UNITED
STATES
SECURITIES
AND EXCHANGE COMMISSION
Washington
D.C., 20549
Form
8-K
Current Report
Pursuant
to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date
Of Report (Date Of Earliest Event Reported): February
17, 2015
American
Campus Communities, Inc.
(Exact
Name of Registrant as Specified in its Charter)
Commission
File Number: 001-32265
MD
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760753089
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(State or Other Jurisdiction Of
Incorporation or Organization)
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(I.R.S. Employer
Identification Number)
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12700 Hill Country Boulevard, Suite
T-200
Austin,
TX 78738
(Address of Principal Executive Offices,
Including Zip Code)
512-732-1000
(Registrant’s
Telephone Number, Including Area Code)
Check the appropriate box below if the Form 8-K filing is intended to
simultaneously satisfy the filing obligation of the registrant under any
of the following provisions (see General Instruction A.2. below):
⃞
Written
communications pursuant to Rule 425 under the Securities Act (17 CFR
230.425)
⃞
Soliciting
material pursuant to Rule 14a-12 under the Exchange Act (17 CFR
240.14a-12)
⃞
Pre-commencement
communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR
240.14d-2(b))
⃞
Pre-commencement
communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR
240.13e-4(c))
ITEM 2.02 RESULTS OF OPERATIONS AND FINANCIAL CONDITION
On February 17, 2015, American Campus Communities, Inc. (the
“Company”) issued a press release (the “Earnings Release”) announcing,
among other things, earnings for the quarter ended December 31, 2014.
The text of the Earnings Release is included as Exhibit 99.1 to this
Current Report.
The Earnings Release is furnished pursuant to Item 2.02 and shall
not be deemed "filed" for purposes of Section 18 of the Securities
Exchange Act of 1934 (the "Exchange Act"), or subject to the liabilities
of that Section. The information in this Current Report shall not be
incorporated by reference in any filing under the Securities Act of 1933
or the Exchange Act, except as shall be expressly set forth by specific
reference in such filing.
ITEM 7.01 REGULATION FD DISCLOSURE
On February 17, 2015, the Company disclosed a supplemental analyst
package in connection with its earnings conference call for the quarter
ended December 31, 2014 which took place on February 17, 2015. A copy of
the supplemental analyst package is attached hereto as Exhibit 99.2.
The supplemental analyst package is furnished pursuant to Item 7.01
and shall not be deemed "filed" for purposes of Section 18 of the
Exchange Act, or subject to the liabilities of that Section. The
information in this Current Report shall not be incorporated by
reference in any filing under the Securities Act of 1933 or the Exchange
Act, except as shall be expressly set forth by specific reference in
such filing.
ITEM 9.01 FINANCIAL STATEMENTS AND EXHIBITS
The list of exhibits is incorporated herein by reference to
the Exhibit Index.
Signature(s)
Pursuant to the Requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this Report to be signed on its behalf by the
undersigned hereunto duly authorized.
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American Campus Communities, Inc.
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Date:
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February 17, 2015
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By:
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/s/ Jonathan A. Graf
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Jonathan A. Graf
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Executive Vice President, Chief Financial
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Officer, Secretary and Treasurer
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Exhibit Index
Exhibit No.
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Description
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EX-99.1
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Earnings Release Dated February 17, 2015
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EX-99.2
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Supplemental Analyst Package –Fourth Quarter 2014
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Exhibit 99.1
American
Campus Communities, Inc. Reports Fourth Quarter and Year End 2014
Financial Results
Announces
five new ACE projects awarded or in direct negotiation
Asset
dispositions and ATM activity position balance sheet for growth
AUSTIN, Texas--(BUSINESS WIRE)--February 17, 2015--American Campus
Communities, Inc. (NYSE:ACC) today announced the following financial
results for the quarter and year ended December 31, 2014.
Highlights
Fourth Quarter 2014
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Increased quarterly FFOM to $75.0 million or $0.70 per fully diluted
share compared to $70.7 million or $0.66 per fully diluted share in
the fourth quarter prior year.
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Increased same store wholly-owned Net Operating Income (NOI) by 2.0
percent over the fourth quarter 2013.
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Increased same store wholly-owned occupancy to 97.6 percent as of
December 31, 2014 compared to 96.8 percent for the same date prior
year.
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Preleased the same store wholly-owned portfolio for the upcoming
2015-2016 academic year to 61.4 percent applied for and 55.1 percent
leased as of February 13, 2015 with a current projected rental rate
increase of 2.9 percent. This compares to 60.2 percent applied for and
53.4 percent leased for the same date prior year.
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Awarded or directly negotiating a total of five new American Campus
Equity (ACE®) projects with approximately 4,000 beds
at Arizona State University, Butler University and the University of
Louisville.
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Awarded the right to negotiate two additional on-campus development
projects on the campuses of Northeastern Illinois University and the
University of Vermont. Both projects are subject to project
feasibility analysis and transaction structuring.
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Commenced construction on a 456-bed ACE project on the University of
Southern California Health Sciences Campus in Los Angeles and a
400-bed owned off-campus development pedestrian to the University of
Colorado in Boulder.
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Closed a total of $94.0 million in core acquisitions with The Standard
at Athens, a 610-bed community located pedestrian to the University of
Georgia and subsequent to quarter end, Park Point Syracuse, a 226-bed
community located on the campus of Syracuse University.
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Subsequent to quarter end, completed the disposition of seven non-core
properties totaling 4,107 beds for $173.9 million, bringing the 2014
disposition package to a total sales amount of $197.5 million,
consistent with the 2014 guidance range of $117.3 – $217.3 million.
Full Year 2014
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Increased full year FFOM to $254.4 million or $2.38 per fully diluted
share compared to $236.6 million or $2.22 per fully diluted share for
the full year 2013, an increase of 7.2 percent per share.
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Increased same store wholly-owned Net Operating Income (NOI) by 1.8
percent over the year ended December 31, 2013.
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Completed construction and opened six owned and mezzanine development
assets totaling $258.9 million containing 3,573 beds, including three
on-campus ACE communities totaling $86.8 million and 1,326 beds. The
average occupancy of the six new core pedestrian communities was 99.6
percent as of December 31, 2014.
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Commenced, continued construction, or in final pre-development
activities on eight owned-development projects totaling $501.7 million
containing 5,055 beds with average distance to campus of 0.1 miles,
including four on-campus ACE communities totaling $306.5 million and
2,783 beds.
“We completed 2014 and commenced 2015 with solid execution on all
fronts,” said Bill Bayless, American Campus CEO. “Operationally, we
achieved an industry leading 2014 Fall occupancy of 97.5 percent with
solid rental rate growth of 2.1 percent while simultaneously setting the
stage for even stronger rental rate growth in Fall 2015 as we are now
targeting 2.9 percent. We also made excellent progress in our asset
management initiatives, holding controllable expense growth, which
excludes property taxes, insurance and utilities, to just 0.3 percent
including a 24.4 percent reduction in marketing costs. In 2015, we now
expect the operating margin on our total owned portfolio to improve
above 53 percent. We also strengthened our balance sheet by executing on
our strategy of disposing of older, non-core assets further from campus
while simultaneously being opportunistic in raising equity via our ATM
program. These combined efforts have created more than $500 million of
additional balance sheet capacity. While creating that capacity is
dilutive in the short term to our 2015 FFOM guidance, it is essential in
funding the highly accretive future investment opportunities now before
us in the form of the largest ACE development pipeline in our history, a
solid and emerging pipeline of core pedestrian off-campus development
opportunities, and numerous core pedestrian acquisitions. Bottom line -
we have tailwinds and significant growth opportunities before us once
again.”
Fourth Quarter Operating Results
Revenue for the 2014 fourth quarter totaled $196.8 million, up 7.7
percent from $182.7 million in the fourth quarter 2013 and operating
income for the quarter increased $3.7 million or 7.6 percent over the
prior year fourth quarter. The increase in revenues and operating income
was primarily due to growth resulting from recently completed
development properties, increased rental rates for the 2014-2015
academic year, and property acquisitions. Net income for the 2014 fourth
quarter totaled $26.9 million, or $0.25 per fully diluted share,
compared with net income of $27.8 million, or $0.26 per fully diluted
share, for the same quarter in 2013. The decrease to net income as
compared to the prior year quarter is primarily due to the gain from
disposition of real estate recognized in the prior year quarter as well
as an increase in corporate interest expense resulting from our June
2014 unsecured notes offering. FFO for the 2014 fourth quarter totaled
$78.1 million, or $0.73 per fully diluted share, an increase of 7.4
percent per share, as compared to $72.8 million, or $0.68 per fully
diluted share for the same quarter in 2013. FFOM for the 2014 fourth
quarter was $75.0 million, or $0.70 per fully diluted share, an increase
of 6.1 percent per share, as compared to $70.7 million, or $0.66 per
fully diluted share for the same quarter in 2013.
NOI for same store wholly-owned properties was $97.3 million in the
quarter, up 2.0 percent from $95.4 million in the 2013 fourth quarter.
Same store wholly-owned property revenues increased by 2.7 percent over
the 2013 fourth quarter due to an increase in average rental rates and
occupancy for the 2014-2015 academic year. Same store wholly-owned
property operating expenses increased by 3.5 percent over the prior year
quarter. NOI for the total wholly-owned portfolio increased 9.2 percent
to $105.1 million for the quarter from $96.3 million in the comparable
period of 2013.
Portfolio Update
Developments
The company is progressing on the construction and final pre-development
activities on its eight owned-development projects with expected
deliveries in Fall 2015 and 2016. The developments total approximately
$501.7 million, are all core Class A assets located on or pedestrian to
campus in their respective markets - averaging less than 0.1 miles to
campus, and are on track to achieve a stabilized development yield in
the range of 6.75 - 7.00 percent.
American Campus Equity (ACE)
The company made significant advancements in its ACE development program
with awards or the right to directly negotiate a total of five new
projects comprised of two projects with Arizona State University, a
second phase with Butler University and two projects with the University
of Louisville. The projects are in various stages of feasibility
analysis and conceptual planning and are expected to contain
approximately 4,000 beds with deliveries targeted for Fall 2017 and Fall
2018 with a potential for certain project deliveries to occur as early
as Fall 2016.
Since the inception of the program in 2007, excluding these five new
awards but including the four ACE projects currently under construction
or in the final stages of predevelopment with construction expected to
commence in 2015, the company will have 21 ACE communities in service
with a total investment of $1.2 billion with 15,630 beds. Based on a
market capitalization rate of 5.0 to 5.25 percent, the total asset value
of the 21 communities would be approximately $1.6 billion to $1.7
billion. Assuming the successful structuring and commencement of the
five new ACE announcements, the owned ACE portfolio currently totals 26
on-campus communities containing approximately 19,600 beds.
Off-Campus Owned
In December, the company commenced demolition of the Boulder Outlook
Hotel and construction of a 400-bed student housing property located
less than 0.1 miles from the campus of the University of Colorado
Boulder. The $52.2 million development is slated for delivery in Fall
2016.
The company is preparing for the redevelopment of its Sunnyside Commons
site in Morgantown, West Virginia. The existing community is not being
leased for the 2015-2016 academic year and is expected to be demolished
and the site redeveloped for occupancy as early as Fall 2016 or
potentially Fall 2017.
In the first quarter of 2015, the company expects to close on fully
entitled land parcels in order to construct an off-campus property
pedestrian to the University of Missouri in Columbia. The 720-bed
project is targeting initial occupancy in Fall 2017.
Acquisitions
In October, the company acquired The Standard at Athens, a 610-bed,
mixed-use community located pedestrian to the University of Georgia
campus and within the downtown Athens entertainment hub. The community
is currently 97.5 percent preleased for the upcoming academic year and
offers a 1:1 parking ratio, an amenity package unmatched in the market
and 25,000 square feet of student oriented retail. Additionally,
subsequent to quarter end, the company acquired Park Point Syracuse, a
226-bed community located on the campus of Syracuse University. The
combined purchase price of the two communities is $94.0 million and the
company is targeting an average proforma cap rate of 5.5 percent nominal
and 5.3 percent economic.
Dispositions
Subsequent to quarter end, the company completed the disposition of
seven non-core properties in six markets for $173.9 million. Totaling
4,107 beds, the seven properties average more than 1.5 miles from their
respective campuses and over fourteen years old. The properties were
sold at an average economic cap rate of 6.3 percent based on in-place
rental revenue, trailing-12 operating expenses escalated at two percent
and portfolio average capital reserves.
Capital Markets
At-The-Market (ATM) Share Offering Program
During the quarter, the company sold 2.1 million shares of common stock
under the ATM program at a weighted average price of $40.51 per share
for net proceeds of approximately $82.1 million. For the full year, the
company sold 2.2 million shares of common stock at a weighted average
price of $40.48 per share for net proceeds of approximately $88.0
million. Subsequent to quarter end, the company sold an additional 4.9
million shares of common stock at a weighted average price of $43.92 per
share for net proceeds of approximately $213.4 million. Total net
proceeds of $301.4 million have been raised under the ATM program in
2014 and 2015 leaving slightly less than $200 million of capacity under
the current program.
2015 Outlook
The company believes that the financial results for the fiscal year
ending December 31, 2015 may be affected by, among other factors:
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national and regional economic trends and events;
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the timing of acquisitions and/or dispositions;
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interest rate risk;
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the timing of commencement and completion of construction on owned
development projects;
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the ability of the company to be awarded and the timing of the
commencement of construction on third-party development projects;
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university enrollment, funding and policy trends;
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the ability of the company to earn third-party management revenues;
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the amount of income recognized by the taxable REIT subsidiaries and
any corresponding income tax expense;
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the ability of the company to integrate acquired properties;
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the outcome of legal proceedings arising in the normal course of
business; and
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the success of releasing the company’s owned properties for the
2015-2016 academic year.
Based upon these factors, management anticipates that fiscal year 2015
FFO will be in the range of $2.33 to $2.45 per fully diluted share and
FFOM, excluding the impact of transaction costs, will be in the range of
$2.30 to $2.42 per fully diluted share. For additional details regarding
the company’s 2015 outlook, please see pages 24-25 of the Supplemental
Analyst Package 4Q 2014. All guidance is based on the current
expectations and judgment of the company’s management team.
A reconciliation of the range provided for projected net income to
projected FFO and FFOM for the fiscal year ending December 31, 2015 is
included in Table 4.
Supplemental Information and Earnings Conference Call
Supplemental financial and operating information, as well as this
release, are available in the investor relations section of the American
Campus Communities website, www.americancampus.com. In addition,
the company will host a conference call to discuss fourth quarter and
year end results and the 2015 outlook on Tuesday, February 17, 2015 at
11 a.m. EST (10:00 a.m. CST). Participants from within the U.S. may dial
888-317-6003 passcode 8911217, and participants outside the U.S. may
dial 412-317-6061 passcode 8911217 at least 10 minutes prior to the call.
To listen to the live broadcast, go to www.americancampus.com at
least 15 minutes prior to the call so that required audio software can
be downloaded. Informational slides in the form of the supplemental
analyst package can be accessed via the website. A replay of the
conference call will be available beginning one hour after the end of
the call until February 27, 2015 by dialing 877-344-7529 (domestic) or
412-317-0088 (international) conference number 10058443. The replay also
will be available for one year at www.americancampus.com. The
call will also be available as a podcast on www.REITcafe.com and
on the company’s website shortly after the call.
Non-GAAP Financial Measures
The National Association of Real Estate Investment Trusts ("NAREIT")
currently defines Funds from Operations ("FFO") as net income or loss
attributable to common shares computed in accordance with generally
accepted accounting principles ("GAAP"), excluding gains or losses from
depreciable operating property sales, impairment charges and real estate
depreciation and amortization, and after adjustments for unconsolidated
partnerships and joint ventures. We present FFO because we consider it
an important supplemental measure of our operating performance and
believe it is frequently used by securities analysts, investors and
other interested parties in the evaluation of REITs, many of which
present FFO when reporting their results. We also believe it is
meaningful to present a measure we refer to as FFO-Modified, or FFOM,
which reflects certain adjustments related to the economic performance
of our on-campus participating properties and excludes other non-cash
items, as we determine in good faith. FFO and FFOM should not be
considered as alternatives to net income or loss computed in accordance
with GAAP as an indicator of our financial performance or to cash flow
from operating activities computed in accordance with GAAP as an
indicator of our liquidity, nor are these measures indicative of funds
available to fund our cash needs, including our ability to pay dividends
or make distributions.
The company defines property NOI as property revenues less direct
property operating expenses, excluding depreciation, but including
allocated corporate general and administrative expenses.
About American Campus Communities
American Campus Communities, Inc. is the largest owner, manager and
developer of high-quality student housing communities in the United
States. The company is a fully integrated, self-managed and
self-administered equity real estate investment trust (REIT) with
expertise in the design, finance, development, construction management
and operational management of student housing properties. As of December
31, 2014, American Campus Communities owned 169 student housing
properties containing approximately 103,700 beds. Including its owned
and third-party managed properties, ACC's total managed portfolio
consisted of 204 properties with approximately 130,700 beds. Visit www.americancampus.com.
Forward-Looking Statements
In addition to historical information, this press release contains
forward-looking statements under the federal securities law. These
statements are based on current expectations, estimates and projections
about the industry and markets in which American Campus operates
management's beliefs, and assumptions made by management.
Forward-looking statements are not guarantees of future performance and
involve certain risks and uncertainties, which are difficult to predict.
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Table 1
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American Campus Communities, Inc. and Subsidiaries
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Consolidated Balance Sheets
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(dollars in thousands)
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December 31, 2014
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December 31, 2013
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(unaudited)
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Assets
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Investments in real estate:
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Wholly-owned properties, net
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$
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5,308,538
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$
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5,199,008
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Wholly-owned properties held for sale
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131,183
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14,408
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On-campus participating properties, net
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94,128
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73,456
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Investments in real estate, net
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5,533,849
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5,286,872
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Cash and cash equivalents
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25,062
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38,751
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Restricted cash
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31,937
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35,451
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Student contracts receivable, net
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10,145
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9,238
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Other assets1
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233,755
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227,728
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Total assets
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$
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5,834,748
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$
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5,598,040
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Liabilities and equity
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Liabilities:
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Secured mortgage, construction and bond debt
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$
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1,331,914
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$
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1,507,216
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Secured agency facility
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-
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87,750
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Unsecured notes
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798,305
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398,721
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Unsecured term loans
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600,000
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600,000
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Unsecured revolving credit facility
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242,500
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150,700
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Accounts payable and accrued expenses
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70,629
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65,088
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Other liabilities2
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121,645
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110,036
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Total liabilities
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3,164,993
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2,919,511
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Redeemable noncontrolling interests
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54,472
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47,964
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Equity:
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American Campus Communities, Inc. and Subsidiaries stockholders'
equity:
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Common stock
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1,072
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1,043
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Additional paid in capital
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3,102,540
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3,017,631
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Accumulated earnings and dividends
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(487,986
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)
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(392,338
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Accumulated other comprehensive loss
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(6,072
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(1,435
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)
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Total American Campus Communities, Inc. and Subsidiaries
stockholders' equity
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2,609,554
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2,624,901
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Noncontrolling interests - partially owned properties
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5,729
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5,664
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Total equity
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2,615,283
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2,630,565
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Total liabilities and equity
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$
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5,834,748
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$
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5,598,040
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As of December 31, 2014, other assets include approximately $24.7
million related to net deferred financing costs and the net value of
in-place leases.
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As of December 31, 2014, other liabilities include approximately $67.0
million in deferred revenue and fee income.
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Table 2
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American Campus Communities, Inc. and Subsidiaries
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Consolidated Statements of Comprehensive Income
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(dollars in thousands, except share and per share data)
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Three Months Ended December 31,
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Year Ended December 31,
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2014
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2013
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2014
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2013
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(unaudited)
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(unaudited)
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Revenues
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Wholly-owned properties
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$
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183,760
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$
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170,599
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$
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690,582
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$
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618,503
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On-campus participating properties
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9,825
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8,477
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28,534
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26,348
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Third-party development services
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394
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827
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4,018
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2,483
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Third-party management services
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1,918
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2,089
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7,669
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7,514
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Resident services
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922
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702
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3,112
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2,614
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Total revenues
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196,819
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182,694
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733,915
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657,462
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Operating expenses
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Wholly-owned properties
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79,541
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74,977
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329,615
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296,794
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On-campus participating properties
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3,025
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2,595
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|
|
|
11,290
|
|
|
|
11,049
|
|
Third-party development and management services
|
|
|
|
3,367
|
|
|
|
3,024
|
|
|
|
11,754
|
|
|
|
10,810
|
|
General and administrative
|
|
|
|
4,776
|
|
|
|
4,300
|
|
|
|
18,935
|
|
|
|
16,666
|
|
Depreciation and amortization
|
|
|
|
51,294
|
|
|
|
47,178
|
|
|
|
197,495
|
|
|
|
184,988
|
|
Ground/facility leases
|
|
|
|
2,046
|
|
|
|
1,653
|
|
|
|
7,397
|
|
|
|
5,402
|
|
Provision for real estate impairment
|
|
|
|
66
|
|
|
|
-
|
|
|
|
2,443
|
|
|
|
-
|
|
Total operating expenses
|
|
|
|
144,115
|
|
|
|
133,727
|
|
|
|
578,929
|
|
|
|
525,709
|
|
Operating income
|
|
|
|
52,704
|
|
|
|
48,967
|
|
|
|
154,986
|
|
|
|
131,753
|
|
Nonoperating income and (expenses)
|
|
|
|
|
|
|
|
|
|
Interest income
|
|
|
|
1,045
|
|
|
|
840
|
|
|
|
4,168
|
|
|
|
3,005
|
|
Interest expense
|
|
|
|
(24,489
|
)
|
|
|
(21,664
|
)
|
|
|
(90,362
|
)
|
|
|
(78,028
|
)
|
Amortization of deferred financing costs
|
|
|
|
(1,415
|
)
|
|
|
(1,474
|
)
|
|
|
(5,918
|
)
|
|
|
(5,608
|
)
|
Loss from disposition of real estate1
|
|
|
|
(301
|
)
|
|
|
-
|
|
|
|
(368
|
)
|
|
|
-
|
|
Other nonoperating income (expense)
|
|
|
|
186
|
|
|
|
-
|
|
|
|
186
|
|
|
|
(2,666
|
)
|
Total nonoperating expenses
|
|
|
|
(24,974
|
)
|
|
|
(22,298
|
)
|
|
|
(92,294
|
)
|
|
|
(83,297
|
)
|
Income before income taxes and discontinued operations
|
|
|
|
27,730
|
|
|
|
26,669
|
|
|
|
62,692
|
|
|
|
48,456
|
|
Income tax provision
|
|
|
|
(439
|
)
|
|
|
(255
|
)
|
|
|
(1,308
|
)
|
|
|
(1,020
|
)
|
Income from continuing operations
|
|
|
|
27,291
|
|
|
|
26,414
|
|
|
|
61,384
|
|
|
|
47,436
|
|
Discontinued operations2
|
|
|
|
|
|
|
|
|
|
(Loss) income attributable to discontinued operations
|
|
|
|
-
|
|
|
|
(202
|
)
|
|
|
(123
|
)
|
|
|
4,824
|
|
Loss from early extinguishment of debt
|
|
|
|
-
|
|
|
|
(332
|
)
|
|
|
-
|
|
|
|
(332
|
)
|
Gain from disposition of real estate
|
|
|
|
-
|
|
|
|
2,432
|
|
|
|
2,843
|
|
|
|
55,263
|
|
Total discontinued operations
|
|
|
|
-
|
|
|
|
1,898
|
|
|
|
2,720
|
|
|
|
59,755
|
|
Net income
|
|
|
|
27,291
|
|
|
|
28,312
|
|
|
|
64,104
|
|
|
|
107,191
|
|
Net income attributable to noncontrolling interests
|
|
|
|
(441
|
)
|
|
|
(483
|
)
|
|
|
(1,265
|
)
|
|
|
(2,547
|
)
|
Net income attributable to American Campus Communities, Inc.
and Subsidiaries
|
|
|
$
|
26,850
|
|
|
$
|
27,829
|
|
|
$
|
62,839
|
|
|
$
|
104,644
|
|
Other comprehensive (loss) income
|
|
|
|
|
|
|
|
|
|
Change in fair value of interest rate swaps
|
|
|
|
(1,062
|
)
|
|
|
775
|
|
|
|
(4,859
|
)
|
|
|
5,226
|
|
Comprehensive income
|
|
|
$
|
25,788
|
|
|
$
|
28,604
|
|
|
$
|
57,980
|
|
|
$
|
109,870
|
|
Net income per share attributable to American Campus
Communities, Inc. and Subsidiaries common stockholders
|
|
|
|
|
|
|
Basic
|
|
|
$
|
0.25
|
|
|
$
|
0.26
|
|
|
$
|
0.59
|
|
|
$
|
0.99
|
|
Diluted
|
|
|
$
|
0.25
|
|
|
$
|
0.26
|
|
|
$
|
0.58
|
|
|
$
|
0.98
|
|
Weighted-average common shares outstanding
|
|
|
|
|
|
|
|
|
|
Basic
|
|
|
|
105,414,388
|
|
|
|
104,782,817
|
|
|
|
105,032,155
|
|
|
|
104,760,502
|
|
Diluted
|
|
|
|
106,024,960
|
|
|
|
105,386,079
|
|
|
|
105,711,420
|
|
|
|
105,382,320
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
-
Represents net losses from the sale of wholly-owned properties. Due to
a recent change in accounting guidance, disposals of individual
operating properties or portfolios that do not represent a strategic
shift in the Company’s operations will no longer qualify as
discontinued operations and will be classified within income from
continuing operations on the consolidated statements of comprehensive
income.
-
The operations for any properties sold during 2013, along with any
properties sold in 2014 that were classified as held for sale as of
December 31, 2013, are not subject to the new accounting guidance for
discontinued operations and have been presented in discontinued
operations in the consolidated statements of comprehensive income. We
sold Hawks Landing in February 2014 but will continue to present the
operations of the property and the resulting gain from disposition in
discontinued operations because the property was classified as held
for sale in our consolidated financial statements as of December 31,
2013.
-
|
|
|
|
|
|
|
|
|
|
|
|
Table 3
|
American Campus Communities, Inc. and Subsidiaries
|
Consolidated Statements of Funds From Operations
|
(unaudited, dollars in thousands, except share and per share data)
|
|
|
|
|
|
|
|
|
|
Three Months Ended December 31,
|
|
Year Ended December 31,
|
|
|
|
2014
|
|
2013
|
|
2014
|
|
2013
|
|
|
|
|
|
|
|
|
|
|
Net income attributable to American Campus Communities, Inc. and
Subsidiaries
|
|
|
$
|
26,850
|
|
|
$
|
27,829
|
|
|
$
|
62,839
|
|
|
$
|
104,644
|
|
Noncontrolling interests1
|
|
|
|
441
|
|
|
|
483
|
|
|
|
1,265
|
|
|
|
1,756
|
|
Loss (gain) from disposition of real estate
|
|
|
|
301
|
|
|
|
(2,432
|
)
|
|
|
(2,475
|
)
|
|
|
(55,263
|
)
|
Elimination of provision for real estate impariment2
|
|
|
|
66
|
|
|
|
-
|
|
|
|
2,443
|
|
|
|
-
|
|
Real estate related depreciation and amortization
|
|
|
|
50,477
|
|
|
|
46,936
|
|
|
|
195,158
|
|
|
|
185,640
|
|
Funds from operations ("FFO")
|
|
|
|
78,135
|
|
|
|
72,816
|
|
|
|
259,230
|
|
|
|
236,777
|
|
Elimination of operations of on-campus participating properties
|
|
|
|
|
|
|
|
|
|
Net income from on-campus participating properties
|
|
|
|
(2,691
|
)
|
|
|
(2,729
|
)
|
|
|
(3,933
|
)
|
|
|
(3,222
|
)
|
Amortization of investment in on-campus participating properties
|
|
|
|
(1,700
|
)
|
|
|
(1,203
|
)
|
|
|
(5,688
|
)
|
|
|
(4,756
|
)
|
|
|
|
|
73,744
|
|
|
|
68,884
|
|
|
|
249,609
|
|
|
|
228,799
|
|
Modifications to reflect operational performance of on-campus
participating properties
|
|
|
|
|
|
|
|
|
|
Our share of net cash flow3
|
|
|
|
854
|
|
|
|
760
|
|
|
|
2,721
|
|
|
|
2,207
|
|
Management fees
|
|
|
|
448
|
|
|
|
369
|
|
|
|
1,289
|
|
|
|
1,201
|
|
On-campus participating properties development fees4
|
|
|
|
-
|
|
|
|
354
|
|
|
|
1,070
|
|
|
|
1,304
|
|
Impact of on-campus participating properties
|
|
|
|
1,302
|
|
|
|
1,483
|
|
|
|
5,080
|
|
|
|
4,712
|
|
|
|
|
|
|
|
|
|
|
|
Impact of University Walk (pre-sale arrangement)5
|
|
|
|
-
|
|
|
|
-
|
|
|
|
(323
|
)
|
|
|
-
|
|
Non-cash litigation settlement expense6
|
|
|
|
-
|
|
|
|
-
|
|
|
|
-
|
|
|
|
2,800
|
|
Elimination of loss from early extinguishment of debt
|
|
|
|
-
|
|
|
|
332
|
|
|
|
-
|
|
|
|
332
|
|
Funds from operations-modified ("FFOM")
|
|
|
$
|
75,046
|
|
|
$
|
70,699
|
|
|
$
|
254,366
|
|
|
$
|
236,643
|
|
|
|
|
|
|
|
|
|
|
|
FFO per share - diluted
|
|
|
$
|
0.73
|
|
|
$
|
0.68
|
|
|
$
|
2.42
|
|
|
$
|
2.22
|
|
FFOM per share - diluted
|
|
|
$
|
0.70
|
|
|
$
|
0.66
|
|
|
$
|
2.38
|
|
|
$
|
2.22
|
|
Weighted average common shares outstanding - diluted
|
|
|
|
107,319,712
|
|
|
|
106,728,926
|
|
|
|
107,036,208
|
|
|
|
106,654,933
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
-
For the year ended December 31, 2013, excludes $0.8 million of income
attributable to the noncontrolling partner in The Varsity, a property
purchased in December 2011 from a seller that retained a 20.5%
noncontrolling interest in the property. Effective July 1, 2013, the
company acquired the noncontrolling partner’s interest and now owns
100% of the property.
-
Represents an impairment charge recorded for The Enclave, a property
that was sold in September 2014, and a land parcel donated to a
municipality in October 2014.
-
50% of the properties’ net cash available for distribution after
payment of operating expenses, debt service (including repayment of
principal) and capital expenditures. Represents actual cash received
for the year-to-date periods and amounts accrued for the interim
periods, which is included in ground/facility leases expense in the
consolidated statements of comprehensive income (refer to table 2).
-
Represents development and construction management fees related to the
West Virginia University on-campus participating property, which
completed construction in August 2014. Although the company is
including this project in its consolidated financial statements for
accounting purposes, similar to our other on-campus participating
properties, we view the economic benefit of such properties as limited
to the development/construction management fees, property management
fees and the 50% share of net cash flow that we receive. As such, for
purposes of calculating FFOM, we are recognizing the fees received for
this project similar to other third-party development projects.
-
University Walk is a property that was subject to a pre-sale
arrangement that we did not own as of December 31, 2014 but were
obligated to purchase as long as the developer met certain
construction deadlines and closing conditions. The property opened for
operations in August 2014 and we purchased the property in February
2015. The property is consolidated for financial reporting purposes
but we did not benefit from the net cash flow from operations prior to
October 1, 2014. As a result, we have excluded the operations of this
property during the third quarter 2014 from FFOM.
-
On April 22, 2013, the company acquired a note and subrogation rights
from National Public Finance Guarantee Corporation (formerly known as
MBIA Insurance Corp. of Illinois) for an aggregate of $52.8 million,
which are secured by a lien on, and the cash flows from, two student
housing properties in close proximity to the University of Central
Florida and currently under a ground lease with the UCF Foundation.
The instruments carry an interest rate of 5.123 percent. The
acquisition facilitated the settlement of litigation related to a
third-party management agreement for the properties with a GMH entity
that was acquired by the company’s 2008 merger with GMH. The
acquisition resulted in a non-cash settlement charge of $2.8 million
to reflect the fair market valuation of the instruments. Management
believes it is appropriate to exclude this non-cash charge from FFOM
in order to more accurately present the operating results of the
company on a comparative basis during the periods presented.
-
|
|
|
|
|
|
|
|
|
|
|
|
Table 4
|
American Campus Communities, Inc. and Subsidiaries
|
2015 Outlook
|
(dollars in thousands, except share and per share data)
|
|
|
|
|
|
|
|
|
|
Low
|
|
High
|
|
|
|
|
|
|
Net income
|
|
|
$
|
61,800
|
|
|
$
|
68,400
|
|
Noncontrolling interests
|
|
|
|
1,100
|
|
|
|
1,200
|
|
Depreciation and amortization
|
|
|
|
203,000
|
|
|
|
209,600
|
|
Funds from operations ("FFO")
|
|
|
$
|
265,900
|
|
|
$
|
279,200
|
|
|
|
|
|
|
|
Elimination of operations from on-campus participating properties
|
|
|
|
(10,200
|
)
|
|
|
(10,600
|
)
|
Modifications to reflect operational performance of on-campus
participating properties
|
|
|
|
4,300
|
|
|
|
4,900
|
|
Property acquisition costs
|
|
|
|
1,800
|
|
|
|
2,600
|
|
Funds from operations - modified ("FFOM")
|
|
|
$
|
261,800
|
|
|
$
|
276,100
|
|
|
|
|
|
|
|
Net income per share - diluted
|
|
|
$
|
0.54
|
|
|
$
|
0.60
|
|
|
|
|
|
|
|
FFO per share - diluted
|
|
|
$
|
2.33
|
|
|
$
|
2.45
|
|
|
|
|
|
|
|
FFOM per share - diluted
|
|
|
$
|
2.30
|
|
|
$
|
2.42
|
|
|
|
|
|
|
|
Weighted-average common shares outstanding - diluted
|
|
|
|
114,000,000
|
|
|
|
114,000,000
|
|
CONTACT:
American Campus Communities, Inc., Austin
Ryan Dennison,
512-732-1000
Exhibit 99.2
Supplemental Analyst
Package Cover Q4 SUPPLEMENTAL ANALYST PACKAGE 4Q 2014 February 17, 2015
Financial Highlights
1 Consolidated Balance Sheets 2 Consolidated Statements of Comprehensive
Income 3 Consolidated Statements of Funds from Operations 4 Wholly-owned
Properties Results of Operations 5 Same Store Wholly-owned Properties
Operating Expenses 6 Seasonality of Operations 9 Portfolio Overview
112014 / 2015 Leasing Status 12 Investment Update 19 Owned Development
Update 20 Third-party Development Update 21 Management Services Update
22 Capital Structure 23 2015 Outlook 24 Definitions 26 Investor
Information 28
FINANCIAL HIGHLIGHTS
$ in thousands, except share and per share data 1 Operating Data 2014
2013 $ Change% Change 2014 2013 $ Change% Change Total revenues 196,819
$ 182,694 $ 14,125 $ 7.7% 733,915 $ 657,462 $ 76,453 $ 11.6% Operating
income 52,704 48,967 3,737 7.6% 154,986 131,753 23,233 17.6% Net income
attributable to ACC 126,850 27,829 (979) -3.5% 62,839 104,644 (41,805)
-39.9% Net income per share – basic 0.25 0.26 0.59 0.99 Net income per
share – diluted 0.25 0.26 0.58 0.98 Funds From Operations ("FFO") 78,135
72,816 5,319 7.3% 259,230 236,777 22,453 9.5% FFO per share—diluted 0.73
0.68 0.05 7.4% 2.42 2.22 0.20 9.0% Funds From Operations - Modified
("FFOM") 75,046 70,699 4,347 6.1% 254,366 236,643 17,723 7.5% FFOM per
share—diluted 0.70 0.66 0.04 6.1% 2.38 2.22 0.16 7.2% Market
Capitalization and Unsecured Notes Covenants Debt to total market
capitalization2Net debt to EBITDA Unencumbered asset value to total
asset value Total debt to total asset value Secured debt to total asset
value Unencumbered asset value to unsecured debt Interest coverage3Year
Ended December 31, December 31, 2014 64.8% 3.3x December 31, 2013 55.8%
3.3x Three Months Ended December 31, 7.5x 7.6x 44.4% 259.2% 43.4% 298.5%
39.3%43.7% 19.4%24.7% 1.Excluding gains and losses from property
dispositions and impairment charges, net income attributable to ACC for
the three months ended December 31, 2014 and 2013 would have been $27.2
million and $25.4 million, respectively. Excluding gains and losses
from property dispositions and impairment charges, net income
attributable to ACC for the years ended December 31, 2014 and 2013 would
have been $62.8 million and $49.4 million, respectively. 2.Market
capitalization is calculated based on a common share price of $41.36 and
$32.21 as of December 31, 2014 and December 31, 2013, respectively, and
fully diluted common shares totaling 109,075,328 and 106,727,855 as of
December 31, 2014 and December 31, 2013, respectively. 3.Based on
Adjusted Earnings Before Interest, Taxes, Depreciation, and Amortization
(“EBITDA”) and Adjusted Interest Expense of $379.4 million and $116.1
million, respectively, for the four most recently completed fiscal
quarters. Includes pro forma adjustments to EBITDA and Interest Expense
of $13.4 million and $2.7 million, respectively, to reflect all
acquisitions, development deliveries, dispositions, debt repayments and
debt refinancings as if such transactions had occurred on the first day
of the 12 month period presented. Adjusted Interest Expense includes
$9.0 million of interest capitalized for GAAP purposes and excludes
$12.9 million of amortization of net debt premiums related to mortgage
loans assumed in connection with acquisitions.
CONSOLIDATED BALANCE
SHEETS $ in thousands December 31, 2014December 31, 2013(unaudited)
Assets Investments in real estate: Wholly-owned properties, net
5,308,538 $ 5,199,008 $ Wholly-owned properties held for sale 131,183
14,408 On-campus participating properties, net 94,128 73,456 Investments
in real estate, net 5,533,849 5,286,872 Cash and cash equivalents 25,062
38,751 Restricted cash 31,937 35,451 Student contracts receivable,
net 10,145 9,238 Other assets 12 33,755 227,728 Total assets 5,834,748
$ 5,598,040 $ Liabilities and equity Liabilities: Secured mortgage,
construction and bond debt 1,331,914 $ 1,507,216 $ Secured agency
facility- 87,750 Unsecured notes 798,305 398,721 Unsecured term loans
600,000 600,000 Unsecured revolving credit facility 242,500
150,700 Accounts payable and accrued expenses 70,629 65,088 Other
liabilities 21 21,645 110,036 Total liabilities 3,164,993 2,919,511
Redeemable noncontrolling interests 54,47247,964 Equity: American Campus
Communities, Inc. and Subsidiaries stockholders' equity: Common stock
1,0721,043 Additional paid in capital 3,102,540 3,017,631 Accumulated
earnings and dividends (487,986) (392,338) Accumulated other
comprehensive loss (6,072)(1,435) 2,609,5542,624,901Noncontrolling
interests - partially owned properties5,7295,664Total
equity2,615,2832,630,565Total liabilities and equity5,834,748$
5,598,040$ Total American Campus Communities, Inc. and Subsidiaries
stockholders' equity 2 1.As of December 31, 2014, other assets include
approximately $24.7 million related to net deferred financing costs and
the net value of in-place leases. 2. As of December 31, 2014, other
liabilities include approximately $67.0 million in deferred revenue and
fee income.
CONSOLIDATED
STATEMENTS OF COMPREHENSIVE INCOME $ in thousands, except share and per
share data 3 2014 2013 $ Change 2014 2013 $ Change(unaudited) Revenues
Wholly-owned properties 183,760$ 170,599$ 13,161$ 690,582$ 618,503$
72,079$ On-campus participating properties 9,8258,4771,348
28,53426,3482,186 Third-party development services 394 827(433) 4,018
2,483 1,535 Third-party management services 1,918 2,089 (171) 7,669
7,514 155 Resident services 922 702 220 3,1122,614498 Total revenues
196,819 182,694 14,125 733,915 657,462 76,453 Operating expenses
Wholly-owned properties 79,541 74,977 4,564 329,615 296,794 32,821
On-campus participating properties 3,025 2,595 430 11,290 11,049 241
Third-party development and management services 3,367 3,024 343 11,754
10,810 944 General and administrative 4,776 4,300 476 18,935 16,66
62,269 Depreciation and amortization 51,294 47,178 4,116 197,495 184,988
12,507 Ground/facility leases 2,046 1,653 393 7,397 5,402 1,995
Provision for real estate impairment 66 - 66 2,443 - 2,443 Total
operating expenses 144,115 133,727 10,388 578,929 525,709 53,220
Operating income 52,70448,9673,737154,986131,75323,233Nonoperating
income and (expenses) Interest income 1,045 840 205 4,168 3,005 1,163
Interest expense(24,489)(21,664)(2,825) (90,362)(78,028)(12,334)
Amortization of deferred financing costs (1,415)(1,474) 59
(5,918)(5,608)(310) Loss from disposition of real estate1 (301) - (301)
(368) - (368) Other nonoperating income (expense)186 - 186 186 (2,666)
2,852 Total nonoperating
expenses(24,974)(22,298)(2,676)(92,294)(83,297)(8,997) Income before
income taxes and discontinued operations
27,73026,6691,06162,69248,45614,236Income tax provision(439) (255) (184)
(1,308) (1,020) (288) Income from continuing operations 27,29126,414877
61,38447,43613,948 Discontinued operations 2 (Loss) income attributable
to discontinued operations- (202) 202 (123) 4,824 (4,947) Loss from
early extinguishment of debt- (332) 332 - (332) 332 Gain from
disposition of real estate- 2,432 (2,432) 2,843 55,263 (52,420) Total
discontinued operations- 1,898(1,898)2,72059,755(57,035)Net
income27,29128,312(1,021)64,104107,191(43,087)Net income attributable to
noncontrolling interests(441) (483) 42 (1,265) (2,547) 1,282 Net income
attributable to American Campus Communities, Inc. and
Subsidiaries26,850$ 27,829$ (979)$ 62,839$ 104,644$ (41,805)$ Other
comprehensive (loss) income Change in fair value of interest rate
swaps(1,062)775(1,837) (4,859)5,226(10,085) Comprehensive income25,788$
28,604$ (2,816)$ 57,980$ 109,870$ (51,890)$ Net income per share
attributable to American Campus Communities, Inc. and Subsidiaries
common stockholders Basic0.25$ 0.26$ 0.59$ 0.99$ Diluted0.25$ 0.26$
0.58$ 0.98$ Weighted-average common
shares outstanding Basic105,414,388 104,782,817 105,032,155
104,760,502 Diluted106,024,960 105,386,079105,711,420105,382,320Three
Months Ended December 31, (unaudited) Year Ended December
31,1.Represents net losses from the sale of wholly-owned properties. Due
to a recent change in accounting guidance, disposals of individual
operating properties or portfolios that do not represent a strategic
shift in the Company’s operations will no longer qualify as discontinued
operations and will be classified within income from continuing
operations on the consolidated statements of comprehensive
income. 2.The operations for any properties sold during 2013, along
with any properties sold in 2014 that were classified as held for sale
as of December 31, 2013, are not subject to the new accounting guidance
for discontinued operations and have been presented in discontinued
operations in the consolidated statements of comprehensive income. We
sold Hawks Landing in February 2014 but will continue to present the
operations of the property and the resulting gain from disposition in
discontinued operations because the property was classified as held for
sale in our consolidated financial statements as of December 31, 2013.
CONSOLIDATED
STATEMENTS OF FUNDS FROM OPERATIONS Unaudited, $ in thousands, except
share and per share data 4 20142013$ Change20142013$ Change Net income
attributable to American Campus Communities, Inc. and
Subsidiaries26,850$ 27,829$ (979)$ 62,839$ 104,644$ (41,805)$
Noncontrolling interests1441 483 (42) 1,265 1,756 (491) Loss (gain) from
disposition of real estate301 (2,432) 2,733 (2,475) (55,263) 52,788
Elimination of provision for real estate impairment266 - 66 2,443 -
2,443 Real estate related depreciation and amortization50,477 46,936
3,541 195,158 185,640 9,518 Funds from operations ("FFO")78,135 72,816
5,319 259,230 236,777 22,453 Elimination of operations of on-campus
participating properties Net income from on-campus participating
properties(2,691) (2,729) 38 (3,933) (3,222) (711) Amortization of
investment in on-campus participating properties(1,700) (1,203) (497)
(5,688) (4,756) (932) 73,744 68,884 4,860 249,609 228,799 20,810
Modifications to reflect operational performance of on-campus
participating properties Our share of net cash flow3854 760 94 2,721
2,207 514 Management fees448 369 79 1,289 1,201 88 On-campus
participating properties development fees4- 354 (354) 1,070 1,304 (234)
Impact of on-campus participating properties1,302 1,483 (181) 5,080
4,712 368 Impact of University Walk (pre-sale arrangement) 5- - - (323)
- (323) Non-cash litigation settlement expense6- - - - 2,800 (2,800)
Elimination of loss from early extinguishment of debt- 332 (332) - 332
(332) Funds from operations-modified ("FFOM")75,046$ 70,699$ 4,347$
254,366$ 236,643$ 17,723$ FFO per share - diluted0.73$ 0.68$ 2.42$ 2.22$
FFOM per share - diluted0.70$ 0.66$ 2.38$ 2.22$ Weighted average common
shares outstanding - diluted107,319,712 106,728,926 107,036,208
106,654,933 Year Ended December 31, Three Months Ended December 31, 1.
For the year ended December 31, 2013, excludes $0.8 million of income
attributable to the noncontrolling partner in The Varsity, a property
purchased in December 2011 from a seller that retained a 20.5%
noncontrolling interest in the property. Effective July 1, 2013, the
company acquired the noncontrolling partner’s interest and now owns 100%
of the property. 2. Represents an impairment charge recorded for The
Enclave, a property that was sold in September 2014, and a land parcel
donated to a municipality in October 2014. 3.50% of the properties’ net
cash available for distribution after payment of operating expenses,
debt service (including repayment of principal) and capital
expenditures. Represents actual cash received for the year-to-date
periods and amounts accrued for the interim periods, which is included
in ground/facility leases expense in the consolidated statements of
comprehensive income (refer to page 3). 4.Represents development and
construction management fees related to the West Virginia University
on-campus participating property, which completed construction in August
2014. Although the company is including this project in its consolidated
financial statements for accounting purposes, similar to our other
on-campus participating properties, we view the economic benefit of such
properties as limited to the development/construction management fees,
property management fees and the 50% share of net cash flow that we
receive. As such, for purposes of calculating FFOM, we are recognizing
the fees received for this project similar to other third-party
development projects. 5. University Walk is a property that was subject
to a pre-sale arrangement that we did not own as of December 31, 2014
but were obligated to purchase as long as the developer met certain
construction deadlines and closing conditions. The property opened for
operations in August 2014 and we purchased the property in February
2015. The property is consolidated for financial reporting purposes but
we did not benefit from the net cash flow from operations prior to
October 1, 2014. As a result, we have excluded the operations of this
property during the third quarter 2014 from FFOM. 6.On April 22, 2013,
the company acquired a note and subrogation rights from National Public
Finance Guarantee Corporation (formerly known as MBIA Insurance Corp. of
Illinois) for an aggregate of $52.8 million, which are secured by a lien
on, and the cash flows from, two student housing properties in close
proximity to the University of Central Florida and currently under a
ground lease with the UCF Foundation. The instruments carry an interest
rate of 5.123 percent. The acquisition facilitated the settlement of
litigation related to a third-party management agreement for the
properties with a GMH entity that was acquired by the company’s 2008
merger with GMH. The acquisition resulted in a non-cash settlement
charge of $2.8 million to reflect the fair market valuation of the
instruments. Management believes it is appropriate to exclude this
non-cash charge from FFOM in order to more accurately present the
operating results of the company on a comparative basis during the
periods presented.
WHOLLY-OWNED
PROPERTIES RESULTS OF OPERATIONS1 $ in thousands Note: The same store
grouping above represents properties owned or operated for the entire
comparative periods presented. The fourth quarter same store grouping
includes properties purchased or developed prior to October 1, 2013. The
year-to-date same store grouping includes properties purchased or
developed prior to January 1, 2013. 1.Excludes (1) Hawks Landing – sold
in February 2014, (2) University Mills - sold in November 2013, (3)
Campus Ridge - sold in October 2013 and (4) State College Park,
University Pines, Northgate Lakes, and The Village at Blacksburg - sold
in July 2013. These sold properties are classified within discontinued
operations on the accompanying consolidated statements of comprehensive
income. 2.Includes The Enclave, a 120-unit, 480-bed wholly-owned
property that was sold in September 2014. Due to a recent change in
accounting guidance, The Enclave along with future disposals of
individual operating properties will no longer qualify as discontinued
operations and will be classified within income from continuing
operations on the consolidated statements of comprehensive income (refer
to page 3). 3.Includes revenues that are reflected as Resident Services
Revenue on the accompanying consolidated statements of comprehensive
income. 5 2014 2013 $ Change% Change20142013$ Change% Change
Wholly-owned properties revenues Same store properties170,538$ 166,118$
4,420$ 2.7%608,314$ 595,609$ 12,705$ 2.1% New properties 14,144 4,753
9,391 84,176 23,744 60,432 Sold properties2- 430 (430) 1,204 1,764
(560) Total revenues3184,682$ 171,301$ 13,381$ 7.8%693,694$ 621,117$
72,577$ 11.7%Wholly-owned properties operating expenses Same store
properties73,222$ 70,754$ 2,468$ 3.5%290,567$ 283,409$ 7,158$ 2.5% New
properties 6,319 3,942 2,377 38,147 12,145 26,002 Sold properties2- 281
(281) 901 1,240 (339) Total operating expenses79,541$ 74,977$ 4,564$
6.1%329,615$ 296,794$ 32,821$ 11.1% Wholly-owned properties net
operating income Same store properties97,316$ 95,364$ 1,952$
2.0%317,747$ 312,200$ 5,547$ 1.8% New properties 7,825 811 7,014 46,029
11,599 34,430 Sold properties2- 149 (149) 303 524 (221) Total net
operating income105,141$ 96,324$ 8,817$ 9.2%364,079$ 324,323$ 39,756$
12.3% Three Months Ended December 31,Year Ended December 31,
SAME STORE
WHOLLY-OWNED PROPERTIES OPERATING EXPENSES 2014 ANNUAL SAME STORE
GROUPING – YEAR-TO-DATE DETAIL $ in thousands, except per bed
data 1.Represents gross expenses prior to any recoveries from tenants,
which are reflected in wholly-owned properties revenues. The increase
over the prior year is primarily due to the unusually long and cold
winter experienced in late 2013 and early 2014. 2.Includes security
costs, shuttle costs, and property-level general and administrative
costs as well as an allocation of costs related to corporate management
and oversight. Also includes acquisition integration costs, bad debt,
food service, and other miscellaneous expenses. The increase over the
prior year is primarily due to additional incentive compensation in 2014
as a result of our improved operational performance as compared to 2013.
The increase is also due to additional costs incurred in 2014 related to
the company’s ongoing investment in upgrading and developing our
next-generation technology platform, which is expected to enhance our
future scalability and provide operational efficiencies. 3.Includes
payroll and related expenses for on-site personnel including general
managers, maintenance staff, and leasing staff. 4.The increase over the
prior year is primarily related to an additional $3.0 million of
expenses incurred in 2014 resulting from owned development deliveries
and development property acquisitions placed into service in 2012 that
were assessed at full value for the full year for the first time.
Excluding the impact of such assessments on these properties, the
increase in property taxes over the prior year would have been 1.0%, the
increase in total same store wholly-owned operating expenses would have
been 1.5%, and the increase in same store wholly-owned net operating
income would have been 2.7%. 5.Includes general maintenance costs such
as interior painting, routine landscaping, pest control, fire
protection, snow removal, elevator maintenance, roof and parking lot
repairs, and other miscellaneous building repair costs. Also includes
costs related to the annual turn process. 6.Includes costs related to
electronic and print advertising campaigns, promotional events,
residence life, and athletic and other sponsorships. The decrease over
the prior year is due to marketing expense returning to normalized
levels one year earlier than expected, a result of our recent asset
management initiatives. 6 Total Per Bed Total Per Bed Utilities 169,920$
842$ 5.0%24%66,595$ 802$ 23% General & administrative and other257,810
696 4.3%20%55,406 667 20% Payroll357,495 692 2.9%20%55,882 673 20%
Property taxes 455,475 668 6.7% 19% 51,971 626 18% Repairs and
maintenance529,607 357 2.1%10%28,991 349 10% Marketing612,989 156
-24.4%4%17,170 207 6% Insurance7,271 88 -1.7%3%7,394 89 3% Total same
store wholly-owned operating expenses290,567$ 3,499$ 2.5%100%283,409$
3,413$ 100% Weighted average same store wholly-owned beds83,041 Year
Ended December 31,2014 2013 % Change From Prior Year% of
Total Operating Expenses% of Total Operating Expenses
SAME STORE
WHOLLY-OWNED PROPERTIES OPERATING EXPENSES 2014 ANNUAL SAME STORE
GROUPING – QUARTERLY DETAIL $ in thousands, except per bed data 7
TotalPer BedTotalPer BedUtilities17,837$ 215$ 10.8%26%16,095$ 194$
24%General & administrative and other12,902 155 -3.2%19%13,331 161 20%
Payroll13,171 159 0.7%20%13,077 157 20% Property taxes13,709 165
7.8%20%12,712 153 19% Repairs and maintenance4,390 53 2.7%7%4,276 51 7%
Marketing3,611 43 -18.4%5%4,424 53 7% Insurance1,853 22 0.7%3%1,841 22
3% Total same store wholly- owned operating expenses67,473$ 812$
2.6%100%65,756$ 791$ 100% Weighted average same store wholly-owned
beds83,057 TotalPer BedTotalPer BedUtilities16,584$ 200$ 2.2%24%16,220$
195$ 24% General & administrative and other13,610 164 -1.7%20%13,849 167
20% Payroll13,391 161 -2.3%20%13,700 165 20% Property taxes13,923 168
12.0%20%12,427 150 18% Repairs and maintenance5,261 63 -0.7%8%5,299 64
8% Marketing3,432 41 -34.2%5%5,212 63 7% Insurance1,813 22 -2.7%3%1,863
22 3% Total same store wholly- owned operating expenses68,014$ 819$
-0.8%100%68,570$ 826$ 100% Weighted average same store wholly-owned
beds83,057 Three Months Ended March 31,20142013% Change From
Prior Year% of Total Operating Expenses% of Total Operating Expenses
Three Months Ended June 30,20142013% Change From Prior Year% of
Total Operating Expenses% of Total Operating Expenses
SAME STORE
WHOLLY-OWNED PROPERTIES OPERATING EXPENSES 2014 ANNUAL SAME STORE
GROUPING – QUARTERLY DETAIL, CONTINUED $ in thousands, except per bed
data 8 TotalPer BedTotalPer BedUtilities17,609$ 212$ 4.9%20%16,794$
202$ 20% General & administrative and other17,058 205 10.5%20%15,443 186
19% Payroll17,292 208 7.7%20%16,059 193 19% Property taxes13,779 166
5.2%16%13,095 158 16% Repairs and maintenance15,652 188 1.4%18%15,430
186 19% Marketing3,424 41 -22.0%4%4,387 53 5% Insurance1,801 22
-3.0%2%1,856 22 2% Total same store wholly- owned operating
expenses86,615$ 1,042$ 4.3%100%83,064$ 1,000$ 100% Weighted average same
store wholly-owned beds83,038 TotalPer BedTotalPer BedUtilities17,890$
216$ 2.3%26%17,486$ 211$ 26% General & administrative and other14,240
172 11.4%21%12,783 154 19%Payroll13,641 164 4.6%20%13,046 157 20%
Property taxes14,064 169 2.4%20%13,737 165 21% Repairs and
maintenance4,304 52 8.0%6%3,986 48 6% Marketing2,522 30 -19.9%4%3,147 38
5% Insurance1,804 22 -1.6%3%1,834 22 3% Total same store wholly- owned
operating expenses68,465$ 825$ 3.7%100%66,019$ 795$ 100% Weighted
average same store wholly-owned beds83,012 Three Months Ended
September 30,20142013% Change From Prior Year% of
Total Operating Expenses% of Total Operating ExpensesThree Months
Ended December 31,20142013% Change From Prior Year% of Total
Operating Expenses% of Total Operating Expenses
SEASONALITY OF
OPERATIONS1 2014 annual same store grouping $ in thousands, except for
per bed amounts Note: The same store grouping above includes properties
owned or operating for the entire year ended December 31, 2013 (i.e.
properties purchased or developed on or prior to December 31, 2012.)
1.Excludes sold properties with the exception of The Enclave which was
sold in September 2014 and is discussed in more detail below (note 5).
All such properties are included in discontinued operations on
the consolidated statements of comprehensive income (refer to page
3). 2.Other income is all income other than Net Student Rent. This
includes, but is not limited to, utility income, damages, parking
income, summer conference rent, application and administration fees,
income from retail tenants, etc. 3.The decrease in the average number of
owned beds from prior quarters is due to a fire at one of our properties
that damaged 32 beds which are being rebuilt and will be available for
occupancy in Spring 2015. 4.The decrease in the average number of owned
beds from the prior quarter is due to the sale of one building
containing 20 beds at Campustown Rentals in Champaign,
Illinois. 5.Includes The Enclave, a 480-bed wholly owned property that
was sold in September 2014. Due to a recent change in accounting
guidance, The Enclave along with future disposals of individual
operating properties or portfolios that do not represent a strategic
shift in the Company’s operations will no longer qualify as discontinued
operations and will be classified within income from continuing
operations on the consolidated statements of comprehensive income
(refer to page 3). 9 December 31, 2013March 31, 2014June 30,
2014September 30, 2014December 31, 2014Total/Weighted Average- Last 12
Months2014 annual same store propertiesRevenue per occupied bedRental
revenue per occupied bed per month592$ 590$ 582$ 585$ 603$ 590$ Other
income per occupied bed per month2434548644350Total revenue per occupied
bed635$ 635$ 630$ 649$ 646$ 640$ Average number of owned beds83,057
83,057 83,057 83,038 383,012 483,041 Average physical occupancy for the
quarter96.8%96.8%93.3%94.0%97.6%95.4% Total revenue153,191$ 153,251$
146,409$ 151,917$ 156,737$ 608,314$ Property operating
expenses66,01967,47368,01486,61568,465290,567Net operating income87,172$
85,778$ 78,395$ 65,302$ 88,272$ 317,747$ Operating
margin56.9%56.0%53.5%43.0%56.3%52.2% 2014 new propertiesRevenue per
occupied bedRental revenue per occupied bed per month755$ 760$ 745$ 698$
747$ 738$ Other income per occupied bed per month27510115014189116Total
revenue per occupied bed830$ 861$ 895$ 839$ 836$ 854$ Average number of
owned beds7,284 7,670 7,574 9,205 11,323 8,943 Average physical
occupancy for the quarter97.4%96.6%82.8%87.4%98.5%91.9% Total
revenue17,680$ 19,138$ 16,833$ 20,260$ 27,945$ 84,176$ Property
operating expenses8,6778,0227,75311,29611,07638,147Net operating
income9,003$ 11,116$ 9,080$ 8,964$ 16,869$ 46,029$ Operating
argin50.9%58.1%53.9%44.2%60.4%54.7% ALL PROPERTIES Revenue per occupied
bedRental revenue per occupied bed per month605$ 605$ 594$ 595$ 620$
604$ Other income per occupied bed per month2465055714856Total revenue
per occupied bed651$ 655$ 649$ 666$ 668$ 660$ Average number of owned
beds90,341 90,727 90,631 92,243 94,335 91,984 Average physical occupancy
for the quarter96.8%96.7%92.5%93.3%97.7%95.1%Total revenue170,871$
172,389$ 163,242$ 172,177$ 184,682$ 692,490$ Property operating
expenses74,69675,49575,76797,91179,541328,714Net operating income96,175$
96,894$ 87,475$ 74,266$ 105,141$ 363,776$ Operating
margin56.3%56.2%53.6%43.1%56.9%52.5% 2014 sold properties5Total
revenue430$ 434$ 422$ 348$ -$ 1,204$ Property operating
expenses281313267321- 901Net operating income149$ 121$ 155$ 27$ -$ 303$
Three Months Ended
SEASONALITY OF
OPERATIONS Build-up to 2015 annual same store grouping $ in thousands,
except for per bed amounts Note: The purpose of the table above is to
provide a build-up to the 2015 annual same store property
grouping. 1.This section presents operating results for the 2014 annual
same store properties from page 9 excluding: (1) seven properties
containing 4,107 beds sold in January 2015 (see page 19), (2) Sunnyside
Commons, a 161-bed property in Morgantown, WV which is not being leased
for the 2015/2016 academic year in preparation for its planned
redevelopment (see page 20), and (3) University Crossings, a 1,016-bed
property in Philadelphia, PA which is expected to undergo renovations
this summer and will require residents to vacate units. 2.Other income
is all income other than Net Student Rent. This includes, but is not
limited to, utility income, damages, parking income, summer conference
rent, application and administration fees, income from retail tenants,
etc. 3.The decrease in the average number of owned beds from prior
quarters is due to a fire at one of our properties that damaged 32 beds
which are being rebuilt and will be available for occupancy in Spring
2015. 4.The decrease in the average number of owned beds from the prior
quarter is due to the sale of one building containing 20 beds at
Campustown Rentals in Champaign, Illinois. 5.Includes the following
properties opened or acquired in 2013 that will become part of the same
store grouping for 2015: (1) Cardinal Towne and U Centre at Fry Street –
both acquired in November 2013, (2) Park Point – acquired in October
2013, (3) Townhomes at Newtown Crossing – acquired in September 2013,
(4) The Lodges of East Lansing Phase II and 7th Street Station – both
acquired in July 2013 and (5) seven properties that completed
construction and opened for operations in August and September 2013. 10
March 31, 2014June 30, 2014September 30, 2014December 31,
2014Total/Weighted Average - Last 12 onths2014 annual same store
properties1Revenue per occupied bedRental revenue per occupied bed per
month595$ 586$ 588$ 606$ 594$ Other income per occupied bed per
month24548644350Total revenue per occupied bed640$ 634$ 652$ 649$ 644$
Average number of owned beds77,773 77,773 77,754 377,728 477,757 Average
physical occupancy for the quarter96.6%93.0%93.7%97.5%95.2%Total
revenue144,250$ 137,490$ 142,632$ 147,576$ 571,948$ Property operating
expenses63,76864,31181,75564,645274,479Net operating income80,482$
73,179$ 60,877$ 82,931$ 297,469$ Operating
margin55.8%53.2%42.7%56.2%52.0%2015 new annual same store
properties5Revenue per occupied bedRental revenue per occupied bed per
month770$ 748$ 710$ 797$ 758$ Other income per occupied bed per
month2741021138893Total revenue per occupied bed844$ 850$ 823$ 885$ 851$
Average number of owned beds7,311 7,311 7,311 7,311 7,311 Average
physical occupancy for the quarter97.9%84.9%85.7%99.1%91.9% Total
revenue18,128$ 15,818$ 15,458$ 19,236$ 68,640$ Property operating
expenses7,4447,1578,5787,53430,713Net operating income10,684$ 8,661$
6,880$ 11,702$ 37,927$ Operating margin58.9%54.8%44.5%60.8%55.3%2015
ANNUAL SAME STORE PROPERTIESRevenue per occupied bedRental revenue per
occupied bed per month610$ 598$ 598$ 623$ 607$ Other income per occupied
bed per month24852684754Total revenue per occupied bed658$ 650$ 666$
670$ 661$ Average number of owned beds85,084 85,084 85,065 85,039 85,068
Average physical occupancy for the quarter96.8%92.3%93.1%97.7%94.9%Total
revenue162,378$ 153,308$ 158,090$ 166,812$ 640,588$ Property operating
expenses71,21271,46890,33372,179305,192Net operating income91,166$
81,840$ 67,757$ 94,633$ 335,396$ Operating
margin56.1%53.4%42.9%56.7%52.4% Three Months Ended
PORTFOLIO
OVERVIEW Wholly-owned properties – summary 11 December 31, Property
Type20142013Q4 2014 Same Store Wholly-owned
Properties128,37088,23397.6%96.8% New Wholly-owned Properties2013
Acquisition Properties27492,083100.2%100.5% 2014 Acquisition
Properties319061099.7%n/aNew Development
Deliveries41,1303,57399.6%n/aSubtotal - New Wholly-owned
Properties2,0696,26699.8%100.5%5Total - Wholly-owned
Properties30,43994,49997.7%96.8%5On Campus Participating
Properties62,0875,08698.3%96.7%5Occupancy at Design
UnitsDesign BedsPhysicalNote: The same store grouping above includes
all properties in the same store grouping for the fourth quarter 2014.
This represents properties purchased or developed prior to October 1,
2013. 1.Excludes 8 design units and 32 design beds from The Edge in
Charlotte, NC, which incurred property damage resulting from a fire in
July 2014. The 32 beds damaged by the fire are being rebuilt and will be
available for occupancy in Spring 2015. In addition, during the fourth
quarter, the company sold one apartment building at Campustown Rentals
in Champaign, IL containing 16 design units and 20 design beds.
2.Includes the following properties: 1) Park Point in Rochester, NY –
acquired in October 2013, 2) Cardinal Towne in Louisville, KY – acquired
in November 2013 and 3) U Centre at Fry Street in Denton, TX – acquired
in November 2013. 3.Represents The Standard, a 610-bed property located
in Athens, GA that was purchased in October 2014. 4.Includes five
wholly-owned properties that completed construction and opened for
operations in June and August 2014. Also includes University Walk, a
property subject to a pre-sale agreement that completed construction in
August 2014 and was purchased by the company in February
2015.5.Properties not owned or under ACC management during the prior
year are excluded for purposes of calculating the prior year occupancy.
6.Includes College Park, a 224-unit, 567-bed on-campus participating
property that commenced operations in August 2014 and serves students
attending West Virginia University.
2015/2016 LEASING
STATUS Wholly-owned properties – summary 12 Prior YearApplications +
LeasesApplications + Leases1Rentable Beds2% of Rentable Beds% of
Rentable BedsQ4 2015 Same Store Wholly-owned
Properties454,28888,38461.4%60.2%88,63797.5% New Wholly-owned
Properties2,7344,80756.9%n/a4,814n/aTotal - Wholly-owned
Properties57,02293,19161.2%60.2%593,45197.5%5Prior
YearLeasesLeases1Rentable Beds2% of Rentable Beds% of Rentable BedsQ4
2015 Same Store Wholly-owned
Properties448,68688,38455.1%53.4%88,63797.5%2.8%2.9% New Wholly-owned
Properties2,5384,80752.8%n/a4,814n/an/an/aTotal - Wholly-owned
Properties51,22493,19155.0%53.4%593,45197.5%52.8%2.9% Current Projected
Rate Increase6Current YearDesign BedsFinal Fall 2014 Occupancy3Current
YearDesign BedsFinal Fall 2014 Occupancy3Initial Projected Rate
IncreaseNote: The same store grouping presented above for purposes of
disclosing the pre-leasing status for the upcoming 2015/2016 academic
year represents properties that will be classified as same store
properties during the fourth quarter 2015 (the first full quarter of
operations in the 2015/2016 academic year.) This represents properties
purchased or developed prior to October 1, 2014. 1.As of February 13,
2015 for current year and February 13, 2014 for prior year. 2.Rentable
beds exclude beds needed for on-site staff. 3.As of September 30, 2014.
4.Does not include Sunnyside Commons in Morgantown, West Virginia which
is not being leased for the 2015/2016 academic year in preparation for
its planned redevelopment. 5.Properties not owned or under ACC
management during the prior year, or properties whose leasing progress
is not comparable to the prior year as a result of plans to renovate or
redevelop the property, are excluded for purposes of calculating the
prior year percentage of rentable beds and final fall 2014 occupancy.
6.Projected rate increase reflects projected rental rates anticipated to
be achieved through the end of the company’s leasing cycle, up to
targeted occupancy.
2015/2016 LEASING
STATUS Q4 2015 same store properties with final fall 2014 occupancy of
98% or greater 1.As of February 13, 2015 for current year and February
13, 2014 for prior year. 2.Rentable beds exclude beds needed for on-site
staff. 3.As of September 30, 2014. 4.Projected rate increase reflects
projected rental rates anticipated to be achieved through the end of the
company’s leasing cycle, up to targeted occupancy. 5.Includes the effect
of Penthouse apartment units, previously leased on a 12-month basis,
being converted to residence hall beds, leased on a 9-month basis, for
the 2015/2016 academic year at a significantly higher price point. As a
result, rental revenue for this property for the full year 2015 is
anticipated to increase approximately 13.8% over the full year 2014.
6.Property completed construction in August 2014 and was subject to a
pre-sale agreement. The company completed the purchase of this property
in February 2015. 7.Property is leased under the University on-campus
assignment process. 13 Leases1Rentable Beds2% of Rentable Beds% of
Rentable Beds1.The Callaway House Austin-Austin,
TX70974095.8%87.2%75399.5%24.9%28.5%52.26 West-Austin,
TX1,0011,02497.8%98.2%1,02699.4%5.0%5.8% 3.The Lodges of East
Lansing-East Lansing, MI1,0151,04996.8%97.1%1,04998.9%4.7%5.7%
4.University Walk-Knoxville, TN652152499.4%99.4%52698.9%5.0%5.2%
5.Chestnut Square-Philadelphia, PA
(ACE)®82685896.3%98.4%86199.7%4.5%5.2% 6.Landmark-Ann Arbor,
MI60160699.2%96.4%60699.3%4.8%5.0% 7.The Callaway House-College Station,
TX46052787.3%98.9%538104.1%5.2%5.0% 8.U Club on Woodward-Tallahassee,
FL44344898.9%103.1%44899.1%4.5%4.9% 9.601 Copeland-Tallahassee,
FL283283100.0%98.6%28399.3%4.5%4.8% 10.U Centre at Northgate-College
Station, TX (ACE)77678099.5%98.5%78499.5%4.1%4.8% 11.West 27th Place-Los
Angeles, CA43047191.3%76.2%475104.0%3.0%4.7% 12.2nd Ave
Centre-Gainesville, FL85686898.6%96.8%86899.4%3.8%4.6% 13.Avalon
Heights-Tampa Bay, FL55875474.0%70.6%754100.0%3.8%4.6% 14.University
View-Prairie View, TX (ACE)7334334100.0%98.5%336100.0%4.5%4.5% 15.922
Place-Tempe, AZ46146798.7%82.0%46899.1%3.5%4.4% 16.Aztec Corner-San
Diego, CA57160294.9%58.1%60698.5%3.2%4.4% 17.University Village
Northwest-Prairie View, TX (ACE)7144144100.0%60.4%144100.0%4.3%4.3%
18.University Edge-Kent, OH60260699.3%98.2%60899.0%3.9%4.2% 19.Plaza on
University-Orlando, FL1,3081,31299.7%73.1%1,31399.7%3.4%4.2%
20-21.Vintage and Texan West Campus-Austin,
TX28330991.6%97.7%31199.4%4.1%4.1% 22.The Province-Tampa,
FL53694756.6%29.5%947100.0%2.7%4.1% 23.Hilltop Townhomes-Flagstaff, AZ
(ACE)57257699.3%99.1%57699.3%3.8%4.1% 24.University Manor-Greenville,
NC47060078.3%51.8%60098.7%3.0%4.0% 25.University Trails-Lubbock,
TX52368476.5%41.5%68499.0%3.3%3.9% 26.U Club Townhomes on Marion
Pugh-College Station, TX53364083.3%98.3%64099.4%3.8%3.9% 27.U Pointe
Kennesaw-Kennesaw, GA56279370.9%31.5%79599.0%3.8%3.8% 28.University
Village at Boulder Creek-Boulder, CO29630597.0%97.0%30998.7%3.1%3.6%
29.The Cottages of Durham-Durham, NH50661582.3%95.6%61999.0%3.8%3.6%
30.Abbott Place-East Lansing, MI59665091.7%81.1%65499.4%3.3%3.5%
31.University Pointe at College Station-Portland, OR
(ACE)718697619.1%20.3%97899.2%3.4%3.3% 32.Entrada Real-Tucson,
AZ18736351.5%49.9%36398.9%3.3%3.3% 33.University Oaks-Columbia,
SC56666285.5%97.6%66299.1%2.5%3.3% 34.University Heights-Knoxville,
TN35663256.3%78.0%63698.9%3.2%3.2% 35.Lofts54-Champaign,
IL15017287.2%98.3%172100.0%3.2%3.2% 36-37.Willowtree Apartments and
Towers-Ann Arbor, MI60384771.2%74.5%85199.3%3.2%3.1% 38.University
Pointe-Lubbock, TX40168258.8%43.3%68299.0%2.8%3.1% 39.University
Gables-Murfreesboro, TN17564427.2%26.7%64899.1%3.0%3.0% 40.University
Heights-Birmingham, AL14452527.4%51.2%52898.9%3.0%3.0% 41.Nittany
Crossing-State College, PA51668475.4%81.9%68499.4%3.0%3.0% Current
YearPrior YearCurrent
Projected Rate Increase4Initial Projected Rate IncreaseFinal
Fall 2014 Occupancy3Design Beds
2015/2016 LEASING
STATUS Q4 2015 same store properties with final fall 2014 occupancy of
98% or greater, continued 1.As of February 13, 2015 for current year
and February 13, 2014 for prior year. 2.Rentable beds exclude beds
needed for on-site staff. 3.As of September 30, 2014. 4.Projected rate
increase reflects projected rental rates anticipated to be achieved
through the end of the company’s leasing cycle, up to targeted
occupancy. 14 Leases1Rentable Beds2% of Rentable Beds% of Rentable
Beds42.The Province-Greensboro, NC33769648.4%37.6%69698.6%2.9%2.9% 43.U
Club Cottages-Baton Rouge, LA16130852.3%90.9%30899.0%3.1%2.8% 44.Garnet
River Walk-West Colombia, SC29847662.6%73.3%47698.7%2.8%2.8%
45-46.Villas at Vista and Vista del Sol-Tempe, AZ
(ACE)2,2372,26698.7%69.0%2,26698.6%2.1%2.8% 47.The Village at Overton
Park-Lubbock, TX44261072.5%54.6%61298.0%2.4%2.8% 48.Villas at Chestnut
Ridge-Amherst, NY22555040.9%46.7%55299.3%2.8%2.7% 49.University Club
Apartments-Gainesville, FL17737647.1%80.6%37698.9%2.7%2.7% 50.309
Green-Champaign, IL31541675.7%87.0%41698.8%2.6%2.6% 51.Cardinal
Towne-Louisville, KY25054346.0%67.2%54598.5%3.0%2.5% 52.Grindstone
Canyon-Columbia, MO23138260.5%63.1%38499.2%2.5%2.5% 53.Lions
Crossing-State College, PA32069646.0%50.4%69699.4%2.5%2.5% 54.Raiders
Pass-Lubbock, TX32282539.0%37.8%82899.5%2.5%2.5% 55.7th Street
Station-Corvallis, OR11130935.9%16.2%30998.7%2.5%2.5% 56.Park
Point-Rochester, NY49892453.9%61.5%924102.7%2.5%2.5% 57.The Village at
Science Drive-Orlando, FL28273238.5%36.1%73299.5%2.5%2.5% 58.Tower at
Third-Champaign, IL16437344.0%57.9%37599.5%2.5%2.5% 59.Campustown-Ames,
IA1,1611,21795.4%89.3%1,21799.8%2.7%2.5% 60.University Village at
Sweethome-Amherst, NY21182725.5%25.8%828100.0%2.8%2.4% 61-62.U Club on
Frey-Kennesaw, GA47386454.7%50.7%86499.5%2.4%2.4% 63.The
Centre-Kalamazoo, MI25870036.9%28.6%70098.7%2.4%2.4% 64.Burbank
Commons-Baton Rouge, LA17753033.4%31.9%53298.9%2.4%2.4% 65.The Lofts at
Capital Garage-Richmond, VA3214422.2%45.8%144100.0%2.4%2.4% 66.Raiders
Crossing-Murfreesboro, TN6327622.8%18.8%27698.9%2.4%2.4% 67.The
Block-Austin, TX1,2291,55579.0%77.3%1,55598.4%2.5%2.4%
68.25Twenty-Lubbock, TX26655847.7%43.9%56299.3%2.3%2.4% 69.Villas on
Rensch-Amherst, NY39661064.9%61.1%61099.0%2.3%2.3% 70-72.The Summit &
Jacob Heights-Mankato, MN44393047.6%72.7%93098.4%2.5%2.3% 73.The
Province-Rochester, NY45281655.4%47.9%816101.2%2.2%2.2% 74.Aggie
Station-Bryan, TX33344874.3%55.6%450100.0%2.0%2.1% 75.City Parc at Fry
Street-Denton, TX13541832.3%36.4%41898.3%2.1%2.1% 76.Peninsular
Place-Ypsilanti, MI9547520.0%17.1%47899.0%2.1%2.1% 77.Forest Village and
Woodlake-Columbia, MO32670046.6%44.3%70498.9%2.1%2.1% 78.University
Crescent-Baton Rouge, LA20261233.0%40.2%61299.5%2.1%2.1% 79.Uptown
Apartments-Denton, TX13952826.3%23.5%52898.5%2.0%2.0% 80.University
Village-Sacramento, CA16238941.6%22.1%394107.4%2.0%2.0% 81.Villas on
Sycamore-Huntsville, TX32468047.6%42.8%68099.4%1.8%1.9% 82.Stone
Gate-Harrisonburg, VA65267297.0%96.1%67298.8%0.5%1.9% 83.Callaway
Villas-College Station, TX20370228.9%27.4%70499.3%2.0%1.9% 84.The
Edge-Orlando, FL24293026.0%22.5%93099.2%1.8%1.8%
Current Projected Rate Increase4Current YearPrior
YearDesign BedsFinal
Fall 2014 Occupancy3Initial Projected Rate Increase
2015/2016 LEASING
STATUS Q4 2015 same store properties with final fall 2014 occupancy of
98% or greater, continued 1.As of February 13, 2015 for current year
and February 13, 2014 for prior year. 2.Rentable beds exclude beds
needed for on-site staff. 3.As of September 30, 2014. 4.Projected rate
increase reflects projected rental rates anticipated to be achieved
through the end of the company’s leasing cycle, up to targeted
occupancy. 15 Leases1Rentable Beds2% of Rentable Beds% of Rentable
Beds85.Campus Edge on UTA Boulevard-Arlington,
TX22748846.5%33.6%488100.0%2.0%1.8%86-87.The Suites-Flagstaff, AZ
(ACE)54887662.6%48.1%87899.9%3.0%1.7% 88.U Club Townhomes at Overton
Park-Lubbock, TX24544455.2%52.3%44899.1%1.6%1.6% 89-91.University
Village-Tallahassee, FL31471643.9%59.9%71698.6%1.5%1.5% 92.Campus
Trails-Starkville, MS22447846.9%46.0%48098.5%1.5%1.5% 93.Campus
Way-Tuscaloosa, AL15167622.3%40.7%68098.7%2.0%1.5% 94.The
Province-Louisville, KY46485654.2%52.3%85898.0%1.2%1.2% 95.University
Village-Fresno, CA17640643.3%28.3%40699.0%1.2%1.2% 96.Lakeside
Apartments-Athens, GA32777442.2%25.5%77698.2%1.0%1.0% 97.The
Varsity-College Park, MD13090114.4%21.3%90199.4%1.0%1.0% 98.Bishops
Square-San Marcos, TX13131541.6%39.0%31598.1%1.0%1.0% 99.The
Edge-Charlotte, NC26472036.7%60.3%72099.4%1.0%1.0% 100.University
Walk-Charlotte, NC17648036.7%50.2%48099.2%1.0%1.0% 101.Lobo
Village-Albuquerque, NM (ACE)27885632.5%17.9%86498.7%1.3%1.0% 102.Olde
Towne University Square-Toledo, OH21955039.8%55.2%550100.0%0.0%0.0%
103.University Commons-Minneapolis, MN14747830.8%69.0%480115.4%1.7%-2.2%
104.Royal Lexington-Lexington, KY26936473.9%29.7%36498.9%-2.9%-3.5%
105.GrandMarc Seven Corners-Minneapolis,
MN17143739.1%41.0%440119.8%1.0%-4.2% Subtotal - Q4 2015 Same Store
Properties With Final Fall 2014 Occupancy of 98% or
Greater38,86561,58163.1%60.2%61,72899.6%3.4%3.6%
Current Projected Rate Increase4Current YearPrior YearDesign
BedsFinal Fall 2014 Occupancy3Initial Projected Rate Increase
2015/2016 LEASING
STATUS Q4 2015 same store properties with final fall 2014 occupancy
between 95% and 98% 1.As of February 13, 2015 for current year and
February 13, 2014 for prior year. 2.Rentable beds exclude beds needed
for on-site staff. 3.As of September 30, 2014. 4.Projected rate
increase reflects projected rental rates anticipated to be achieved
through the end of the company’s leasing cycle, up to targeted
occupancy. 5.Property is leased under the University on-campus
assignment process. 16 Leases1Rentable Beds2% of Rentable Beds% of
Rentable Beds1.The Woods at Greenland-Murfreesboro,
TN8727631.5%18.5%27697.8%3.1%3.1% 2.Barrett Honors College-Tempe, AZ
(ACE)501,7150.0%15.7%1,72197.9%3.0%3.0% 3.Manzanita-Tempe,
AZ (ACE)508120.0%21.8%81697.2%3.0%3.0% 4.Pirates Place
Townhomes-Greenville, NC25152847.5%29.4%52895.8%2.5%2.5% 5.Icon
Plaza-Los Angeles, CA9425137.5%39.0%25397.2%2.5%2.5% 6.RAMZ Apts on
Broad-Richmond, VA9717256.4%40.1%17297.7%2.3%2.3% 7.Chauncey Square-West
Lafayette, IN30338678.5%66.6%38695.9%2.4%2.3% 8.U Centre at Fry
Street-Denton, TX20261432.9%30.3%61495.4%2.2%2.2% 9.River Mill-Athens,
GA20946145.3%49.9%46197.6%2.1%2.1% 10.Union-Waco,
TX8412070.0%51.7%12097.5%1.5%2.0% 11.The Village on Sixth
Avenue-Huntington, WV23075230.6%26.1%75297.3%2.0%2.0% 12.Royal
Village-Gainesville, FL27744861.8%81.7%44897.8%1.8%1.8% 13.Eagles
Trail-Hattiesburg, MS14578818.4%17.4%79295.3%1.6%1.6% 14.The Townhomes
at Newtown Crossing-Lexington, KY43760871.9%88.7%60897.0%1.5%1.5%
15.South View-Harrisonburg, VA79196082.4%69.9%96097.7%1.2%1.2% 16.The
Estates-Gainesville, FL4501,03843.4%47.0%1,04495.4%1.1%1.1% 17.The
Cottages of Baton Rouge-Baton Rouge,
LA3851,28530.0%72.1%1,29095.3%2.5%1.0% 18.Campus Corner-Bloomington,
IN47579659.7%44.2%79695.2%-0.3%0.5% 19-20.5 Twenty Four & 5 Twenty Five
Angliana-Lexington, KY4941,05646.8%49.5%1,06095.7%0.5%0.5% 21.The
Club-Athens, GA21748045.2%36.5%48097.5%0.5%0.5% 22.Newtown
Crossing-Lexington, KY42794245.3%58.2%94296.5%0.0%0.1% 23.The
Outpost-San Marcos, TX24048649.4%27.4%48695.9%0.0%0.0% Subtotal - Q4
2015 Same Store Properties With Final Fall 2014 Occupancy Between 95%
and 98% 5,89514,97439.4%44.1%15,00596.5%1.8%1.7% Current Projected
Rate Increase4Current YearPrior YearDesign BedsFinal Fall 2014
Occupancy3Initial Projected Rate Increase
2015/2016 LEASING
STATUS Q4 2015 same store properties with final fall 2014 occupancy
less than 95% 1.As of February 13, 2015 for current year and February
13, 2014 for prior year. 2.Rentable beds exclude beds needed for
on-site staff. 3.As of September 30, 2014. 4.Projected rate increase
reflects projected rental rates anticipated to be achieved through the
end of the company’s leasing cycle, up to targeted occupancy. 5.Property
is leased under the University on-campus assignment process. 17
Leases1Rentable Beds2% of Rentable Beds% of Rentable Beds1.The Cottages
of Columbia-Columbia, MO17751334.5%46.8%51390.1%3.5%3.5% 2.The
Castilian-Austin, TX16361226.6%14.7%62386.4%5.5%3.5% 3.Merwick
Stanworth-Princeton, NJ (ACE)502140.0%0.0%21473.8%3.0%3.0% 4.Campustown
Rentals-Champaign, IL63874286.0%65.9%74693.2%2.5%2.5% 5.Casa de
Oro-Glendale, AZ (ACE)503630.0%9.4%36581.6%3.0%2.4% 6.Campus
Edge-Harrisonburg, VA28352853.6%21.2%52881.1%1.5%1.5% 7.University
Centre-Newark, NJ15183618.1%24.9%83875.8%1.5%1.5% 8.University
Meadows-Mt. Pleasant, MI26761643.3%38.8%61694.3%0.9%1.0% 9.Blanton
Common-Valdosta, GA18185321.2%24.9%86088.7%0.9%0.9% 10.The Retreat-San
Marcos, TX47677861.2%46.7%78094.6%0.8%0.8% 11.University
Village-Philadelphia, PA19574326.2%26.8%74988.3%0.5%0.5% 12.Sanctuary
Lofts-San Marcos, TX21148743.3%43.9%48793.4%0.5%0.5% 13.The
Province-Dayton, OH14365621.8%20.0%65792.1%0.3%0.3% 14.Villas at
Babcock-San Antonio, TX13679117.2%20.8%79288.4%0.2%0.2% 15.The
Outpost-San Antonio, TX598237.2%20.2%82893.0%0.0%0.0% 16-17.University
Club Townhomes-Tallahassee, FL41973457.1%36.8%73690.6%-1.0%-1.0%
18-19.College Club Townhomes-Tallahassee,
FL16954031.3%29.8%54485.7%-3.7%-4.3% 20.Casas del Rio-Albuquerque, NM
(ACE)2581,00025.8%25.4%1,02883.0%-4.8%-4.6% Subtotal - Q4 2015 Same
Store Properties With Final Fall 2014 Occupancy Less than
95%3,92611,82933.2%30.0%11,90488.0%0.8%0.7% Total - Q4 2015 Same Store
Properties48,68688,38455.1%53.4%88,63797.5%2.8%2.9%
Current Projected Rate Increase4Current YearPrior
YearDesign BedsFinal
Fall 2014 Occupancy3Initial Projected Rate Increase
2015/2016 LEASING
STATUS New wholly-owned properties 1.As of February 13, 2015 for current
year and February 13, 2014 for prior year. 2.Rentable beds exclude beds
needed for on-site staff. 3.As of September 30, 2014. 4.Projected rate
increase reflects projected rental rates anticipated to be achieved
through the end of the company’s leasing cycle, up to targeted
occupancy. 5.Properties not owned or under ACC management during the
prior year, or properties whose leasing progress is not comparable to
the prior year as a result of plans to renovate or redevelop the
property, are excluded for purposes of calculating the prior year
percentage of rentable beds and final fall 2014
occupancy. 18 Leases1Rentable Beds2% of Rentable Beds%
of Rentable Beds1.The Standard-Athens,
GA59460997.5%n/a610n/an/an/aSubtotal - 2014 Acquisition
Properties59460997.5%n/a610n/an/an/a1.U Club on Woodward Phase
II-Tallahassee, FL496496100.0%n/a496n/an/an/a2.160 Ross-Auburn,
AL40764063.6%n/a642n/an/an/a3.The Summit at University
City-Philadelphia, PA (ACE)6571,31350.0%n/a1,316n/an/an/a4.2125
Franklin-Eugene, OR14573319.8%n/a734n/an/an/aSubtotal - 2015 Development
Properties1,7053,18253.6%n/a3,188n/an/an/a1.University
Crossings-Philadelphia, PA (ACE)2391,01623.5%n/a1,016n/an/an/aSubtotal -
2015 Redevelopment Properties2391,01623.5%n/a1,016n/an/an/aTotal - New
Wholly-owned Properties2,5384,80752.8%n/a4,814n/an/an/aTotal -
Wholly-owned Properties51,22493,19155.0%53.4%593,45197.5%52.8%2.9%
Current Projected Rate Increase4Current YearPrior
YearDesign BedsFinal Fall 2014 Occupancy3Initial Projected Rate
Increase
INVESTMENT UPDATE $
in thousands 19 ACQUISITIONSLocationPrimary University
ServedUnitsBedsClosing DatePurchase PriceAssumed Mortgage DebtThe
StandardAthens, GAUniversity of Georgia190610October 27, 2014-$ Park
PointSyracuse, NYSyracuse University66226February 13, 201511,621
25683694,033$ 11,621$ DISPOSITIONSLocationPrimary University
ServedUnitsBedsClosing DateSales PriceOutstanding Mortgage DebtHawks
LandingOxford, OHMiami University of Ohio122484February 11, 201415,600$
The EnclaveBowling Green, OHBowling Green State
University120480September 8, 2014- The HighlandsReno, NVUniversity of
Nevada at Reno216732January 22, 2015- Portfolio DispositionThe
ViewLincoln, NEUniversity of Nebraska157590January 30, 2015- Chapel
RidgeChapel Hill, NCUniversity of North Carolina180544January 30, 2015-
Chapel ViewChapel Hill, NCUniversity of North Carolina224358January 30,
20159,690 The Village at Alafaya ClubOrlando, FLUniversity of Central
Florida228839January 30, 2015- University PlaceCharlottesville,
VAUniversity of Virginia144528January 30, 2015- University GreensNorman,
OKUniversity of Oklahoma156516January 30, 2015- 1,5475,071197,507$
25,290$ ProjectProject
OWNED DEVELOPMENT
UPDATE $ in thousands 20 OWNED DEVELOPMENT PROJECTS UNDER
CONSTRUCTIONProjectProject TypeLocationPrimary University
ServedUnitsBedsCIP1Land and Other2Total Costs Incurred%
Complete3Scheduled CompletionThe Summit at University
CityACEPhiladelphia, PADrexel University3511,316170,700$ 105,703$ 985$
106,688$ 68%September 20152125 FranklinOff-campusEugene, ORUniversity of
Oregon19273464,600 34,665 8,897 43,562 63%September 2015160
RossOff-campusAuburn, ALAuburn University18264241,300 19,402 3,536
22,938 51%August 2015U Club on Woodward Phase IIOff-campusTallahassee,
FLFlorida State University12449637,100 13,910 10,092 24,002 58%August
2015SUBTOTAL - 2015 DELIVERIES8493,188313,700$ 173,680$ 23,510$ 197,190$
Boulder, CO Development4Off-campusBoulder, COUniversity of
Colorado10040052,200$ 1,737$ 9,289$ 11,026$ 0%August 2016USC Health
Sciences Campus5ACELos Angeles, CAUniversity of Southern
California17845650,400 4,818 - 4,818 0%August 2016SUBTOTAL - 2016
DELIVERIES278856102,600$ 6,555$ 9,289$ 15,844$ OWNED DEVELOPMENT
PIPELINE6 7ProjectProject TypeLocationPrimary University ServedApprox.
Targeted BedsEstimated Project Cost8Targeted CompletionButler
UniversityACEIndianapolis, INButler University63240,800$ Fall
2016Merwick Stanworth Phase IIACEPrinceton, NJPrinceton
University37944,600 20169University of MissouriOff-campusColumbia,
MOUniversity of Missouri720TBDFall 2017Louisville Park
SiteACELouisville, KYUniversity of Louisville540TBDFall 2016 or Fall
2017Sunnyside Commons10Off-campusMorgantown, WVWest Virginia
University530TBDTBDCarbondale DevelopmentOff-campusCarbondale,
ILSouthern Illinois University65032,100 TBD3,451117,500$
Anticipated CommencementTBDAs of December 31, 2014Estimated Project
CostTBDQ1 2015Q3 2015TBDQ2 2015 1.The total construction in progress
(“CIP”) balance above excludes $5.2 million related to ongoing
renovation projects at operating properties. 2.Consists of amounts
incurred to purchase the land for off-campus development projects, as
well as other development-related expenditures not included in CIP such
as deposits, furniture, etc. 3.Based on costs incurred under the general
construction contract as of December 31, 2014. 4.The company purchased a
site containing an existing hotel which the seller operated until
November 2014, at which point the company began the abatement phase of
the project. As of December 31, 2014, the project remained in the
abatement/demolition phase with construction of the student housing
facility expected to commence in March 2015. 5.As of December 31, 2014,
the project was in the utility relocation phase and construction of the
facility commenced in January 2015. 6.Does not include undeveloped land
parcels in 5 university markets totaling $38.7 million. 7.Commencement
of owned off-campus development projects is subject to final
determination of feasibility, execution and closing on definitive
agreements, municipal approval processes, fluctuations in the
construction market, and current capital market conditions. ACE awards
provide the company with the opportunity to exclusively negotiate with
the subject universities. Commencement of ACE projects is subject to
various levels of university board approval, final determination of
feasibility, execution and closing on definitive agreements, municipal
approval processes, fluctuations in the construction market, and current
capital market conditions. 8.Estimated project costs include land and
other predevelopment costs of $8.0 million incurred as of December 31,
2014 for owned development pipeline projects. 9.This community will
serve faculty and staff members of Princeton University and, unlike
student housing communities, this property is expected to stabilize
during the first academic session. 10.The Company is not leasing this
property for the 2015/2016 academic year in preparation for its planned
redevelopment.
THIRD-PARTY
DEVELOPMENT UPDATE $ in thousands 21 20142013$ Change20142013$
ChangeDevelopment services revenue394$ 827$ (433)$ 4,018$ 2,483$ 1,535$
% of total revenue0.2%0.5%0.5%0.4% Three Months Ended December 31, Year
Ended December 31, CONTRACTED PROJECTS IN PROGRESSProjectLocationPrimary
University ServedUnitsBedsTotal FeesFees Earned as of December
31, 2014Fees Earned in Current Year Remaining Fees as ofDecember 31,
2014Scheduled CompletionLakeside Graduate CommunityPrinceton,
NJPrinceton University3297153,200$ 2,777$ 729$ 423$ Q2 20151Honors
Academic VillageToledo, OHUniversity of Toledo1534922,110 1,401 1,401
709 August 2015Momentum VillageCorpus Christi, TXTexas A&M University -
Corpus Christi1244821,500 1,000 1,000 500 August 20156061,6896,810$
5,178$ 3,130$ 1,632$ ON-CAMPUS AWARD PIPELINE2ProjectLocationAnticipated
Financing StructureEstimated FeesArizona State Univ. Residence
HallTempe, AZACEn/aArizona State Univ. ApartmentsTempe, AZACEn/aButler
University Phase IIIndianapolis, INACEn/aLouisville Village
SiteLouisville, KYACEn/aUniversity of VermontBurlington,
VTTBDn/aNortheastern Illinois UniversityChicago,
ILThird-Party$2,000TBDTBDTBDQ2 2015 or Q2 2016TBDFall 2017Fall 2017 or
Fall 2018Fall 2017Targeted CompletionFall 2017TBDAnticipated
CommencementTBDFall 2017 or Fall 2018 1.This project will be delivered
in phases in the second quarter 2015. 2.These awards relate to
speculative development projects that are subject to final determination
of feasibility, execution and closing on definitive agreements, and
fluctuations in the construction and financing markets. Anticipated
commencement and fees are dependent upon the availability of project
financing, which is affected by current capital market conditions.
MANAGEMENT SERVICES
UPDATE $ in thousands 22 1.Stabilized annual fees are dependent upon
the achievement of anticipated occupancy levels. 2.This project will be
delivered in phases in the second quarter 2015. 3.We will earn a fee
during the construction phase of this property for services related to
the initial lease-up and operations, which we anticipate will begin in
July 2015. We do not expect the stabilized annual management fee to be
earned upon completion of construction and commencement of operations to
be materially different from the fee earned during the construction
period. NEW/PENDING MANAGEMENT CONTRACTSPropertyLocationApproximate
BedsStabilized Annual Fees1New Orleans, LASouthern University at New
Orleans698150$ University Courtyard Temple, TX Temple College 28060
University Village Phase VRichardson, TXThe University of Texas at
Dallas600110 Village SuitesOshawa, CanadaDurham College588120 675
RichmondLondon, CanadaUniversity of Western Ontario450120 The Lofts at
GatewayToledo, OH University of Toledo11240 Lakeside Graduate
CommunityPrinceton, NJ Princeton University715180 Centennial College
Student ResidenceToronto, CanadaCentennial College36890 45 Mann3Ottawa,
CanadaUniversity of Ottawa355120 Honors Academic Village Toledo, OH
University of Toledo492200 Momentum VillageCorpus Christi, TXTexas A&M
University - Corpus Christi482150 5,1401,340$ July 2014Q2 20152August
2015August 2015Southern University at New Orleans Primary University
ServedActual or Anticipated CommencementJune 2014August 2014July
2015November 2014November 2014May 2015February 2015 20142013$
Change20142013$ ChangeManagement services revenue1,918$ 2,089$ (171)$
7,669$ 7,514$ 155$ % of total revenue1.0%1.1%1.0%1.1% Three Months Ended
December 31, Year Ended December 31,
CAPITAL STRUCTURE AS
OF DECEMBER 31, 2014 $ in millions, except share and per share data
Total Debt1 2,915$ Total Equity Market Value24,511 Total Market
Capitalization7,426$ Debt to Total Market Capitalization39.3% Net Debt
to EBITDA7.6xTotal Asset Value36,571$ Unencumbered Asset Value4,257$
Unencumbered Asset Value to Total Asset Value64.8% RequirementCurrent
RatioTotal Debt to Total Asset Value= 60%44.4% Secured Debt to Total
Asset Value= 40%19.4% Unencumbered Asset Value to Unsecured Debt>
150%259.2%2011Interest Coverage4>
1.5x3.3x20122013Principal OutstandingWeighted Average Interest
RateAverage Term To Maturity2015Fixed Rate Mortgage Loans1,094$ 5.2%54.0
Yrs2016Variable Rate Construction Loans64 2.0%0.6 Yrs2017Unsecured
Revolving Credit Facility 243 1.7%3.2 Yrs2018+ Unsecured Term Loans600
2.1%2.9 YrsUnsecured Notes800 4.0%8.9 YrsOn-Campus Participating
Properties114 5.2%16.8 YrsTotal/Weighted Average2,915$ 3.9%5.5 YrsMarket
Capitalization & Unsecured Notes CovenantsDebt Maturity
Schedule$182$188$118$165$61$294 $65$5$16$64$243 $350$250$30$23$61$400
$400
$0$100$200$300$400$500$600$700$800$9002015201620172018201920202021202220232024+
Fixed Rate Mortgage LoansVariable Rate Construction LoansUnsecured
Revolving Credit FacilityUnsecured Term LoansOn-Campus Participating
PropertiesUnsecured Notes Note – refer to the Definitions outlined on
pages 23 and 24 for detailed definitions of terms appearing on this
page. 1.Excludes net unamortized debt premiums related to mortgage
loans assumed in connection with acquisitions of $59.7 million and the
unamortized original issue discount on unsecured notes of $1.7 million.
2.Based on share price of $41.36 and fully diluted share count of
109,075,328 as of December 31, 2014. Assumes conversion of 1,290,578
common and preferred Operating Partnership units and 609,514 unvested
restricted stock awards. 3.Excludes accumulated depreciation of $768.1
million and receivables and intangible assets, net of accumulated
amortization, of $31.6 million. 4.Based on Adjusted Earnings Before
Interest, Taxes, Depreciation, and Amortization (“EBITDA”) and Adjusted
Interest Expense of $379.4 million and $116.1 million, respectively, for
the four most recently completed fiscal quarters. Includes pro forma
adjustments to EBITDA and Interest Expense of $13.4 million and $2.7
million, respectively, to reflect all acquisitions, development
deliveries, dispositions, debt repayments and debt refinancings as if
such transactions had occurred on the first day of the 12 month period
presented. Adjusted Interest Expense includes $9.0 million of interest
capitalized for GAAP purposes and excludes $12.9 million of
amortization of net debt premiums related to mortgage loans assumed in
connection with acquisitions. 5.Including the amortization of net debt
premiums related to mortgage loans assumed in connection with property
acquisitions, the effective interest rate for fixed rate mortgage loans
is 4.3%. 23 Total Debt 4.4% 5.9% 3.3% 2.7% 1.7% 5.6% 5.3% 4.1% 4.0%
4.3% Fixed Rate Mortgage Loans 5.2% 5.9% 5.8% 4.2% - 5.6% 5.4% 4.1%
7.2% 4.2% Weighted Average Interest Rate Of Debt Maturing Each Year
2015 OUTLOOK1
Summary $ in thousands, except share and per-share data 24 LowHighNet
income61,800$ 68,400$ Noncontrolling interests1,1001,200 Depreciation
and amortization203,000209,600Funds from operations ("FFO")265,900$
279,200$ Elimination of operations from on-campus participating
properties(10,200)(10,600) Modifications to reflect operational
performance of on-campus participating properties4,3004,900 Acquisition
transaction costs1,8002,600Funds from operations - modified
("FFOM")261,800$ 276,100$ Net income per share - diluted0.54$ 0.60$ FFO
per share - diluted 2.33$ 2.45$ FFOM per share - diluted 2.30$ 2.42$
Weighted-average common shares outstanding -
diluted114,000,000114,000,0001.The company believes that the financial
results for the fiscal year ending December 31, 2015 may be affected by,
among other factors: •national and regional economic trends and events;
•the timing of acquisitions and/or dispositions; •interest rate risk;
•the timing of commencement and completion of construction on owned
development projects; •the ability of the company to be awarded and the
timing of the commencement of construction on third-party development
projects; •university enrollment, funding and policy trends; •the
ability of the company to earn third-party management revenues; •the
amount of income recognized by the taxable REIT subsidiaries and any
corresponding income tax expense; •the ability of the company to
integrate acquired properties; •the outcome of legal proceedings arising
in the normal course of business; and •the success of releasing the
company’s owned properties for the 2015/2016 academic year.
2015 OUTLOOK Detail
$ in thousands 25 Components of 2015 Property Net Operating
IncomeThird-party ServicesLowHighLowHighThird-party development services
revenue2,900$ 4,200$ Wholly-owned propertiesThird-party management
services revenue8,500$ 9,000$ 2015 annual same store properties1
Third-party development and mgmt. services expenses13,100$ 13,300$
Revenue654,200$ 660,800$ 2.1% - 3.2% Operating expenses(311,100)
(309,700) 1.9% - 1.5% Net operating income343,100 351,100 2.3% -
4.7%Corporate Expenses and Other 2015 new properties net
operatingLowHigh income237,000 39,100 Net income: 2015 sold properties
net operating income31,100 1,100 General and administrative
expenses20,800$ 21,100$ 2015 speculative dispositions Ground/facility
leases expense5 5,100$ 5,100$ net operating income4(11,100) (2,200)
Interest income4,300$ 4,300$ Total wholly-owned properties net Interest
expense681,000$ 88,100$ operating income370,100$ 389,100$ Capitalized
interest 9,000$ 8,800$ Amortization of deferred financing costs5,100$
5,500$ 2015 Property Net Operating Income Guidance Assumptions Income
tax provision1,200$ 1,200$ LowHighTiming Q4 2015 same store properties -
occupancy97.0%99.0%Fall 2015FFOM: Q4 2015 same store properties - rental
rate g2.6%3.2%Fall 2015 Corporate depreciation2,800$ 2,800$
Acquisitions2223,500$ 418,500$ See note 2 Contribution from on-campus
participating properties4,300$ 4,900$ Dispositions4 230,700$ 36,100$ See
note 4 Acquisition transaction costs1,800$ 2,600$ Development
Deliveries313,700$ 313,700$ See page 20 Mezzanine/pre-sale purchases%
Change From 2014None1.Refer to page 10 for detail regarding the 2015
annual same store grouping. 2.The low-end of the 2015 guidance range
assumes property acquisition activity of $30.0 million, $88.5 million
and $105.0 million during the first, second and third quarters,
respectively. The high-end of the 2015 guidance range assumes property
acquisition activity of $30.0 million, $88.5 million, $150.0 million and
$150.0 million during the first, second, third and fourth quarters,
respectively. Excludes University Walk, a property subject to a pre-sale
arrangement that we purchased in February 2015. 3.Includes seven
wholly-owned properties that were sold in January 2015. 4.The low-end of
the 2015 guidance range assumes property disposition activity of $57.1
million and $173.6 million during the first quarter and second quarter
2015, respectively. The high-end of the 2015 guidance range assumes
property disposition activity of $36.1 million during the first quarter
2015. Assumes a 6.5% nominal cap rate on dispositions. 5.Includes ACE
properties and excludes on-campus participating properties. 6.Net of
capitalized interest and excluding on-campus participating properties.
The high-end of the 2015 guidance range assumes a $400 million mid-year
bond offering.
DEFINITIONS 26
ACEThe company’s American Campus Equity program, whereby the company
enters into long-term ground/facility lease agreements with Universities
to finance, construct, and operate on-campus student housing
communities. Properties under this structure are considered to be
wholly-owned and are included in the company's consolidated financial
statements. Adjusted EBITDA*EBITDA, including pro forma adjustments to
reflect acquisitions, development deliveries, and dispositions as if
such transactions had occurred on the first day of the 12-month period
presented. Adjusted Interest Expense* Interest Expense, including pro
forma adjustments to reflect acquisitions, development deliveries,
dispositions, debt repayments, and debt refinancings as if such
transactions had occurred on the first day of the 12-month period
presented. CashCash and cash equivalents, determined on a consolidated
basis in accordance with GAAP. Design BedsTotal beds based on the
original property design, generally as specified in the construction
documents. EBITDA*Consolidated net income calculated in accordance with
GAAP, plus amounts which have been deducted and minus amounts which have
been added for, without duplication: (i) interest expense; (ii)
provision for income taxes; (iii) depreciation, amortization and all
other non-cash items; (iv) provision for gains and losses; (v)
noncontrolling interests; and (vi) extraordinary and other non-recurring
items, as we determine in good faith. Funds from Operations (“FFO”)
Determined based on the definition adopted by the Board of Governors of
the National Association of Real Estate Investment Trusts (“NAREIT”).
Calculated as consolidated net income or loss attributable to common
shares computed in accordance with GAAP, excluding gains or losses from
depreciable operating property sales, plus real estate depreciation and
amortization, and after adjustments for unconsolidated partnerships and
joint ventures. Also excludes non-cash impairment charges. FFO Modified
(“FFOM”)FFO modified to reflect certain adjustments related to the
economic performance of our on-campus participating properties and
other non-cash items, as we determine in good faith. The company
believes it is meaningful to eliminate the FFO generated from the
on-campus participating properties and instead to reflect the company's
50% share of the properties' net cash flow and management fees received,
as this measure better reflects the economic benefit derived from the
company's involvement in the operation of these
properties.GAAPAccounting principles generally accepted in the United
States of America.Interest Coverage*Adjusted EBITDA / Adjusted Interest
Expense. Interest Expense*Consolidated interest expense calculated in
accordance with GAAP, plus amounts which have been deducted and minus
amounts which have been added for, without duplication: (i) the
amortization of mark-to-market premiums/discounts on mortgage loans
assumed in connection with acquisitions; (ii) capitalized interest;
(iii) the change in accrued interest during the period presented; and
(iv) interest expense associated with properties classified within
discontinued operations, as adjusted for the items previously mentioned.
Net Debt*Total Debt less Cash.* These definitions are provided for
purposes of calculating the company’s bond covenants and other key
ratios.
DEFINITIONS,
CONTINUED 27 Net Debt to EBITDA*Net Debt divided by Adjusted EBITDA.Net
Operating Income “NOI” Property revenues less direct property operating
expenses, excluding depreciation, but including allocated corporate
general and administrative expenses. On-campus Participating PropertiesA
transaction structure whereby the company enters into long-term
ground/facility lease agreements with Universities to develop,
construct, and operate student housing communities. Under the terms of
the leases, title to the constructed facilities is held by the
University/lessor and such lessor receives 50% of net cash flows, as
defined, on an annual basis through the term of the lease.Physical
OccupancyOccupied beds, including staff accommodations, divided by
Design Beds. Rentable BedsDesign beds less beds used by on-site staff.
Secured Debt*The portion of Total Debt that is secured by a mortgage,
trust, deed of trust, deed to secure indebtedness, pledge, security
interest, assignment of collateral, or any other security agreement.
Total Asset Value*Undepreciated book value of real estate assets and all
other assets, excluding receivables and intangibles, of our
consolidated subsidiaries, all determined in accordance with GAAP. Total
Debt*Total consolidated debt calculated in accordance with GAAP,
including capital leases and excluding mark- to-market
premiums/discounts on mortgage loans assumed in connection with
acquisitions. Total Equity Market ValueFully diluted common shares times
the company’s stock price at period-end. Unencumbered Asset Value*The
sum of (i) the undepreciated book value of real estate assets which are
not subject to secured debt; and (ii) all other assets, excluding
accounts receivable and intangibles, for such properties. Does not
include assets of unconsolidated joint ventures. Unsecured Debt*The
portion of Total Debt that is not Secured Debt. * These definitions are
provided for purposes of calculating the company’s bond covenants and
other key ratios.
NVESTOR INFORMATION
Executive ManagementBill Bayless Chief Executive OfficerJim HopkeChief
Operating OfficerJon GrafChief Financial OfficerWilliam TalbotChief
Investment OfficerResearch CoverageJeffery Spector / Jana GalanBank of
America / Merrill Lynch(646) 855-1363 / (646)
855-3081jeff.spector@baml.com / jana.galan@baml.comMichael Bilerman /
Nick JosephCitigroup Equity Research (212) 816-1383 / (212)
816-1909michael.bilerman@citi.com / icholas.joseph@citi.comVincent Chao/
Mike Husseini Deutsche Bank Securities, Inc.(212) 250-6799 / (212)
250-7703vincent.chao@db.com/ mike.husseini@db.com Steve Sakwa / Derek
BowerEvercore ISI(212) 446-9462 / (212) 888-3842ssakwa@evercoreisi.com /
dbower@evercoreisi.comAndrew Rosivach / Jeff PehlGoldman Sachs(212)
902-2796 / (212) 357-4474andrew.rosivach@gs.com /
jeffrey.pehl@gs.comDave Bragg / Ryan BurkeGreen Street Advisors(949)
640-8780 / (949) 640-8780dbragg@greenst.com / rburke@greenst.comCarol
KempleHilliard Lyons(502) 588-1839ckemple@hilliard.comAnthony Paolone /
Emil ShalmiyevJ.P. Morgan Securities(212) 622-6682 / (212)
622-6615anthony.paolone@jpmorgan.com / emil.shalmiyev@jpmorgan.comJordan
Sadler / Karin FordKeyBanc Capital Markets(917) 368-2280 / (917)
368-2293jsadler@keybanccm.com / kford@keybanccm.comRyan MelikerMLV &
Co(212) 542-5872 rmeliker@mlvco.com Alexander Goldfarb / Andrew
SchafferSandler O'Neill + Partners, L.P.(212) 466-7937 / (212)
466-8062agoldfarb@sandleroneill.com / aschaffer@sandleroneill.comRod
Petrik / David CorakStifel, Nicolaus & Company, Inc.(443) 224-1306 /
(410) 246-6312rpetrik@stifel.com / corakd@stifel.comRoss Nussbaum / Nick
YulicoUBS Investment Research(212) 713-2484 / (212)
713-3402ross.nussbaum@ubs.com / nick.yulico@ubs.comInvestor
Relations:Ryan DennisonVP, Investor Relations(512)
732-1000rdennison@americancampus.com 12700 Hill Country Blvd., Suite
T-200Austin, Texas 78738Tel: (512) 732-1000; Fax: (512)
732-2450www.americancampus.comAmerican Campus Communities, Inc. is
followed by the analysts listed above. Please note that any opinions,
estimates or forecasts regarding American Campus Communities, Inc.'s
performance made by such analysts are theirs alone and do not represent
the opinions, forecasts or predictions of the company or its management.
American Campus Communities, Inc. does not by its reference above or
distribution imply its endorsement of or concurrence with such
information, conclusions or recommendations.Additional
InformationCorporate Headquarters:American Campus Communities,
Inc.Barrett 28
FORWARD-LOOKING
STATEMENTS In addition to historical information, this supplemental
package contains forward-looking statements under the federal securities
law. These statements are based on current expectations, estimates and
projections about the industry and markets in which American Campus
operates, management's beliefs, and assumptions made by management.
Forward-looking statements are not guarantees of future performance and
involve certain risks and uncertainties, which are difficult to predict.
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