Gladstone Land Announces Second Quarter 2019 Results
Please notethat the limited information that follows in this press release is a summary and is not adequate for making an informed investment judgment.
Second Quarter 2019 Activity:
- Portfolio Activity:
- Property Acquisition: Acquired four new farms, consisting of 1,986 total acres, located in two different states, for approximately
$45.5 million. On a weighted-average basis, these farms were acquired at an initial, minimum net capitalization rate of 6.1%; however, all leases on these farms contain certain provisions (e.g., annual rent escalations or participation rents) that are expected to drive cash rents higher in future years.
- Leasing Activity: Executed four new lease agreements on certain of our farms in
Arizona, California, and Floridathat will result in an aggregate increase in annualized fixed cash rents of approximately $280,000, or 22.6% over that of the prior leases.
- FinancingActivity—New Long-term Borrowing: Secured a
$17.3 millionloan from a new lender at an interest rate of 4.0%, which is fixed for the next 10 years.
- Equity Activity:
- Series B Preferred Stock: Issued and sold 751,159 shares of our 6.00% Series B Cumulative Redeemable Preferred Stock (the “Series B Preferred Stock”) for net proceeds of approximately
- Common Stock: Through an overnight public offering and our “at-the-market” program (the “ATM Program”), issued and sold a total of 2,070,551 shares of our common stock for aggregate net proceeds of approximately
- Increased and Paid Distributions: Increased the monthly distribution run rate on our common stock by 0.11% and paid total cash distributions of 0.1335 per share of common stock for each of April, May, and
Second Quarter 2019 Results:
Net income for the quarter was approximately
AFFO for the quarter was approximately
Total rental revenues increased by approximately 6.8%, primarily due to additional rents earned from recent acquisitions. Our core operating expenses decreased primarily due to lower related-party fees (driven by an increased credit granted to us by our Adviser during the current quarter) and a 28.1% decrease in property-operating expenses (primarily driven by a decrease in generator rental expenses incurred to power newly-drilled wells on one of our properties during the current quarter). We expect our property-operating expenses to decrease further during the third quarter, as these wells are now being powered by generators we own and are soon expected to be connected to a permanent power source. In addition, interest expense on borrowings increased slightly due to additional borrowings, and dividends declared on the Series B Preferred Stock increased due to additional issuances during and since the prior quarter.
Cash flows from operations for the current quarter were lower, primarily due to the timing of when certain rental payments are scheduled to be paid pursuant to their respective leases. Our NAV per share decreased by
Subsequent toJune 30, 2019:
- Portfolio Activity:
- Property Acquisition: Acquired two new farms, consisting of 3,910 total acres, located in two different states, for approximately
$66.8 million. On a weighted-average basis, these farms were acquired at an initial, minimum net capitalization rate of 6.0%; however, each of the leases on these farms contain annual rent escalations that are expected to drive cash rents higher in future years.
- Leasing Activity: Executed one new lease agreement on a farm in
Floridathat will result in an increase in annualized fixed cash rents of approximately $13,000, or 9.2%, over that of the prior lease.
- FinancingActivity—New Long-term Borrowing: Secured a total of approximately
$53.3 millionof new, long-term borrowings from four different lenders (including one new lender) at an expected weighted-average effective interest rate of 4.04%. On a weighted-average basis, these rates are fixed for the next 8.2 years.
- Equity Activity:
- Series B Preferred Stock: Issued and sold 229,294 shares of the Series B Preferred Stock for net proceeds of approximately
- OP Units: Issued 288,303 common units of limited partnership interests in
Gladstone Land Limited Partnership(“OP Units”) as partial consideration for the acquisition of a new farm, constituting an aggregate fair value of approximately $3.3 millionas of the acquisition date.
- Common Stock: Issued and sold 277,297 shares of our common stock for net proceeds of approximately
$3.1 millionas a result of the underwriters' exercise of a portion of the over-allotment option in connection with the overnight offering completed in June 2019.
- Increased Distributions: Increased our distribution run rate by 0.11%, declaring monthly cash distributions of 0.04455 per share of common stock (including OP Units held by non-controlling third parties) for each of July, August, and September 2019. This marks our 15th distribution increase over the past 55 months, during which time we’ve increased the distribution run rate by a total of 48.5%.
Quarterly Summary Information
(Dollars in thousands, except per-share amounts)
|For and As of the Quarters Ended||Change||Change|
|6/30/2019||3/31/2019||($ / #)||(%)|
|Total operating revenues||$||8,362||$||7,830||$||532||6.8||%|
|Total operating expenses, net of credits||(4,241||)||(4,605||)||364||(7.9||)%|
|Other expenses, net||(3,947||)||(3,117||)||(830||)||26.6||%|
|Less: Dividends declared on Series B Preferred Stock||(893||)||(601||)||(292||)||48.6||%|
|Net loss available to common stockholders and OP Unitholders||(719||)||(493||)||(226||)||45.8||%|
|Plus: Real estate and intangible depreciation and amortization||2,936||2,597||339||13.1||%|
|(Less) plus: (Gains) losses on dispositions of real estate assets, net||(13||)||32||(45||)||N/A|
|FFO available to common stockholders and OP Unitholders||2,204||2,136||68||3.2||%|
|Plus: Acquisition- and disposition-related expenses||14||139||(125||)||(89.9||)%|
|Plus: Other nonrecurring charges, net(1)||7||3||4||133.3||%|
|CFFO available to common stockholders and OP Unitholders||2,225||2,278||(53||)||(2.3||)%|
|Net adjustment for normalized cash rents(2)||(40||)||35||(75||)||(214.3||)%|
|Plus: Amortization of debt issuance costs||150||149||1||0.7||%|
|AFFO available to common stockholders and OP Unitholders||$||2,335||$||2,462||$||(127||)||(5.2||)%|
|Share and Per-Share Data:|
|Weighted-average common stock outstanding—basic and diluted||18,641,738||18,028,826||612,912||3.4||%|
|Weighted-average common OP Units outstanding(3)||—||433,393||(433,393||)||(100.0||)%|
|Weighted-average total common shares outstanding||18,641,738||18,462,219||179,519||1.0||%|
|Diluted net loss per weighted-average total common share||$||(0.039||)||$||(0.027||)||$||(0.012||)||44.6||%|
|Diluted FFO per weighted-average total common share||$||0.118||$||0.116||$||0.002||2.2||%|
|Diluted CFFO per weighted-average total common share||$||0.119||$||0.123||$||(0.004||)||(3.2||)%|
|Diluted AFFO per weighted-average total common share||$||0.125||$||0.133||$||(0.008||)||(6.1||)%|
|Cash distributions declared per total common share||$||0.134||$||0.133||$||0.001||0.1||%|
|Balance Sheet Data:|
|Net investments in real estate, at cost(4)||$||590,271||$||544,001||$||46,270||8.5||%|
|Total common shares outstanding||20,532,770||18,462,219||2,070,551||11.2||%|
|Cash flows from operations||$||1,824||$||2,432||$||(608||)||(25.0||)%|
|Farmland portfolio value||$||667,506||$||620,434||$||47,072||7.6||%|
|NAV per common share||$||11.61||$||12.30||$||(0.69||)||(5.6||)%|
(1) Consists of net property and casualty losses and the cost of related repairs expense that were recorded as a result of damage caused by natural disasters on certain of our properties.
(2) This adjustment removes the effects of straight-lining rental income, as well as the amortization related to above-market lease values and lease incentives and accretion related to below-market lease values, deferred revenue, and tenant improvements, resulting in rental income reflected on a modified accrual cash basis. The effect to AFFO is that cash rents received pertaining to a lease year are normalized over that respective lease year on a straight-line basis, resulting in cash rent being recognized ratably over the period in which the cash rent is earned.
(3) Represents outstanding OP Units held by non-controlling third parties.
(4) Consists of the initial acquisition price (including the costs allocated to both tangible and intangible assets acquired and liabilities assumed), plus subsequent improvements and other capitalized costs associated with the properties, and adjusted for accumulated depreciation and amortization.
(5) Consists of the principal balances outstanding of all indebtedness, including our lines of credit, notes and bonds payable, and our Series A Term Preferred Stock.
(6) Based on gross acreage.
Conference Callfor Stockholders: The Company will hold a conference call on Thursday, August 8, 2019, at
Founded in 1997,
Owners or brokers who have farmland for sale in the U.S. should contact:
- Eastern U.S. –
Bill Frisbieat (703) 287-5839 or Bill.F@GladstoneLand.com;
- Midwest U.S. –
Bill Hughesat (618) 606-2887 or Bill.H@GladstoneLand.com; or
- Western U.S. –
Bill Reimanat (805) 263-4778 or Bill.R@GladstoneLand.com, or Tony Marciat (831) 225-0883 or Tony.M@GladstoneLand.com.
Lenders who are interested in providing us with long-term financing on farmland should contact
For stockholder information on
Non-GAAP Financial Measures:
CFFO: CFFO is FFO, adjusted for items that are not indicative of the results provided by the Company’s operating portfolio and affect the comparability of the Company’s period-over-period performance. These items include certain non-recurring items, such as acquisition- and disposition-related expenses, the net incremental impact of operations conducted through our taxable REIT subsidiary, income tax provisions, and property and casualty losses or recoveries. Although the Company’s calculation of CFFO differs from NAREIT’s definition of FFO and may not be comparable to that of other REITs, the Company believes it is a meaningful supplemental measure of its sustainable operating performance. Accordingly, CFFO should be considered a supplement to net income computed in accordance with GAAP as a measure of our performance. For a full explanation of the adjustments made to arrive at CFFO, please read the Company’s Form 10-Q, filed today with the
AFFO: AFFO is CFFO, adjusted for certain non-cash items, such as the straight-lining of rents and amortizations into rental income (resulting in cash rent being recognized ratably over the period in which the cash rent is earned). Although the Company’s calculation of AFFO differs from NAREIT’s definition of FFO and may not be comparable to that of other REITs, the Company believes it is a meaningful supplemental measure of its sustainable operating performance on a cash basis. Accordingly, AFFO should be considered a supplement to net income computed in accordance with GAAP as a measure of our performance. For a full explanation of the adjustments made to arrive at AFFO, please read the Company’s Form 10-Q, filed today with the
A reconciliation of FFO (as defined by NAREIT), CFFO, and AFFO (each as defined above) to net income (loss), which the Company believes is the most directly-comparable GAAP measure for each, and a computation of fully-diluted net income (loss), FFO, CFFO, and AFFO per weighted-average share is set forth in the Quarterly Summary Information table above. The Company’s presentation of FFO, CFFO, or AFFO, does not represent cash flows from operating activities determined in accordance with GAAP and should not be considered an alternative to net income as an indication of its performance or to cash flow from operations as a measure of liquidity or ability to make distributions.
NAV: Pursuant to a valuation policy approved by our board of directors, our valuation team, with oversight from the chief valuation officer, provides recommendations of value for our properties to our board of directors, who then review and approve the fair values of our properties. Per our valuation policy, our valuations are derived based on either the purchase price of the property; values as determined by independent, third-party appraisers; or through an internal valuation process, which process is, in turn, based on values as determined by independent, third-party appraisers. In any case, we intend to have each property valued by an independent, third-party appraiser at least once every three years, or more frequently in some instances. Various methodologies are used, both by the appraisers and in our internal valuations, to determine the fair value of our real estate, including the sales comparison, income capitalization (or a discounted cash flow analysis), and cost approaches of valuation. NAV is a non-GAAP, supplemental measure of financial position of an equity REIT and is calculated as total equity available to common stockholders and OP Unitholders, adjusted for the increase or decrease in fair value of our real estate assets and encumbrances relative to their respective costs bases. Further, we calculate NAV per share by dividing NAV by our total shares outstanding (inclusive of both our common stock and OP Units held by non-controlling third parties). A reconciliation of NAV to total equity, to which the Company believes is the most directly-comparable GAAP measure, is provided below (dollars in thousands, except per-share amount):
|Total equity per balance sheet||$||231,354|
|Fair value adjustment for long-term assets:|
|Less: net cost basis of tangible and intangible real estate holdings(1)||$||(590,271||)|
|Plus: estimated fair value of real estate holdings(2)||667,506|
|Net fair value adjustment for real estate holdings||77,235|
|Fair value adjustment for long-term liabilities:|
|Plus: book value of aggregate long-term indebtedness(3)||381,200|
|Less: fair value of aggregate long-term indebtedness(3)(4)||(385,466||)|
|Net fair value adjustment for long-term indebtedness||(4,266||)|
|Less: fair value of Series B Preferred Stock(5)||(65,902||)|
|Estimated NAV available to common stockholders and OP Unitholders||$||238,421|
|Total common shares and OP Units outstanding(6)||20,532,770|
|Estimated NAV per common share and OP Unit||$||11.61|
(1) Consists of the initial acquisition price (including the costs allocated to both tangible and intangible assets acquired and liabilities assumed), plus subsequent improvements and other capitalized costs associated with the properties, and adjusted for accumulated depreciation and amortization.
(2) As determined by the Company's valuation policy and approved by its board of directors.
(3) Includes the principal balances outstanding of all long-term borrowings (consisting of notes and bonds payable) and the Series A Term Preferred Stock.
(4) Long-term notes and bonds payable were valued using a discounted cash flow model. The Series A Term Preferred Stock was valued based on its closing stock price as of June 30, 2019.
(5) Valued at the security's liquidation value.
(6) Includes 20,532,770 shares of common stock and no OP Units held by non-controlling third parties.
Comparison of our estimated NAV and estimated NAV per share to similarly-titled measures for other REITs may not necessarily be meaningful due to possible differences in the calculation or application of the definition of NAV used by such REITs. In addition, the trading price of our common shares may differ significantly from our most recent estimated NAV per share calculation. The Company’s independent auditors have neither audited nor reviewed our calculation of NAV or NAV per share. For a full explanation of our valuation policy, please read the Company’s Form 10-Q, filed today with the
CAUTION CONCERNING FORWARD-LOOKING STATEMENTS:
Certain statements in this press release, including, but not limited to, the Company’s ability to maintain or grow its portfolio and FFO, expected increases in capitalization rates, benefits from increases in farmland values,increases in operating revenues, and the increase in net asset value per share, are “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. These forward-looking statements inherently involve certain risks and uncertainties, although they are based on the Company’s current plans that are believed to be reasonable as of the date of this press release. Factors that may cause actual results to differ materially from these forward-looking statementsinclude, but are not limited to, the Company’s ability to procure financing for investments, downturns in the current economic environment, the performance of its tenants, the impact of competition on its efforts to renew existing leases or re-lease real property, and significant changes in interest rates. Additional factors that could cause actual results to differ materially from those stated or implied by its forward-looking statements are disclosed under the caption “Risk Factors” within the Company's Form 10-K for the fiscal year ended December 31, 2018, as filed with the
Source: Gladstone Land Corporation