MISSISSAUGA, ON, Feb. 14, 2017 /CNW/ - Morguard North
American Residential REIT (the "REIT") (TSX: MRG.UN) today
announced its financial results for the year ended December 31, 2016.
Highlights
The REIT is reporting performance of:
- Net operating income ("NOI") of $115.3
million for the year ended December
31, 2016, an increase of $11.1
million, or 10.7% compared to 2015.
- Basic funds from operations ("FFO") of $57.6 million for the year ended December 31, 2016, an increase of $6.5 million, or 12.7% compared to 2015.
- Basic FFO of $1.24 per Unit for
the year ended December 31, 2016, a
12.7% increase as compared to the $1.10 per Unit for 2015.
- Basic adjusted funds from operations ("AFFO") of $0.99 per Unit for the year ended December 31, 2016, a 16.5% increase as compared
to the $0.85 per Unit generated over
the same period in 2015.
- FFO and AFFO payout ratios for the year ended December 31, 2016 of 49.0% and 61.3%,
respectively.
On February 1, 2016, the REIT
acquired a 370 suite residential property located in Ottawa, Ontario, for $67.0 million (the "160 Chapel
Acquisition"). The acquisition was funded by cash on hand and
a mortgage of $38.6 million at an
interest rate of 2.88% for a term of 10 years.
On November 1, 2016, the Board of
Trustees announced an increase in the REIT's annual cash
distribution by $0.04 per Unit
(6.7%). The increase was effective for the November 2016 distribution and was paid on
December 15, 2016 to unitholders of
record as at November 30, 2016. The
REIT's annual distributions increased to $0.64 per Unit from the previous level of
$0.60 per Unit.
During the year, the REIT completed the refinancing on 13
multi-suite residential properties in the amount of $239.4 million at a weighted average interest
rate of 3.27% and a weighted average term of 9.4 years that
resulted in $94.5 million of
upfinancing mortgage proceeds. These financings further
strengthened the balance sheet by increasing the weighted average
term to maturity to 5.7 years from 5.1 years while lowering the
weighted average interest rate to 3.62% from 3.82% when compared to
December 31, 2015.
On January 9, 2017, the REIT
completed an offering for 4,370,000 Units sold for a price of
$13.75 per Unit for aggregate gross
proceeds of $60,088 (the
"Offering"). The net proceeds of the Offering will be used to
fund acquisitions, repay debt and for general trust purposes.
Financial and Operational Highlights
As at December 31,
(In thousands of dollars, except as noted
otherwise)
|
2016
|
2015
|
|
|
|
Operational
Information
|
|
|
Number of
properties
|
46
|
45
|
Total
suites
|
13,472
|
13,102
|
Occupancy
percentage
|
95.2%
|
94.8%
|
Average monthly rent
- Canada (in actual dollars)
|
$1,296
|
$1,272
|
Average monthly rent
- U.S. (in actual U.S. dollars)
|
US$1,038
|
US$1,002
|
Summary of
Financial Information
|
|
|
Gross book
value
|
$2,285,727
|
$2,160,015
|
Indebtedness
|
$1,237,613
|
$1,186,131
|
Indebtedness to gross
book value ratio
|
54%
|
55%
|
Weighted average
mortgage interest rate
|
3.6%
|
3.8%
|
Weighted average term
to maturity on mortgages payable (years)
|
5.7
|
5.1
|
Exchange rates -
Canadian dollar to United States dollar
|
$0.74
|
$0.72
|
Exchange rates -
United States dollar to Canadian dollar
|
$1.34
|
$1.38
|
For the years ended
December 31,
(In thousands of dollars, except per
Unit amounts)
|
2016
|
2015
|
Summary of
Financial Information
|
|
|
Interest coverage
ratio
|
2.04
|
1.96
|
Indebtedness coverage
ratio
|
1.39
|
1.33
|
Revenue from income
producing properties
|
$218,472
|
$198,442
|
NOI
|
$115,294
|
$104,182
|
Adjusted
NOI
|
$115,294
|
$103,710
|
Same Property
NOI
|
$109,144
|
$102,501
|
Net operating
margin
|
53%
|
52%
|
FFO -
basic
|
$57,591
|
$51,112
|
FFO -
diluted
|
$60,381
|
$53,902
|
FFO per Unit -
basic
|
$1.24
|
$1.10
|
FFO per Unit -
diluted
|
$1.20
|
$1.07
|
AFFO -
basic
|
$46,062
|
$39,627
|
AFFO -
diluted
|
$48,852
|
$42,417
|
AFFO per Unit -
basic
|
$0.99
|
$0.85
|
AFFO per Unit -
diluted
|
$0.97
|
$0.84
|
Distributions per
Unit
|
$0.61
|
$0.60
|
FFO payout
ratio
|
49.0%
|
54.6%
|
AFFO payout
ratio
|
61.3%
|
70.5%
|
Weighted average
number of Units outstanding (in thousands):
|
|
|
Basic
|
46,510
|
46,545
|
Diluted
|
50,381
|
50,416
|
Average exchange
rates - Canadian dollar to United States dollar
|
$0.76
|
$0.78
|
Average exchange
rates - United States dollar to Canadian dollar
|
$1.32
|
$1.28
|
Net Operating Income
For the years
ended December 31,
(In thousands of
dollars)
|
2016
|
2015
|
Revenue from
income producing properties
|
|
|
Same
Property
|
$206,213
|
$196,189
|
Acquisitions
|
12,259
|
2,253
|
Total revenue from
income producing properties
|
218,472
|
198,442
|
Property operating
expenses
|
|
|
Same
Property
|
|
|
|
Operating
costs
|
56,032
|
54,552
|
|
Realty
taxes
|
22,705
|
22,162
|
|
Utilities
|
18,332
|
16,974
|
Same
Property
|
97,069
|
93,688
|
Acquisitions
|
6,109
|
572
|
Total property
operating expenses
|
103,178
|
94,260
|
NOI
|
|
|
Same
Property
|
109,144
|
102,501
|
Acquisitions
|
6,150
|
1,681
|
Total
NOI
|
115,294
|
104,182
|
Realty taxes
accounted for under IFRIC 21
|
—
|
(472)
|
Adjusted
NOI
|
$115,294
|
$103,710
|
For the year ended December 31,
2016, Adjusted NOI increased by $11.6
million (or 11.2%) to $115.3
million, compared to $103.7
million in 2015. The increase was due to higher
Adjusted NOI in Canada and the
U.S. of $5.8 million (or 15.2%) and
US$2.6 million (or 5.0%),
respectively, and the change in the U.S. foreign exchange rate,
which increased Adjusted NOI by $3.2
million. The increase in Adjusted NOI was attributable
to acquisitions completed during and subsequent to the year ended
December 31, 2015 and an increase in Same Property NOI in
Canada and U.S. mainly driven by
higher rental revenue, partially offset by an increase in overall
operating expenses.
Funds from Operations
For the years ended
December 31, (In thousands of dollars, except per
Unit amounts)
|
2016
|
2015
|
Net income
attributable to unitholders
|
$29,263
|
$38,784
|
Add/(deduct):
|
|
|
Realty taxes
accounted for under IFRIC 21
|
—
|
(241)
|
Fair value loss
(gain) on conversion option on the Debentures
|
600
|
(53)
|
Distributions on
Class B LP Units recorded as interest expense
|
10,448
|
10,333
|
Foreign exchange loss
(gain)
|
540
|
(2,882)
|
Fair value gain on
income producing properties, net
|
(68,270)
|
(38,804)
|
Non-controlling
interests' share of fair value gain (loss) on income producing
properties
|
1,395
|
(413)
|
Fair value loss on
Class B LP Units
|
50,808
|
11,195
|
Deferred income tax
provision
|
32,807
|
33,193
|
FFO –
basic
|
$57,591
|
$51,112
|
Interest expense on
the Debentures
|
2,790
|
2,790
|
FFO –
diluted
|
$60,381
|
$53,902
|
FFO per Unit –
basic
|
$1.24
|
$1.10
|
FFO per Unit –
diluted
|
$1.20
|
$1.07
|
Basic FFO for the year ended December 31, 2016, increased by $6.5 million, or 12.7%, to $57.6 million ($1.24 per Unit), compared to $51.1 million ($1.10 per Unit) in 2015. The increase is
mainly due to an increase in Adjusted NOI of $11.6 million, partially offset by an increase in
interest expense of $4.0 million
(excluding distributions on Class B LP Units and fair value
adjustments), an increase in trust expenses of $1.8
million. The change in foreign exchange rates had a positive
impact on FFO of $1.3 million.
Adjusted Funds from Operations
For the years ended
December 31, (In thousands of dollars, except per
Unit amounts)
|
2016
|
2015
|
FFO -
basic
|
$57,591
|
$51,112
|
Add/(deduct):
|
|
|
Amortization of
mark-to-market adjustment on mortgages
|
(5,773)
|
(6,740)
|
Amortization of
deferred financing costs assumed on the Initial
Properties
|
371
|
440
|
Non-controlling
interests' share of amortization of deferred financing costs
assumed on the Initial Properties
|
(8)
|
(8)
|
Gain on
extinguishment of mortgages payable
|
(322)
|
—
|
Amortization of
tenant incentive and cash flow hedge
|
135
|
565
|
Maintenance capital
expenditures
|
(5,932)
|
(5,742)
|
AFFO –
basic
|
46,062
|
39,627
|
Interest expense on
the Debentures
|
2,790
|
2,790
|
AFFO –
diluted
|
$48,852
|
$42,417
|
AFFO per Unit –
basic
|
$0.99
|
$0.85
|
AFFO per Unit –
diluted
|
$0.97
|
$0.84
|
Basic AFFO for the year ended December
31, 2016, increased by $6.5
million or 16.2%, to $46.1
million ($0.99 per Unit),
compared to $39.6 million
($0.85 per Unit) in 2015, which was
primarily driven by the increase in FFO.
Subsequent Events
On January 9, 2017, the REIT
completed an offering for 4,370,000 Units sold for a price of
$13.75 per Unit for aggregate gross
proceeds of $60,088. As part of
the transaction, Morguard purchased 1,230,000 of the Units offered
amounting to $16,688. Upon
closing of the Offering, Morguard owned a 47.0% effective interest
in the REIT through its ownership of Units and Class B LP
Units. The net proceeds of the Offering will be used to fund
acquisitions, repay debt and for general trust purposes.
On February 1, 2017, the REIT
repaid on maturity four mortgages in the amount of US$45,325
The REIT's audited consolidated financial statements for the
year ended December 31, 2016, along
with the Management's Discussion and Analysis will be available on
the REIT's website at www.morguard.com and will be filed with SEDAR
at www.sedar.com.
Non-IFRS Measures
The REIT's consolidated financial statements are prepared in
accordance with International Financial Reporting Standards
("IFRS"). The following measures, NOI, Adjusted NOI, Same Property
NOI, FFO, AFFO, indebtedness, gross book value, indebtedness to
gross book value ratio, interest coverage ratio and indebtedness
coverage ratio (collectively, the "non-IFRS measures") as well as
other measures discussed elsewhere in this press release, do not
have a standardized definition prescribed by IFRS and are,
therefore, unlikely to be comparable to similar measures presented
by other reporting issuers. The REIT uses these measures to better
assess the REIT's underlying performance and financial position and
provides these additional measures so that investors may do the
same. Details on non-IFRS measures are set out in the REIT's
Management's Discussion and Analysis for the year ended
December 31, 2016 and available on
the REIT's profile on SEDAR at www.sedar.com.
Conference Call Details
Morguard North American Residential Real Estate Investment Trust
will hold a conference call on Thursday,
February 16, 2017 at 3:00 p.m.
(ET) to discuss the financial results for the year ended
December 31, 2016 and 2015. To
participate in the conference call, please dial 647-427-7450 or
1-888-231-8191. Please quote conference ID #
57770386.
About Morguard North American Residential REIT
The REIT is an unincorporated, open-ended real estate investment
trust established under and governed by the laws of the Province of
Ontario. The Units of the REIT trade on the Toronto Stock
Exchange under the ticker symbol MRG.UN. With a strategic
focus on the acquisition of high-quality multi-suite residential
properties in Canada and
the United States, the REIT
maximizes long-term Unit value through active asset and property
management. Its portfolio consists of 13,472 residential suites (as
of February 14, 2017) located in Alberta, Ontario, Colorado, Texas, Louisiana, Alabama, Georgia, Florida and North Carolina with an
appraised value of approximately $2.2
billion at December 31, 2016. For more information,
visit the REIT's website at www.morguard.com.
SOURCE Morguard North American Residential Real Estate
Investment Trust