ROCKVILLE, Md., Aug. 3, 2011 /PRNewswire via COMTEX/ --
Federal Realty Investment Trust (NYSE: FRT) today reported operating results for its second quarter ended June 30, 2011.
(Logo: http://photos.prnewswire.com/prnh/20050907/DCW070LOGO )
Financial Results
In the second quarter 2011, Federal Realty generated funds from operations available for common shareholders (FFO) of $64.3 million or $1.02 per diluted share, which are record quarterly FFO results for the Trust. This compares to FFO of $60.3 million, or $0.98 per diluted share, in second quarter 2010. For the six months ended June 30, 2011, Federal Realty reported FFO of $125.5 million, or $2.01 per diluted share, compared to $118.1 million, or $1.92 per diluted share for the same six-month period in 2010.
Net income available for common shareholders was $34.6 million and earnings per diluted share was $0.55 for the quarter ended June 30, 2011 versus $31.0 million and $0.50, respectively, for second quarter 2010. Year-to-date, Federal Realty reported net income available for common shareholders of $65.7 million and earnings per diluted share of $1.05. This compares to net income available for common shareholders of $60.1 million and earnings per diluted share of $0.98 for the six months ended June 30, 2010.
FFO is a non-GAAP supplemental earnings measure which the Trust considers meaningful in measuring its operating performance. A reconciliation of FFO to net income is attached to this press release.
Portfolio Results
In second quarter 2011, same-center property operating income increased 1.6% over second quarter 2010. When redevelopment and expansionproperties are excluded from same-center results, property operating income for second quarter 2011 increased 1.5% compared to second quarter 2010.
The overall portfolio was 93.4% leased as of June 30, 2011, compared to 93.8% on March 31, 2011 and 94.2% on June 30, 2010. Federal Realty's same-center portfolio was 93.7% leased on June 30, 2011, compared to 94.3% on March 31, 2011 and 94.7% on June 30, 2010.
During the second quarter of 2011, Federal Realty signed 92 leases for 396,000 square feet of retail space. On a comparable space basis (i.e., spaces for which there was a former tenant), the Trust leased 370,000 square feet at an average cash-basis contractual rent increase per square foot (i.e., excluding the impact of straight-line rents) of 6%. The average contractual rent on this comparable space for the first year of the new leases is $28.21 per square foot, compared to the average contractual rent of $26.64 per square foot for the last year of the prior leases. The previous average contractual rent was calculated by including both the minimum rent and any percentage rent actually paid during the last year of the lease term for the re-leased space. On a GAAP basis (i.e., including the impact of straight-line rents), rent increases per square foot for comparable retail space averaged 16% for second quarter 2011. As of June 30, 2011, Federal Realty's average contractual, cash basis minimum rent for retail and commercial space in its portfolio was $22.88 per square foot.
Regular Quarterly Dividends
Federal Realty also announced today that its Board of Trustees increased the dividend rate on its common shares, declaring a regular quarterly cash dividend of $0.69 per share, resulting in an indicated annual rate of $2.76 per share, an increase of 3.0%. The regular common dividend will be payable on October 14, 2011, to common shareholders of record as of September 22, 2011. This increase represents the 44th consecutive year that Federal Realty has increased its common dividend, the longest record of consecutive annual dividend increases in the REIT sector, and amongst the longest such records for publicly traded companies in the US.
Guidance
Federal Realty increased its guidance for 2011 FFO per diluted share to a range of $3.99 to $4.04, and provided 2011 earnings per diluted share guidance of $2.27 to $2.32.
"We produced record quarterly results, increased our annual guidance and extended our dividend record for the 44th straight year, quite an accomplishment in these difficult times," said Don Wood, president and chief executive officer. "The quality of our real estate and our disciplined management has been the constant throughout this downturn, and with development and acquisition opportunities we see on the horizon, the future looks very bright for the Trust."
Summary of Other Quarterly Activities and Recent Developments
- July 7, 2011 - Federal Realty completed a $400 million senior unsecured credit facility with 16 high quality financial institutions. The facility has a four year term with a one year extension option, and pricing (LIBOR plus 115 basis points at the Trust's current Baa1/BBB+ rating) reflected a new standard in the current REIT bank market. Proceeds from the credit facility were used to retire the Trust's previous $300 million credit facility and for general corporate purposes.
- July 12, 2011 - Federal Realty sold Feasterville Shopping Center in Feasterville, Pennsylvania for a sales price of $20.0 million. The Trust took advantage of a reverse 1031 exchange resulting from the acquisition of Tower Shops in January 2011.
Conference Call Information
Federal Realty's management team will present an in-depth discussion of the Trust's operating performance on its second quarter 2011 earnings conference call, which is scheduled for August 4, 2011, at 11 a.m. Eastern Daylight Time. To participate, please call (800) 299-7928 five to ten minutes prior to the call start time and use the passcode FRT EARNINGS (required). Federal Realty will also provide an online webcast on the Company's website, www.federalrealty.com, which will remain available for 30 days following the call. A telephone recording of the call will also be available through September 4, 2011, by dialing (888) 286-8010 and using the passcode 58534568.
About Federal Realty
Federal Realty Investment Trust is an equity real estate investment trust specializing in the ownership, management and redevelopment of high quality retail assets. Federal Realty's portfolio (excluding joint venture properties) contains approximately 18.6 million square feet located primarily in strategically selected metropolitan markets in the Northeast, Mid-Atlantic, and California. In addition, the Trust has an ownership interest in approximately 1.0 million square feet of retail space through a joint venture in which the Trust has a 30% interest. Our operating portfolio (excluding joint venture properties) was 93.4% leased to national, regional, and local retailers as of June 30, 2011, with no single tenant accounting for more than approximately 2.6% of annualized base rent. Federal Realty has paid quarterly dividends to its shareholders continuously since its founding in 1962, and has increased its dividend rate for 44 consecutive years, the longest record in the REIT industry. Federal Realty is an S&P MidCap 400 company and its shares are traded on the NYSE under the symbol FRT. For more information, please visit www.federalrealty.com.
Safe Harbor Language
Certain matters discussed within this Supplemental Information may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 15, 2011, and include the following:
- risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire;
- risks that we may not be able to proceed with or obtain necessary approvals for any redevelopment or renovation project, and that completion of anticipated or ongoing property redevelopment or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;
- risks that the number of properties we acquire for our own account, and therefore the amount of capital we invest in acquisitions, may be impacted by our real estate partnerships;
- risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;
- risks that our growth will be limited if we cannot obtain additional capital;
- risks associated with general economic conditions, including local economic conditions in our geographic markets;
- risks of financing, such as our ability to consummate additional financings or obtain replacement financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense; and
- risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT.
Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Supplemental Information. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 15, 2011.
Investor and Media InquiriesAndrew Blocher Chief Financial Officer 301/998-8166 ablocher@federalrealty.com
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Federal Realty Investment Trust |
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Summarized Balance Sheets |
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June 30, 2011 |
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June 30, |
December 31, |
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2011 |
2010 |
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(in thousands) |
|||||
|
ASSETS |
(unaudited) |
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Real estate, at cost |
|||||
|
Operating (including $139,785 and $78,846 of consolidated variable interest entities, |
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respectively) |
$ 3,795,754 |
$ 3,695,848 |
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Construction-in-progress |
180,740 |
163,200 |
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Assets held for sale/disposal (discontinued operations) (including $0 and $18,311 of |
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consolidated variable interest entities, respectively) |
16,503 |
36,894 |
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3,992,997 |
3,895,942 |
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Less accumulated depreciation and amortization (including $5,329 and $4,431 of |
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consolidated variable interest entities, respectively) |
(1,084,806) |
(1,035,204) |
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Net real estate |
2,908,191 |
2,860,738 |
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Cash and cash equivalents |
19,848 |
15,797 |
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Accounts and notes receivable, net |
73,917 |
68,997 |
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Mortgage notes receivable, net |
56,619 |
44,813 |
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Investment in real estate partnerships |
57,864 |
51,606 |
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Prepaid expenses and other assets |
104,229 |
117,602 |
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TOTAL ASSETS |
$ 3,220,668 |
$ 3,159,553 |
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LIABILITIES AND SHAREHOLDERS' EQUITY |
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Liabilities |
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Mortgages payable and capital lease obligations (including $22,455 and $22,785 |
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of consolidated variable interest entities, respectively) |
$ 546,253 |
$ 589,441 |
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Notes payable |
209,302 |
97,881 |
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Senior notes and debentures |
1,004,737 |
1,079,827 |
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Accounts payable and other liabilities |
196,480 |
211,274 |
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Total liabilities |
1,956,772 |
1,978,423 |
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Shareholders' equity |
|||||
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Preferred shares |
9,997 |
9,997 |
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Common shares and other shareholders' equity |
1,222,568 |
1,139,836 |
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Total shareholders' equity of the Trust |
1,232,565 |
1,149,833 |
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Noncontrolling interests |
31,331 |
31,297 |
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Total shareholders' equity |
1,263,896 |
1,181,130 |
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TOTAL LIABILITIES AND SHAREHOLDERS' EQUITY |
$ 3,220,668 |
$ 3,159,553 |
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Federal Realty Investment Trust |
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Summarized Income Statements |
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June 30, 2011 |
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Three months ended June 30, |
Six months ended June 30, |
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2011 |
2010 |
2011 |
2010 |
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(in thousands, except per share data) |
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(unaudited) |
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Revenue |
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Rental income |
$ 132,999 |
$ 129,636 |
$ 267,438 |
$ 260,461 |
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Other property income |
2,146 |
2,509 |
4,236 |
8,419 |
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Mortgage interest income |
1,134 |
1,071 |
2,255 |
2,137 |
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Total revenue |
136,279 |
133,216 |
273,929 |
271,017 |
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Expenses |
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Rental expenses |
25,132 |
25,511 |
54,535 |
55,304 |
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Real estate taxes |
15,547 |
14,828 |
30,954 |
29,855 |
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General and administrative |
6,395 |
6,016 |
12,446 |
11,505 |
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Depreciation and amortization |
31,871 |
31,020 |
62,287 |
59,793 |
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Total operating expenses |
78,945 |
77,375 |
160,222 |
156,457 |
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Operating income |
57,334 |
55,841 |
113,707 |
114,560 |
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Other interest income |
20 |
33 |
35 |
215 |
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Interest expense |
(23,905) |
(25,418) |
(48,949) |
(51,380) |
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Early extinguishment of debt |
- |
- |
296 |
(2,801) |
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Income from real estate partnerships |
444 |
188 |
767 |
381 |
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Income from continuing operations |
33,893 |
30,644 |
65,856 |
60,975 |
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Discontinued operations |
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Discontinued operations - income |
509 |
314 |
930 |
537 |
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Discontinued operations - gain on deconsolidation of VIE |
2,026 |
- |
2,026 |
- |
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Discontinued operations - gain on sale of real estate |
43 |
1,000 |
43 |
1,000 |
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Results from discontinued operations |
2,578 |
1,314 |
2,999 |
1,537 |
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Income before gain on sale of real estate |
36,471 |
31,958 |
68,855 |
62,512 |
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Gain on sale of real estate |
- |
410 |
- |
410 |
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Net income |
36,471 |
32,368 |
68,855 |
62,922 |
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Net income attributable to noncontrolling interests |
(1,714) |
(1,254) |
(2,912) |
(2,588) |
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Net income attributable to the Trust |
34,757 |
31,114 |
65,943 |
60,334 |
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Dividends on preferred shares |
(135) |
(135) |
(271) |
(271) |
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Net income available for common shareholders |
$ 34,622 |
$ 30,979 |
$ 65,672 |
$ 60,063 |
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EARNINGS PER COMMON SHARE, BASIC |
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Continuing operations |
$ 0.51 |
$ 0.47 |
$ 1.01 |
$ 0.95 |
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Discontinued operations |
0.04 |
0.02 |
0.05 |
0.02 |
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Gain on sale of real estate |
- |
0.01 |
- |
0.01 |
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$ 0.55 |
$ 0.50 |
$ 1.06 |
$ 0.98 |
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Weighted average number of common shares, basic |
62,214 |
61,169 |
61,844 |
61,129 |
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EARNINGS PER COMMON SHARE, DILUTED |
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Continuing operations |
$ 0.51 |
$ 0.47 |
$ 1.00 |
$ 0.95 |
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Discontinued operations |
0.04 |
0.02 |
0.05 |
0.02 |
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Gain on sale of real estate |
- |
0.01 |
- |
0.01 |
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$ 0.55 |
$ 0.50 |
$ 1.05 |
$ 0.98 |
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Weighted average number of common shares, diluted |
62,391 |
61,311 |
62,012 |
61,266 |
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Federal Realty Investment Trust |
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Funds From Operations |
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June 30, 2011 |
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Three months ended June 30, |
Six months ended June 30, |
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2011 |
2010 |
2011 |
2010 |
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Funds from Operations available for common |
(in thousands, except per share data) |
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shareholders (FFO) (1) |
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Net income |
$ 36,471 |
$ 32,368 |
$ 68,855 |
$ 62,922 |
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Net income attributable to noncontrolling interests |
(1,714) |
(1,254) |
(2,912) |
(2,588) |
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Gain on sale of real estate |
(43) |
(1,410) |
(43) |
(1,410) |
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Gain on deconsolidation of VIE |
(2,026) |
- |
(2,026) |
- |
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Depreciation and amortization of real estate assets |
28,463 |
27,797 |
56,052 |
53,884 |
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Amortization of initial direct costs of leases |
2,813 |
2,561 |
5,053 |
4,797 |
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Depreciation of joint venture real estate assets |
431 |
345 |
858 |
696 |
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Funds from operations |
64,395 |
60,407 |
125,837 |
118,301 |
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Dividends on preferred shares |
(135) |
(135) |
(271) |
(271) |
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Income attributable to operating partnership units |
241 |
244 |
484 |
489 |
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Income attributable to unvested shares |
(228) |
(201) |
(508) |
(392) |
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FFO |
$ 64,273 |
$ 60,315 |
$ 125,542 |
$ 118,127 |
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FFO per diluted share |
$ 1.02 |
$ 0.98 |
$ 2.01 |
$ 1.92 |
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Weighted average number of common shares, diluted |
62,752 |
61,680 |
62,373 |
61,636 |
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Notes: |
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(1) See Glossary of Terms. |
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Federal Realty Investment Trust |
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Reconciliation of Net Income to FFO Guidance |
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June 30, 2011 |
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2011 Guidance |
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(Dollars in millions except |
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per share amounts) (1) |
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Funds from Operations available for common shareholders (FFO) |
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Net income |
$ 148 |
$ 152 |
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Net income attributable to noncontrolling interests |
(5) |
(5) |
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Gain on sale of real estate |
(15) |
(15) |
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Gain on deconsolidation of VIE |
(2) |
(2) |
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Depreciation and amortization of real estate & joint venture real estate assets |
115 |
115 |
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Amortization of initial direct costs of leases |
9 |
9 |
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Funds from operations |
251 |
254 |
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Dividends on preferred shares |
(1) |
(1) |
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Income attributable to operating partnership units |
1 |
1 |
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Income attributable to unvested shares |
(1) |
(1) |
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FFO |
$ 250 |
$ 253 |
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Weighted average number of common shares, diluted |
62.7 |
62.7 |
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FFO per diluted share |
$ 3.99 |
$ 4.04 |
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Notes: |
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(1) Individual items may not add up to total due to rounding. |
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SOURCE Federal Realty Investment Trust
