-19 Update1 FCPT’s portfolio of 751 properties across 74 restaurant and retail brands continues to perform well with occupancy at 99.6% Sector leading rent collection with 99% collected in Q3 2020 and October 2020 Weighted average lease term of 10.5 years with less than 7% of portfolio base rent expiring before 2027 Liquidity and Capital Markets Issued $63 million of equity in the third quarter using our At-the-Market (ATM) equity program $268 million of liquidity, inclusive of cash on hand and an undrawn credit facility No near-term debt maturities and current leverage at 5.3x2 Maintains stable, investment grade rating which was recently reaffirmed (Fitch: BBB-) Acquisitions Through November 2, FCPT has acquired $144 million3 of properties in 2020, including $107 million since re- resuming activities in June with a weighted average cap rate for the year of 6.5% FCPT has closed over $223 million / 121 properties of outparcel transactions since October 2017 New Joint Venture with Lubert-Adler On October 12, FCPT announced a strategic joint venture with Lubert-Adler Real Estate Funds to acquire up to $150 million of vacant real estate to re-tenant with creditworthy, growing operators The venture has the potential to grow FCPT’s acquisition pipeline and strengthen its tenant relationships ____________________ Figures as of 9/30/2020, unless otherwise noted 1. Based on contractual Annual Base Rent as defined in glossary, except for occupancy which is based on portfolio square footage. 2. Net debt to adjusted EBITDAre leverage as of 9/30/2020, see page 27 for reconciliation of net income to adjusted EBITDAre and page 26 for non-GAAP definitions. 3. Includes a $4.2 million tenant allowance payment made in exchange for increase rent, extended term and enhanced financial reporting. 4 | FCPT | NOVEMBER 2020
AGENDA Company Overview & COVID-19 Update Page 3 Restaurant Industry Update Page 5 Lubert-Adler Strategic Joint Venture Page 11 Appendix Page 15 5 | FCPT | NOVEMBER 2020
RESTAURANT INDUSTRY PLAYERS Independents Branded Casual Dining Branded Quick-Service Estimated US Number1 ~364,000 ~49,000 ~243,000 Geography Urban/Suburban/Rural Suburban Suburban/Rural Strong; Strong; Access to Capital Limited; friends and family publicly traded companies publicly traded companies PPP Funding/Reliance High Almost none Almost none Off-Premise Capability Limited Moderate High; >60% Drive-Thru Technological Limited High High Investments Slow; still lagging pre-COVID and Compelling; approaching pre- Strong; many are exceeding pre- Recovery many still closed COVID levels COVID levels 1. Barclays Equity Research, Jeffrey Bernstein (September 2020) 6 | FCPT | NOVEMBER 2020
RESTAURANT SALES TRENDS BY SECTOR . Baird’s weekly restaurant survey shows quick service has been minimally impacted by COVID, showing positive same-store sales since May . Casual dining has made a strong recovery after reaching a trough even with partial capacity constraints through more efficient operations and to-go ordering Baird Restaurants Surveys: Weekly Same-Store Sales vs. 2019 10% +6% +5% +5%+4% +8% +9% +8% +9% +8% +6%+9% 0% +6% +7% +6% +6% +7% +6% +7% +5%+7% +6% +2% +4% +4% +5% +5% +3% +4% +3% +3% 1%0% 0% -1% -2% -2% -3% -2% -2% -1% -2% -1% -2% -3% -3% -3% -10% -5% -4% -6% -4% -4% -4% -4% -12%-10%-10%-10% -20% -25% -13% -17% -19%-17%-18%-18%-17%-19%-18%-18% -21% -20% -21% -30% -24%-26% -24%-24% -29%-27%-27% -30%-30%-32% -40% -37% -35% -40% -41% -50% -44% -51% -60% -56%-54% Overall Casual Dining -70% -64%-63% Quick Service -77% -71% -80% Jan Feb 2H 1H 2H 5/3 5/10 5/17 5/24 5/31 6/7 6/14 6/21 6/28 7/5 7/12 7/19 7/26 8/2 8/9 8/16 8/23 8/30 9/6 9/13 9/20 9/27 10/4 10/11 10/18 Mar Apr Apr ____________________ Source: Data per The Baird Restaurant Surveys (produced by R.W. Baird & Co. Equity Research) reported 10/26/2020 Note: Results shown may not be indicative of the ability or willingness of our tenants to pay rent on a timely basis or at all 7 | FCPT | NOVEMBER 2020
CHAIN VS INDEPENDENT RESTAURANT PERFORMANCE Consumer trailing 7-day average year-over-year spending changes at “Big Chain” and “Other” restaurants According to a recent Bank of America study of spending data, sales at big restaurant chains had largely recovered from the coronavirus pandemic while the rest of the restaurant industry is taking longer to bounce back ____________________ Reprinted by permission. Copyright © 2020 Bank of America Corporation (“BAC”). The use of the above in no way implies that BAC or any of its affiliates endorses the views or interpretation or the use of such information or acts as any endorsement of the use of such information. The information is provided "as is" and none of BAC or any of its affiliates warrants the accuracy or completeness of the information. Note: Results shown may not be indicative of the ability or willingness of our tenants to pay rent on a timely basis or at all 8 | FCPT | NOVEMBER 2020
KERROW LONGHORN STEAKHOUSE COVID-19 INITIATIVES & PERFORMANCE • Kerrow includes six franchised LongHorn Steakhouses in San Antonio owned and operated by FCPT with 2019 sales of $20.6 million • Revenue has largely recovered and is now just below pre-COVID levels after declining over 90% year-over-year before showing the quick recovery emblematic of the casual dining sector Year-over-year revenue 20% Cruise passengers brought to base in San Antonio Cruise State of emergency declared passengers test positive Dining room 0% 75% capacity School starts begins Spring break First positive case in events canceled; Memorial Day San Antonio amusement Dining room Grocery parks closed Mother’s Day; ran drive capacity -20% shortages through business out of drops back begin back door and dine in up to 50% front for social distancing Take out -40% banners and Public offices menu signs and local placed outside events close Deep Dining room $5 coupon for cleaning 50% capacity Dining rooms go appetizers; for dining begins to 50 person filets added to room -60% max, parties of meal deal reopen 10 or less Dining room Stay at 25% capacity home begins order Set up tents starts -80% for take out First day dining visibility rooms closed in San Antonio Steak Shop raw food Worked on low cost dining meal deals begin room refresh while closed Car side only pick up Start take out beer/wine sales; begins at all locations -100% simplified menu goes live 1/19 2/2 2/16 3/1 3/15 3/29 4/12 4/26 5/10 5/24 6/7 6/21 7/5 7/19 8/2 8/16 8/30 9/13 9/27 10/11 10/25 9 | FCPT | NOVEMBER 2020
MAINTAINING ACQUISITION PHILOSOPHY AND CRITERIA Acquisition Philosophy • Acquire strong restaurants and retail brands that are well located with creditworthy lease guarantors • Purchase assets only when accretive to cost of capital with a focus on low basis. • Focused on adding concepts that are category-leaders in resilient industries—only leading brands and no theaters, fitness, or entertainment in FCPT’s portfolio or pipeline Underwriting Criteria • Acquisition criteria is approximately split 50% / 50% between credit and real estate metrics based on FCPT’s proprietary scorecard • The “score” allows FCPT to have an objective underwriting model and comparison tool for asset management as well Credit Criteria (~50%): Real Estate Criteria (~50%): − Guarantor credit and fitness − Location − Brand durability − Retail corridor strength and demographics − Store performance − Access/visibility − Lease term − Absolute and market rent − Lease structure − Pad site and building reusability 10 | FCPT | NOVEMBER 2020
AGENDA Company Overview & COVID-19 Update Page 3 Restaurant Industry Update Page 5 Lubert-Adler Strategic Joint Venture Page 11 Appendix Page 15 11 | FCPT | NOVEMBER 2020
STRATEGIC JOINT VENTURE OPPORTUNITY OVERVIEW • The fallout of COVID-19 on the restaurant industry continues to unfold and, unfortunately, many stores will close. Reports have been published in recent months estimating ~65,000 restaurants1 may go vacant in the coming years as a result of financial strain caused by the pandemic • FCPT’s portfolio has performed exceptionally well despite these headwinds due to our focus on high quality real estate, low and sustainable rent setting, and strong tenant credit. As a result, our rent collections have been the strongest in the retail real estate industry • We expect the vast majority of the anticipated restaurant closures will be by small brands, weaker concepts, and independent restaurants that are unable to compete in a challenging environment • FCPT believes a unique opportunity will exist for a limited time to acquire vacant restaurant properties in high quality real estate locations and convert them into new stores for strong and growing brands Source: Barclays equity research, Jeffrey Bernstein August 2020 12 | FCPT | NOVEMBER 2020
STRATEGIC JOINT VENTURE THE PARTNERSHIP Purpose: FCPT and Lubert-Adler will opportunistically bid, acquire and re-lease vacant restaurant properties in attractive retail corridors. The partnership will leverage existing tenant relationships and appropriate rent setting to create highly attractive and marketable net lease properties Commitment: The total commitment of up to $150 million will be jointly funded by Lubert-Adler ($130 million / 87%) and FCPT ($20 million / 13%) Take-Out: FCPT will have a right of first refusal to acquire Lubert-Adler’s stake in stabilized properties, creating a new source of future acquisition volume for our core business in those cases where market pricing matches our return thresholds In-depth knowledge of restaurant real estate Strong track record of re-leasing vacant Strong tenant relationships with top operators in properties including Toys “R” Us and ShopKo casual dining and quick service industry Key investor in Albertson’s Proven expertise in sustainable rent setting and Re-leased ~170 million square feet to date property selection Tenant relationships developed through past Industry sharpshooter in restaurant and retail grocery-anchored outparcel strategies underwriting Extensive ground presence for deal sourcing Natural take-out option for stabilized properties and investment decisions 13 | FCPT | NOVEMBER 2020
IDENTIFYING THE OPPORTUNITY Basis Reset Strong Better Real Estate Demographics Drive-thru No Vacancy Vacancy Likely Zoned (Gaining Market Share, (The Opportunity) Long-Term Hold) High Traffic Weak Strong Tenant/ Signalized Tenant/ Corner Concept Concept Regional Concept / National Concept/ National Concept/ Innovative/ Independents Challenged Off-Premise Challenged Off-Premise Good Response to COVID Strong Off-Premise Weak Access Vacancy Limited Vacancy Likely (Long-Term Closures, (Avoid / Pass) Poor Visibility No Immediate Defaults) Ample “Green” Space Low Population Weak Real Estate 14 | FCPT | NOVEMBER 2020
AGENDA Company Overview & COVID-19 Update Page 3 Restaurant Industry Update Page 5 Lubert-Adler Strategic Joint Venture Page 11 Appendix Page 15 15 | FCPT | NOVEMBER 2020
OUTPARCEL STRATEGY UPDATE: >$280 MILLION OF LOW BASIS PROPERTIES FCPT continues to engage with mall and shopping center owners in its outparcel acquisition strategy with several sellers entering repeat and expanded portfolio transactions Mall / shopping center outparcels are typically low rent, ground leased properties with national brands. The properties are often operated or guaranteed by the brand’s corporate entity (vs. franchisee credit) FCPT has closed over $223 million of outparcel transactions representing 121 properties since initiating the strategy in October 2017. FCPT is also under contract to acquire over $58 million of additional outparcels2 as they become parcelized Counterparties have included WPG, Brookfield, Seritage and others. The parcelization process can take 3 to 12+ months depending on the jurisdiction Outparcel Closings Update Other As of 11/02/2020 WPG I WPG II Brookfield Seritage Outparcels Total Closed1 Closed 42 / $67.7 7 / $11.3 16 / $26.8 21 / $60.4 35 / $57.0 121 / $223.1 (Properties / $ millions) Remaining to be Closed 2 Purchase Price ($ millions) $1.9 $20.1 $19.5 $15.9 $57.5 Leases 1 9 8 5 23 Price per Lease ($ millions) $1.9 $2.2 $2.4 $3.2 $2.5 Rent per square foot $17 $25 $18 $27 $21 ___________________ 1. Certain properties have been removed from the portfolios since transactions were initially announced as a result of continued deal negotiations. 2. The remaining to be closed transactions are each subject to customary closing conditions, diligence and regulatory approvals and there can be no assurance that these transactions will be consummated on the contemplated timeline, or at all, or that the Company’s actual results will not differ materially from the figures set forth above. 16 | FCPT | NOVEMBER 2020
COM PAN Y M OM ENTUM SINCE INCEPTI ON I N NOV E MBER 2015 Casual, Family & At Inception As of 9/30/2020 Fine Dining Team Members 4 +19 23 +$53.4 million / Annual Base Rent1 $94.4 million $147.8 million +57% Properties 418 +333 / +80% 751 Brands 5 +69 74 % Darden2 100% -32% 68% Quick Service & Fast Casual Overhead 10.0% -1.8% 8.2% Efficiency3 Equity Market Cap $848 million +$1.1 billion $1.9 billion4 Enterprise Value $1.3 billion +$1.3 billion $2.6 billion4 Financial Leverage 4.6x +0.7x 5.3x4 Weighted Average Lease Term 15 years - 4.5 years 10.5 years 1. Annual cash base rent (ABR) as defined in glossary. 2. Based on annual base rent. 3. Overhead Efficiency defined as cash G&A expense divided by cash rental income. 4. See page 21 for calculation. 17 | FCPT | NOVEMBER 2020
FCPT EVOLUTION SINCE SPIN- OFF: SIGNIFICANT PROGRESS ON TENANT DIVERSIFICATION Brand Exposure by Annualized Base Rent (ABR) 14% Other Darden2 114 leases 3% 20% 14 leases 104 leases Other Darden 9% 6% 64 leases 14 leases 74% 300 leases Other Restaurants 51% 21% 308 leases 228 leases 43 brands +56.6% in rent Non-Restaurant Retail 2% / 28 Leases / 24 Brands Initial Portfolio at Spin: FCPT Portfolio Today: 418 Leases / 5 Brands 756 Leases / 74 Brands Annual Base Rent of $94.4 million Annual Base Rent of $147.8 million1 100% Darden Exposure 68% Darden Exposure ___________________ 1. Represents current scheduled minimum Annual Cash Base Rent (ABR) as of 9/30/2020, as defined on page 26. 2. Other Darden represents Bahama Breeze, Cheddar’s, Seasons 52, and Eddie V’s branded restaurants. 18 | FCPT | NOVEMBER 2020
19 | FCPT | OCTOBER 2019 ACQUISITION GROWTH Annual Base Rent ($ million)1 +10% CAGR 147.8 139.4 142.0 144.1 126.8 129.7 130.9 120.9 125.6 108.0 109.4 109.6 101.0 102.1 105.2 105.3 94.4 94.4 94.4 95.9 4Q15 1Q16 2Q16 3Q16 4Q16 1Q17 2Q17 3Q17 4Q17 1Q18 2Q18 3Q18 4Q18 1Q19 2Q19 3Q19 4Q19 1Q20 2Q20 3Q20 Number of Properties +13% CAGR 733 751 699 722 650 621 642 591 610 535 506 508 515 527 475 484 418 418 418 434 . 4Q15 1Q16 2Q16 3Q16 4Q16 1Q17 2Q17 3Q17 4Q17 1Q18 2Q18 3Q18 4Q18 1Q19 2Q19 3Q19 4Q19 1Q20 2Q20 3Q20 ___________________ 1. As defined on page 26. 19 | FCPT | NOVEMBER 2020
LEASE MATURITY SCHEDULE Lease Maturity Schedule (% Annualized Cash Base Rent1) 99.6% occupied2 as of 9/30/2020 15.7% 13.7% Weighted average lease term 12.3% of 10.5 years 11.7% 11.1% 10.3% Less than 6.8% of rental income matures prior to 2027 7.4% 3.0% 3.0% 2.4% 1.6% 1.7% 1.1% 1.0% 1.1% 1.2% 0.7% 0.5% 0.0% 0.3% 0.2% 0.1% 0.0% 0.0% 0.0% 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 ___________________ Note: Excludes renewal options. All data as of 9/30/2020 1. Annual cash base rent (ABR) as defined on page 26. 2. Occupancy based on portfolio square footage. 20 | FCPT | NOVEMBER 2020
SUMMARY CAPITALIZATION AND FINANCIALS Capitalization Current Trading Metrics ($ million, except per share) Annual base rent2 ($ million) $147.8 Share price (9/30/2020) $25.59 Implied Cap Rate 5.6% 3 17.3x Shares and OP units outstanding (millions) 73.0 Price / AFFO Multiple Annualized Dividend per share4 $1.22 Equity value $1,867 Dividend Yield4,5 4.8% Debt: Bank term debt $400 Revolving credit facility $0 Unsecured private notes $350 Total market capitalization $2,617 Less: Cash and cash equivalents ($18) Implied enterprise Value $2,600 Credit Metrics Current Net debt6 to enterprise value 28.2% Net debt6 to adjusted EBITDAre1 5.3x ___________________ Figures represent FCPT financials as of and for three months ended 9/30/2020 1. Represents Q3 2020 annualized results. See page 27 for reconciliation of net income to adjusted EBITDAre and page 26 for non-GAAP definitions. 2. Figure represents current scheduled minimum contractual rent as of 9/30/2020. 3. Based on FCPT share price as of 9/30/2020 and FCPT Q3 2020 AFFO ($0.37) annualized. 4. Based on quarterly cash dividend of $0.305 per share declared on 9/17/2020 and paid on 10/15/2020 annualized. The declaration of future dividends will be at the discretion of FCPT’s board of directors. 5. Dividend yield calculated based on the price per share as of 9/30/2020 and declared dividend per share for the most recent quarter, annualized. 6. Net debt figure (in $ millions) represents total debt ($750 million) less cash and cash equivalents ($18 million) as of 9/30/2020. 21 | FCPT | NOVEMBER 2020
FCPT DEBT MATURITY SCHEDULE ($ in Millions) 4.9-year weighted average (1) term Undrawn Revolver Capacity 87% fixed rate debt Drawn Revolver 3.3% weighted average cash interest rate Unsecured Term Loan Full $250 million available on revolver Unsecured Notes $250 $150 $150 $150 $100 $75 $75 $50 $50 $50 $50 $0 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 % of Total Debt 0% 0% 20% 20% 20% 0% 7% 10% 7% 7% 10% Outstanding ___________________ Figures as of 9/30/2020 1. The revolving credit facility expires on November 9, 2021 subject to FCPT’s availability to extend the term for two additional six-month periods to November 9, 2022. 22 | FCPT | NOVEMBER 2020
BRAND DIVERSIFICATION FCPT Portfolio Brands Square Feet % of Square Feet % of (1) (1) Rank Brand Name Number (000s) ABR Rank Brand Name Number (000s) ABR 1 Olive Garden 308 2,623 50.7% 16 Wendy's 7 24 0.5% 2 Longhorn Steakhouse 114 639 14.4% 17 McDonald's 5 23 0.5% 3 Chili's 64 352 8.7% 18 Chick-Fil-A 6 29 0.4% 4 Red Lobster 21 155 3.3% 19 McAlister's Deli 4 15 0.4% 5 Burger King 24 77 2.2% 20 Starbucks 6 13 0.4% 6 Bahama Breeze 10 92 2.1% 21 Popeyes 5 14 0.3% 7 Buffalo Wild Wings 18 111 2.1% 22 Panera 4 22 0.3% 8 Bob Evans 17 93 1.8% 23 Pizza Hut 6 15 0.3% 9 BJ's Restaurant 10 82 1.6% 24 Steak 'N Shake 4 15 0.3% 10 KFC 20 57 1.1% 25 AAA 1 14 0.2% 11 Arby's 15 47 1.1% 26-74 Other 60 307 4.8% 12 Texas Roadhouse 9 65 0.8% Total Lease Portfolio 756 4,962 100% 13 Taco Bell 11 28 0.7% 14 Seasons 52 2 18 0.5% 15 Outback Steakhouse 5 33 0.5% ___________________ 1. Annual cash base rent (ABR) as of 9/30/2020 as defined on page 26. 23 | FCPT | NOVEMBER 2020
GEOGRAPHIC DIVERSIFICATION ND WA MT MN ME 751 Properties SD WI ID MI VT NH OR WY NY IA MA NE CT RI PA OH NV IL IN NJ UT CO MD DE 46 States KS MO WV KY VA CA TN Annualized OK NC 1 AR Base Rent (%) AZ NM SC ≥10.0% 74 Brands MS AL GA 5.0%–10.0% LA TX 3.0%–5.0% 2.0%–3.0% 5.0 mm sq ft FL 1.0 %–2.0% <1.0% No Properties Portfolio at Inception Representative Acquired Brands ___________________ Figures as of 9/30/2020. Excludes six owned / ground leased restaurants in the Kerrow Restaurant Operating Business 1. Annual cash base rent (ABR) as defined in on page 26. 24 | FCPT | NOVEMBER 2020
2020 CLOSED ACQUISITIONS 2020 Closed Acquisitions Purchase Initial Cash Term Tenant Location # of Properties Operator / Guarantor Information Price ($mm) Yield (years) Announced Close Arby's NC 1 Corporate $1.6 6.6% 7 1/6/2020 Chili's / Texas Roadhouse KS 2 Franchisee / Corporate $2.1 6.3% 6 1/10/2020 PREIT: REI MI 1 Corporate $5.2 -- 9 1/24/2020 Bojangles NC 1 Corporate $1.5 6.8% 5 1/29/2020 Potbelly / Verizon WI 1 Corporate / Franchisee $2.0 7.3% 6 1/29/2020 WPG: Chili's IN 2 Corporate $2.0 -- 4 2/13/2020 Brookfield: BJ's Restaurant, Black Angus Steakhouse, Bonefish Grill, Olive MI, MN, MO, 9 8 Corporate, 1 Franchisee $12.9 -- 4 2/21/2020 Garden, IHOP, Wendy's, Huntington Bank, local car wash, FedEx Kinko's NC, OK, WA Brookfield: LongHorn Steakhouse / Panera Bread / Applebee's MI 3 2 Corporate, 1 Franchisee $4.3 -- 7 2/26/2020 PREIT: Chipotle / Chick-Fil-A SC 2 2 Corporate $2.9 -- 9 3/3/2020 Burger King AL 1 Corporate $1.8 6.7% 4 3/12/2020 Big O Tires MN 1 Corporate $2.7 6.6% 5 6/19/2020 PREIT: Burger King / Firestone / Olive Garden / Starbucks MD, SC, NC 4 4 Corporate $6.8 -- 6 6/23/2020 Texas Roadhouse CO 1 Corporate $4.3 6.4% 5 6/26/2020 PREIT: IHOP / Multi-tenant: BJ's Restaurant, Sleep Number, Verizon SC, MD 2 3 Corporate, 1 Franchisee $7.6 -- 7 6/30/2020 Seritage: Olive Garden / LongHorn Steakhouse (2) FL 3 3 Corporate $11.3 -- 9 6/30/2020 Texas Roadhouse ME 1 Corporate $1.8 6.4% 9 7/2/2020 Brookfield: LongHorn Steakhouse OK 1 Corporate $1.8 -- 5 7/6/2020 Seritage: Carrabba's SC 1 Corporate $1.6 -- 3 7/13/2020 BP IL 1 Corporate $3.3 6.5% 4 7/14/2020 Caliber Collision WI 1 Corporate $1.8 6.7% 10 7/15/2020 Olive Garden1 TX 1 Corporate $3.1 -- 10 7/31/2020 Tires Plus KS 1 Corporate $2.2 7.2% 4 8/12/2020 Seritage: BJ's Restaurant MD 1 Corporate $3.1 -- 7 9/1/2020 Seritage: Arby's / AAA UT, CA 2 2 Corporate $7.0 -- 9 9/3/2020 BJ's Restaurant TX 1 Corporate $3.8 -- 15 9/15/2020 BJ's Restaurant (Tenant Allowance Payment)2 OH, OK, IN 3 Corporate $4.2 -- 10 9/15/2020 WPG: Chick-Fil-A IN 1 Corporate $2.1 -- 6 9/17/2020 LongHorn Steakhouse FL 1 Corporate $3.2 -- 5 9/22/2020 Texas Roadhouse IL 1 Corporate $3.8 6.3% 15 9/22/2020 Brookfield: Wells Fargo ID 1 Corporate $1.8 -- 4 9/23/2020 Caliber Collision IL 1 Corporate $3.0 6.5% 15 9/24/2020 Seritage: Bahama Breeze SC 1 Corporate $2.8 -- 10 9/29/2020 Seritage: Popeyes SC 1 Franchisee $1.6 -- 14 9/30/2020 Buffalo Wild Wings NC 1 Corporate $1.4 6.4% 4 10/14/2020 Verizon FL 1 Franchisee $1.1 7.1% 4 10/16/2020 Seritage: Truist Bank VA 1 Corporate $2.2 -- 9 10/16/2020 Olive Garden SC 1 Corporate $2.9 6.2% 6 10/20/2020 Multitenant: Panera, AT&T IN 1 2 Corporate $2.6 7.0% 9 10/26/2020 WPG: Wendy's VA 1 Corporate $1.2 -- 4 10/29/2020 BJ's Restaurant OH 1 Corporate $3.8 -- 15 10/30/2020 Verizon Four-Pack OH, PA 4 4 Franchisee $7.2 7.1% 9 11/2/2020 ___________________________ YTD 2020 66 $143.6 6.5% 8 1. Does not include $2.4 land purchase on which FCPT is developing a LongHorn Steakhouse as part of the Kerrow operating business. 2. Tenant allowance payment made in the third quarter in exchange for increased rent, extended term and enhanced financial reporting, among other items. 25 | FCPT | NOVEMBER 2020
GLOSSARY AND NON-GAAP DEFINITIONS Non-GAAP Definitions and Cautionary Note Regarding Forward-Looking Statements: This document includes certain non-GAAP financial measures that employed by other REITs. condition and results from operations, the utility of FFO as a measure management believes are helpful in understanding our business, as of our performance is limited. FFO is a non-GAAP measure and further described below. Our definition and calculation of non-GAAP Tenant EBITDAR is calculated as EBITDA plus rental expense. should not be considered a measure of liquidity including our ability financial measures may differ from those of other REITs and therefore EBITDAR is derived from the most recent data provided by tenants to pay dividends or make distributions. In addition, our calculations of may not be comparable. The non-GAAP measures should not be that disclose this information. For Darden, EBITDAR is updated once FFO are not necessarily comparable to FFO as calculated by other considered an alternative to net income as an indicator of our annually by multiplying the most recent individual property level REITs that do not use the same definition or implementation performance and should be considered only a supplement to net sales information (reported by Darden twice annually to FCPT) by the guidelines or interpret the standards differently from us. Investors in income, and to cash flows from operating, investing or financing brand average EBITDA margin reported by Darden in its most recent our securities should not rely on these measures as a substitute for any activities as a measure of profitability and/or liquidity, computed in comparable period, and then adding back property level rent. FCPT GAAP measure, including net income. accordance with GAAP. does not independently verify financial information provided by its tenants. Adjusted Funds From Operations “AFFO” is a non-GAAP Annual Base Rent (ABR) refers to annual cash base rent as of measure that is used as a supplemental operating measure specifically 9/30/2020 and represents monthly contractual cash rent, excluding Tenant EBITDAR coverage is calculated by dividing our reporting for comparing year over year ability to fund dividend distribution percentage rents, from leases, recognized during the final month of the tenants’ most recently reported EBITDAR by annual in-place cash from operating activities. AFFO is used by us as a basis to address our reporting period, adjusted to exclude amounts received from base rent. ability to fund our dividend payments. We calculate adjusted funds properties sold during that period and adjusted to include a full month from operations by adding to or subtracting from FFO: of contractual rent for properties acquired during that period. Funds From Operations (“FFO”) is a supplemental measure of our 1. Transaction costs incurred in connection with business performance which should be considered along with, but not as an combinations EBITDA represents earnings (GAAP net income) plus interest alternative to, net income and cash provided by operating activities as 2. Straight-line rent expense, income tax expense, depreciation and amortization. a measure of operating performance and liquidity. We calculate FFO 3. Stock-based compensation expense in accordance with the standards established by NAREIT. FFO 4. Non-cash amortization of deferred financing costs EBITDAre is a non-GAAP measure computed in accordance with represents net income (loss) (computed in accordance with GAAP), 5. Other non-cash interest expense (income) the definition adopted by the National Association of Real Estate excluding gains (or losses) from sales of property and undepreciated 6. Non-real estate investment depreciation Investment Trusts (“NAREIT”) as EBITDA (as defined above) land and impairment write-downs of depreciable real estate, plus real 7. Merger, restructuring and other related costs excluding gains (or losses) on the disposition of depreciable real estate estate related depreciation and amortization (excluding amortization 8. Impairment charges and real estate impairment losses. of deferred financing costs) and after adjustments for unconsolidated 9. Other non-cash revenue adjustments, including amortization of partnerships and joint ventures. We also omit the tax impact of non- above and below market leases and lease incentives Adjusted EBITDAre is computed as EBITDAre (as defined above) FFO producing activities from FFO determined in accordance with the 10. Amortization of capitalized leasing costs excluding transaction costs incurred in connection with the acquisition NAREIT definition. 11. Debt extinguishment gains and losses of real estate investments and gains or losses on the extinguishment of 12. Recurring capital expenditures and tenant improvements debt. Our management uses FFO as a supplemental performance measure AFFO is not intended to represent cash flow from operations for the because, in excluding real estate related depreciation and amortization period, and is only intended to provide an additional measure of We believe that presenting supplemental reporting measures, or non- and gains and losses from property dispositions, it provides a performance by adjusting the effect of certain items noted above GAAP measures, such as EBITDA, EBITDAre and Adjusted performance measure that, when compared year over year, captures included in FFO. AFFO is a widely-reported measure by other REITs; EBITDAre, is useful to investors and analysts because it provides trends in occupancy rates, rental rates and operating costs. We offer however, other REITs may use different methodologies for important information concerning our on-going operating this measure because we recognize that FFO will be used by investors calculating AFFO and, accordingly, our AFFO may not be performance exclusive of certain non-cash and other costs. These non- as a basis to compare our operating performance with that of other comparable to other REITs. GAAP measures have limitations as they do not include all items of REITs. However, because FFO excludes depreciation and income and expense that affect operations. Accordingly, they should amortization and captures neither the changes in the value of our Properties refers to properties available for lease. not be considered alternatives to GAAP net income as a performance properties that result from use or market conditions, nor the level of measure and should be considered in addition to, and not in lieu of, capital expenditures and capitalized leasing commissions necessary to GAAP financial measures. Our presentation of such non-GAAP maintain the operating performance of our properties, all of which measures may not be comparable to similarly titled measures have real economic effect and could materially impact our financial 26 | FCPT | NOVEMBER 2020
RECONCILIATION OF NET INCOME TO ADJUSTED EBITDARE ($000s, except shares and per share data) Three Months Ended September 30, Nine Months Ended September 30, Unaudited 2020 2019 2020 2019 Net Income $ 19,404 $ 18,409 $ 57,260 $ 53,946 Adjustments: Interest expense 7,410 6,665 21,732 19,969 Income tax expense 67 69 192 198 Depreciation and amortization 7,523 6,653 21,670 19,532 EBITDA(1) 34,404 31,796 100,854 93,645 Adjustments: Gain on dispositions and exchange of real estate - - - - Provision for impairment of real estate - - - - EBITDAre (1) 34,404 31,796 100,854 93,645 Adjustments: Real estate transaction costs 68 31 200 73 Gain or loss on extinguishment of debt - - - - Adjusted EBITDAre (1) 34,472 31,827 101,054 93,718 Annualized Adjusted EBITDAre $ 137,889 $ 127,307 $ 134,739 $ 124,958 ___________________________ 1. See glossary on page 26 for non-GAAP definitions. 27 | FCPT | NOVEMBER 2020
FOUR CORNERS PROPERTY TRUST NYSE: FCPT INVESTOR PRESENTATION | NOVEMBER 2020 www.fcpt.com 28 | FCPT | NOVEMBER 2020