SL Green Realty Corp.
Apr 19, 2017
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SL Green Realty Corp. Reports First Quarter 2017 EPS of $0.11 Per Share; and FFO of $1.57 Per Share

 

NEW YORK--(BUSINESS WIRE)-- SL Green Realty Corp. (NYSE:SLG):

Financial and Operating Highlights

Investing Highlights

Financing Highlights

Summary

SL Green Realty Corp. (the "Company") (NYSE:SLG) today reported net income attributable to common stockholders for the quarter ended March 31, 2017 of $11.4 million, or $0.11 per share as compared to net income attributable to common stockholders of $23.2 million, or $0.23 per share for the same quarter in 2016.

The Company reported funds from operations, or FFO, for the quarter ended March 31, 2017 of $165.9 million, or $1.57 per share, as compared to FFO for the same period in 2016 of $191.8 million, or $1.84 per share. FFO for the first quarter of 2016 included $21.9 million or $0.21 per share, of income from 388-390 Greenwich Street, which was sold in the second quarter of 2016, and the accelerated recognition of $7.5 million, or $0.07 per share, of income, from the repayment of a debt and preferred equity position.

All per share amounts in this press release are presented on a diluted basis.

Operating and Leasing Activity

For the quarter ended March 31, 2017, the Company reported consolidated revenues and operating income of $377.4 million and $215.8 million, respectively, compared to $455.4 million and $290.7 million, respectively, for the same period in 2016.

Same-store cash NOI on a combined basis increased by 2.0% for the quarter ended March 31, 2017, or 3.6% excluding the effect of lease termination income, as compared to the same period in 2016. For the quarter, consolidated property same-store cash NOI increased by 1.1% to $161.2 million and unconsolidated joint venture property same-store cash NOI increased by 7.2% to $28.9 million in 2017 as compared to the same period in 2016.

In the first quarter, the Company signed 44 office leases in its Manhattan portfolio totaling 346,345 square feet. Twenty-nine leases comprising 187,096 square feet, representing office leases on space that had been occupied within the prior twelve months, are considered replacement leases on which mark-to-market is calculated. Those replacement leases had average starting rents of $78.41 per rentable square foot, representing a 21.6% increase over the previously fully escalated rents on the same office spaces. The average lease term on the Manhattan office leases signed in the first quarter was 9.7 years and average tenant concessions were 4.4 months of free rent with a tenant improvement allowance of $50.71 per rentable square foot.

This leasing activity resulted in same store occupancy of 96.2% as of March 31, 2017, inclusive of leases signed but not yet commenced, for the properties included in the same store pool for 2016. The same store pool was revised as of January 1, 2017 to include 280 Park Avenue, 600 Lexington Avenue, and 110 Greene Street, among other properties. Occupancy for our current same-store portfolio was 95.7% as of March 31, 2017, as compared to 96.2% as of December 31, 2016.

In the first quarter, the Company signed 26 office leases in its Suburban portfolio totaling 146,257 square feet. Fifteen leases comprising 78,729 square feet, representing office leases on space that had been occupied within the prior twelve months, are considered replacement leases on which mark-to-market is calculated. Those replacement leases had average starting rents of $30.52 per rentable square foot, representing a 2.5% increase over the previously fully escalated rents on the same office spaces. The average lease term on the Suburban office leases signed in the first quarter was 5.4 years and average tenant concessions were 3.6 months of free rent with a tenant improvement allowance of $20.92 per rentable square foot.

Occupancy in the Company's Suburban same-store portfolio was 85.2% at March 31, 2017, inclusive of 67,639 square feet of leases signed but not yet commenced, as compared to 84.9% at March 31, 2016 and 85.1% at December 31, 2016.

Significant leases that were signed in the first quarter included:

Marketing, general and administrative, or MG&A, expenses for the three months ended March 31, 2017 were $24.1 million, or 5.2% of total combined revenues and an annualized 51 basis points of total combined assets.

Real Estate Investment Activity

In January, closed on the sale of a 27.6% interest in One Vanderbilt Avenue to NPS and 1.4% interest to Hines. NPS and Hines have committed aggregate equity to the project totaling no less than $525 million. The Company and Hines will co-develop the building.

In the first quarter, the Company sold 4,774,220 common shares of New York REIT, Inc., or NYRT, representing its total investment in NYRT common stock, generating a $3.3 million gain.

In March, the Company reached an agreement to sell a 90% interest 102 Greene Street, a 9,200 square-foot retail property in SoHo, at a gross asset valuation of $43.5 million, or $4,728 per square foot. The transaction is expected to close in April and generate net proceeds of approximately $38.0 million.

In April, the Company's retained preferred equity investment in 885 Third Avenue was modified. This modification will result in the Company deconsolidating the property from its financial statements in the second quarter of 2017.

Debt and Preferred Equity Investment Activity

The carrying value of the Company's debt and preferred equity investment portfolio totaled $1.97 billion at March 31, 2017, including $1.63 billion at a weighted average current yield of 9.4% that are classified in the debt and preferred equity line item on the balance sheet, and $0.34 billion at a weighted average current yield of 7.93% that are included in other balance sheet line items for accounting purposes. In the first quarter, the Company originated new debt and preferred equity investments totaling $425.0 million, of which $412.5 million was retained and $367.7 million was funded, at a weighted average current yield of 9.2%. In the first quarter, the Company recorded $420.5 million of principal reductions from investments that were repaid, sold or syndicated.

Financing Activity

In February, the Company, along with its joint venture partner, closed on the refinancing of 10 East 53rd Street. The $170.0 million mortgage has a 3-year term with two 1-year extension options, bears interest at a floating rate of 2.25% over LIBOR and replaces the previous $125.0 million of mortgage indebtedness on the property.

In January, the Company, along with its joint venture partner, closed on the financing of 1080 Amsterdam Avenue. The $35.5 million mortgage has a 5-year term and carries a fixed effective interest rate of 3.5%.

Dividends

In the first quarter of 2017, the Company declared quarterly dividends on its outstanding common and preferred stock as follows:

Conference Call and Audio Webcast

The Company's executive management team, led by Marc Holliday, Chief Executive Officer, will host a conference call and audio webcast on Thursday, April 20, 2017 at 2:00 pm ET to discuss the financial results.

The supplemental data will be available prior to the quarterly conference call in the Investors section of the SL Green Realty Corp. website at http://slgreen.com/ under "Financial Reports."

The live conference call will be webcast in listen-only mode in the Investors section of the SL Green Realty Corp. website at http://slgreen.com/ under "Event Calendar & Webcasts". The conference may also be accessed by dialing toll-free (877) 312-8765 or international (419) 386-0002, and using passcode 89956798.

A replay of the call will be available 7 days after the call by dialing (855) 859-2056 using pass-code 89956798. A webcast replay will also be available in the Investors section of the SL Green Realty Corp. website at http://slgreen.com/ under "Event Calendar & Webcasts".

Company Profile

SL Green Realty Corp., an S&P 500 company and New York City's largest office landlord, is a fully integrated real estate investment trust, or REIT, that is focused primarily on acquiring, managing and maximizing value of Manhattan commercial properties. As of March 31, 2017, SL Green held interests in 121 Manhattan buildings totaling 47.2 million square feet. This included ownership interests in 27.5 million square feet of Manhattan buildings and debt and preferred equity investments secured by 19.7 million square feet of buildings. In addition, SL Green held ownership interests in 30 suburban buildings totaling 4.8 million square feet in Brooklyn, Long Island, Westchester County, Connecticut and New Jersey.

To be added to the Company's distribution list or to obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at (212) 594-2700.

Disclaimers

Non-GAAP Financial Measures

During the quarterly conference call, the Company may discuss non-GAAP financial measures as defined by SEC Regulation G. In addition, the Company has used non-GAAP financial measures in this press release. A reconciliation of each non-GAAP financial measure and the comparable GAAP financial measure can be found in this release and in the Company's Supplemental Package.

Forward-looking Statement

This press release includes certain statements that may be deemed to be "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be covered by the safe harbor provisions thereof. All statements, other than statements of historical facts, included in this press release that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, are forward-looking statements. Forward-looking statements are not guarantees of future performance and we caution you not to place undue reliance on such statements. Forward-looking statements are generally identifiable by the use of the words "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend," "project," "continue," or the negative of these words, or other similar words or terms.

Forward-looking statements contained in this press release are subject to a number of risks and uncertainties, many of which are beyond our control, that may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by forward-looking statements made by us. Factors and risks to our business that could cause actual results to differ from those contained in the forward-looking statements are described in our filings with the Securities and Exchange Commission. We undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.

     
SL GREEN REALTY CORP.
CONSOLIDATED STATEMENTS OF OPERATIONS

(unaudited and in thousands, except per share data)

     
    Three Months Ended
    March 31,
    2017   2016
Revenues:        
Rental revenue, net   $   281,329     $   345,607  
Escalation and reimbursement   44,192     45,611  
Investment income   40,299     54,737  
Other income   11,561     9,489  
Total revenues   377,381     455,444  
Expenses:        
Operating expenses, including related party expenses of $4,173 and $3,462 in 2017 and 2016, respectively   74,506     79,520  
Real estate taxes   61,068     61,674  
Ground rent   8,308     8,308  
Interest expense, net of interest income   65,622     94,672  
Amortization of deferred financing costs   4,761     7,932  
Depreciation and amortization   94,134     179,308  
Transaction related costs   133     1,279  
Marketing, general and administrative   24,143     24,032  
Total expenses   332,675     456,725  

Net income (loss) before equity in net income from unconsolidated joint ventures, equity
in net gain on sale of interest in unconsolidated joint venture/real estate, gain on sale of real estate net, depreciable
real estate reserve, and gain on sale of marketable securities

  44,706     (1,281 )
Equity in net income from unconsolidated joint ventures   6,614     10,096  
Equity in net gain on sale of interest in unconsolidated joint venture/real estate   2,047     9,915  
Gain on sale of real estate, net   567     13,773  
Depreciable real estate reserves   (56,272 )    
Gain on sale of marketable securities   3,262      
Net income   924     32,503  
Net income attributable to noncontrolling interests in the Operating Partnership   (476 )   (922 )
Net loss (income) attributable to noncontrolling interests in other partnerships   17,491     (1,974 )
Preferred unit distributions   (2,850 )   (2,648 )
Net income attributable to SL Green   15,089     26,959  
Perpetual preferred stock dividends   (3,738 )   (3,738 )
Net income attributable to SL Green common stockholders   $   11,351     $   23,221  
         
Earnings Per Share (EPS)        
Net income per share (Basic)   $   0.11     $   0.23  
Net income per share (Diluted)   $   0.11     $   0.23  
         
Funds From Operations (FFO)        
FFO per share (Basic)   $   1.58     $   1.84  
FFO per share (Diluted)   $   1.57     $   1.84  
         

Basic ownership interest

       
Weighted average REIT common shares for net income per share   100,643     100,051  
Weighted average partnership units held by noncontrolling interests   4,607     3,974  
Basic weighted average shares and units outstanding   105,250     104,025  
         

Diluted ownership interest

       
Weighted average REIT common share and common share equivalents   100,947     100,285  
Weighted average partnership units held by noncontrolling interests   4,607     3,974  
Diluted weighted average shares and units outstanding   105,554     104,259  
             
       
SL GREEN REALTY CORP.
CONSOLIDATED BALANCE SHEETS

(in thousands, except per share data)

       
  March 31   December 31,
  2017   2016
Assets (Unaudited)    
Commercial real estate properties, at cost:      
Land and land interests $ 3,295,050     $ 3,309,710  
Building and improvements 7,977,713     7,948,852  
Building leasehold and improvements 1,439,083     1,437,325  
Properties under capital lease 47,445     47,445  
  12,759,291     12,743,332  
Less accumulated depreciation (2,372,082 )   (2,264,694 )
  10,387,209     10,478,638  
Assets held for sale 54,694      
Cash and cash equivalents 468,035     279,443  
Restricted cash 71,215     90,524  
Investment in marketable securities 29,260     85,110  
Tenant and other receivables, net of allowance of $16,634 and $16,592 in 2017 and 2016, respectively 52,197     53,772  
Related party receivables 19,067     15,856  

Deferred rents receivable, net of allowance of $24,079 and $25,203 in 2017 and 2016, respectively

453,747     442,179  

Debt and preferred equity investments, net of discounts and deferred origination fees of $16,316 and $16,705 in 2017
and 2016, respectively

1,627,836     1,640,412  
Investments in unconsolidated joint ventures 1,861,077     1,890,186  
Deferred costs, net 267,948     267,600  
Other assets 584,986     614,067  
Total assets $ 15,877,271     $ 15,857,787  
Liabilities      
Mortgages and other loans payable $ 4,236,545     $ 4,140,712  
Revolving credit facility      
Unsecured term loan 1,183,000     1,183,000  
Unsecured notes 1,137,359     1,133,957  
Deferred financing costs, net (82,988 )   (82,258 )
Total debt, net of deferred financing costs 6,473,916     6,375,411  
Accrued interest payable 33,859     36,052  
Other liabilities 168,533     212,493  
Accounts payable and accrued expenses 169,244     190,583  
Deferred revenue 235,208     217,955  
Capitalized lease obligations 42,305     42,132  
Deferred land leases payable 2,747     2,583  
Dividend and distributions payable 87,617     87,271  
Security deposits 66,807     66,504  
Liabilities related to assets held for sale 43      
Junior subordinate deferrable interest debentures held by trusts that issued trust preferred securities 100,000     100,000  
Total liabilities 7,380,279     7,330,984  
       
Commitments and contingencies      
Noncontrolling interest in the Operating Partnership 491,298     473,882  
Preferred units 302,010     302,010  
       
Equity      
Stockholders' equity:      

Series I Preferred Stock, $0.01 par value, $25.00 liquidation preference, 9,200 issued and outstanding at both December 31, 2016
and December 31, 2015

221,932     221,932  

Common stock, $0.01 par value 160,000 shares authorized, 101,831 and 101,617 issued and outstanding at March 31, 2017 and
December 31, 2016, respectively (including 1,055 held in Treasury at March 31, 2017 and December 31, 2016)

1,019     1,017  
Additional paid-in capital 5,651,089     5,624,545  
Treasury stock at cost (124,049 )   (124,049 )
Accumulated other comprehensive income 16,511     22,137  
Retained earnings 1,496,759     1,578,893  
Total SL Green Realty Corp. stockholders' equity 7,263,261     7,324,475  
Noncontrolling interests in other partnerships 440,423     426,436  
Total equity 7,703,684     7,750,911  
Total liabilities and equity $ 15,877,271     $ 15,857,787  
               
         
SL GREEN REALTY CORP.
RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

(unaudited and in thousands, except per share data)

         
        Three Months Ended
        March 31,
        2017   2016
FFO Reconciliation:            
Net income attributable to SL Green common stockholders       $ 11,351     $ 23,221
Add:            
Depreciation and amortization       94,134     179,308
Joint venture depreciation and noncontrolling interest adjustments       24,282     10,514
Net (loss) income attributable to noncontrolling interests       (17,015 )   2,896
Less:            
Gain on sale of real estate and discontinued operations, net       567     13,773
Equity in net gain on sale of interest in unconsolidated joint venture/real estate       2,047     9,915
Depreciable real estate reserve       (56,272 )  
Depreciation on non-rental real estate assets       516     496
Funds From Operations attributable to SL Green common stockholders and noncontrolling interests       $ 165,894     $ 191,755
                   
         
   

Consolidated Properties

 

Unconsolidated Joint
Ventures

    Three Months Ended   Three Months Ended
    March 31,   March 31,
Operating income and Same-store NOI Reconciliation:   2017   2016   2017   2016

Net income (loss) before equity in net income from unconsolidated joint
ventures, equity in net gain on sale of interest in unconsolidated joint
venture/real estate, gain on sale of real estate net, depreciable real estate
reserve, gain on sale of marketable securities and loss on early extinguishment of debt

  $ 44,706     $ (1,281 )   $ 5,451     $ 17,014  
                 
Equity in net income from unconsolidated joint ventures   6,614     10,096          
Depreciation and amortization   94,134     179,308     71,164     37,851  
Interest expense, net of interest income   65,622     94,672     55,328     49,736  
Amortization of deferred financing costs   4,761     7,932     6,505     3,236  
Loss on early extinguishment of debt               (1,606 )
Operating income   215,837     290,727     138,448     106,231  
                 
Marketing, general and administrative expense   24,143     24,032          
Transaction related costs, net   133     1,279     89      
Non-building revenue   (46,870 )   (59,175 )   (9,883 )   (5,161 )
Equity in net income from unconsolidated joint ventures   (6,614 )   (10,096 )        
Loss on early extinguishment of debt               (1,606 )
Net operating income (NOI)   186,629     246,767     128,654     99,464  
Partner's share of NOI from unconsolidated joint ventures           (73,221 )   (59,230 )
NOI SLG Interest   $ 186,629     $ 246,767     $ 55,433     $ 40,234  
                 
                 
NOI from other properties/affiliates   (9,926 )   (76,109 )   (23,402 )   (8,869 )
Same-Store NOI   176,703     170,658     32,031     31,365  
                 
                 
Ground lease straight-line adjustment   524     608          
                 
Straight-line and free rent   (11,217 )   (8,044 )   (2,609 )   (3,935 )
Rental income - FAS 141   (4,769 )   (3,695 )   (479 )   (443 )
Same-store cash NOI   $ 161,241     $ 159,527     $ 28,943     $ 26,987  
                                 
         
SL GREEN REALTY CORP.
SELECTED OPERATING DATA-UNAUDITED
         
    March 31
    2017   2016
Manhattan Operating Data: (1)            
Net rentable area at end of period (in 000's)   22,613     25,248  
Portfolio percentage leased at end of period   94.3 %   95.4 %
Same-Store percentage leased at end of period   93.9 %   95.1 %
Number of properties in operation   31     33  
             
Office square feet where leases commenced during quarter ended (rentable)   319,072     1,261,007  
Average mark-to-market percentage-office   12.8 %   45.1 %
Average starting cash rent per rentable square foot-office   $     78.11     $     70.66  
                         

(1) Includes wholly-owned and joint venture properties.

                       
                         

SLG-EARN

SL Green Realty Corp.
Matt DiLiberto
Chief Financial Officer
(212) 594-2700

 

Source: SL Green Realty Corp.

 

 

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