|
Item 1.
|
Financial Statements
|
AMREP CORPORATION AND SUBSIDIARIES
Consolidated Balance Sheets
(Amounts in thousands, except par value and
share amounts)
|
|
July 31,
2016
|
|
|
April 30,
2016
|
|
|
|
(Unaudited)
|
|
|
|
|
ASSETS
|
|
|
|
|
|
|
|
|
Cash and cash equivalents
|
|
$
|
11,295
|
|
|
$
|
14,562
|
|
Receivables, net
|
|
|
7,404
|
|
|
|
7,271
|
|
Real estate inventory
|
|
|
59,715
|
|
|
|
61,663
|
|
Investment assets, net
|
|
|
9,716
|
|
|
|
10,326
|
|
Property, plant and equipment, net
|
|
|
11,677
|
|
|
|
11,997
|
|
Other assets
|
|
|
3,471
|
|
|
|
3,478
|
|
Taxes receivable
|
|
|
51
|
|
|
|
48
|
|
Deferred income taxes, net
|
|
|
10,946
|
|
|
|
11,283
|
|
TOTAL ASSETS
|
|
$
|
114,275
|
|
|
$
|
120,628
|
|
|
|
|
|
|
|
|
|
|
LIABILITIES AND SHAREHOLDERS’ EQUITY
|
|
|
|
|
|
|
|
|
LIABILITIES:
|
|
|
|
|
|
|
|
|
Accounts payable and accrued expenses
|
|
$
|
7,613
|
|
|
$
|
8,453
|
|
Notes payable:
|
|
|
|
|
|
|
|
|
Amounts due within one year
|
|
|
-
|
|
|
|
555
|
|
Amounts due to related party
|
|
|
6,483
|
|
|
|
12,384
|
|
|
|
|
6,483
|
|
|
|
12,939
|
|
|
|
|
|
|
|
|
|
|
Other liabilities and deferred revenue
|
|
|
3,623
|
|
|
|
3,682
|
|
Accrued pension cost
|
|
|
13,025
|
|
|
|
12,710
|
|
TOTAL LIABILITIES
|
|
|
30,744
|
|
|
|
37,784
|
|
|
|
|
|
|
|
|
|
|
SHAREHOLDERS’ EQUITY:
|
|
|
|
|
|
|
|
|
Common stock, $.10 par value; shares authorized – 20,000,000; shares issued – 8,296,704 at July 31, 2016 and 8,284,704 at April 30, 2016
|
|
|
830
|
|
|
|
828
|
|
Capital contributed in excess of par value
|
|
|
50,608
|
|
|
|
50,553
|
|
Retained earnings
|
|
|
47,409
|
|
|
|
46,779
|
|
Accumulated other comprehensive loss, net
|
|
|
(11,101
|
)
|
|
|
(11,101
|
)
|
Treasury stock, at cost; 225,250 shares at July 31, 2016 and April 30, 2016
|
|
|
(4,215
|
)
|
|
|
(4,215
|
)
|
TOTAL SHAREHOLDERS’ EQUITY
|
|
|
83,531
|
|
|
|
82,844
|
|
TOTAL LIABILITIES AND SHAREHOLDERS’ EQUITY
|
|
$
|
114,275
|
|
|
$
|
120,628
|
|
The accompanying notes
to consolidated financial statements are an
integral part of these consolidated financial statements.
AMREP CORPORATION AND SUBSIDIARIES
Consolidated Statements of Operations and Retained
Earnings (Unaudited)
Three Months Ended July 31, 2016 and 2015
(Amounts in thousands, except per share amounts)
|
|
2016
|
|
|
2015
|
|
REVENUES:
|
|
|
|
|
|
|
|
|
Fulfillment services
|
|
$
|
7,828
|
|
|
$
|
9,181
|
|
Real estate land sales
|
|
|
2,720
|
|
|
|
110
|
|
Other revenues (Note 8)
|
|
|
1,660
|
|
|
|
284
|
|
|
|
|
12,208
|
|
|
|
9,575
|
|
COSTS AND EXPENSES:
|
|
|
|
|
|
|
|
|
Real estate land sales
|
|
|
2,578
|
|
|
|
36
|
|
Operating expenses:
|
|
|
|
|
|
|
|
|
Fulfillment services
|
|
|
6,673
|
|
|
|
8,780
|
|
Real estate selling expenses
|
|
|
41
|
|
|
|
53
|
|
Other
|
|
|
370
|
|
|
|
347
|
|
General and administrative expenses:
|
|
|
|
|
|
|
|
|
Fulfillment services
|
|
|
353
|
|
|
|
865
|
|
Real estate operations and corporate
|
|
|
1,002
|
|
|
|
1,019
|
|
Interest expense
|
|
|
224
|
|
|
|
379
|
|
|
|
|
11,241
|
|
|
|
11,479
|
|
Income (loss) from operations before income taxes
|
|
|
967
|
|
|
|
(1,904
|
)
|
|
|
|
|
|
|
|
|
|
Provision (benefit) for income taxes
|
|
|
337
|
|
|
|
(725
|
)
|
Net income (loss)
|
|
|
630
|
|
|
|
(1,179
|
)
|
|
|
|
|
|
|
|
|
|
Retained earnings, beginning of period
|
|
|
46,779
|
|
|
|
57,003
|
|
Retained earnings, end of period
|
|
$
|
47,409
|
|
|
$
|
55,824
|
|
Earnings (loss) per share, net - basic and diluted
|
|
$
|
0.08
|
|
|
$
|
(0.15
|
)
|
Weighted average number of common shares outstanding
|
|
|
8,042
|
|
|
|
8,029
|
|
The accompanying notes
to consolidated financial statements are an
integral part of these consolidated financial statements.
AMREP CORPORATION AND SUBSIDIARIES
Consolidated Statements of Cash Flows from Operations (Unaudited)
Three Months Ended July 31, 2016 and 2015
(Amounts in thousands)
|
|
2016
|
|
|
2015
|
|
CASH FLOWS FROM OPERATING ACTIVITIES:
|
|
|
|
|
|
|
|
|
Net income (loss) from operations
|
|
$
|
630
|
|
|
$
|
(1,179
|
)
|
Adjustments to reconcile net loss to net cash provided by (used in) operating activities:
|
|
|
|
|
|
|
|
|
Depreciation and amortization
|
|
|
367
|
|
|
|
746
|
|
Non-cash credits and charges:
|
|
|
|
|
|
|
|
|
Allowance for doubtful accounts
|
|
|
18
|
|
|
|
29
|
|
Stock-based compensation
|
|
|
15
|
|
|
|
21
|
|
Changes in assets and liabilities:
|
|
|
|
|
|
|
|
|
Receivables
|
|
|
(151
|
)
|
|
|
303
|
|
Real estate inventory and investment assets
|
|
|
2,557
|
|
|
|
(67
|
)
|
Other assets
|
|
|
42
|
|
|
|
432
|
|
Accounts payable and accrued expenses
|
|
|
(840
|
)
|
|
|
(1,458
|
)
|
Taxes receivable and payable
|
|
|
(3
|
)
|
|
|
(2,434
|
)
|
Deferred income taxes and other liabilities
|
|
|
278
|
|
|
|
(61
|
)
|
Accrued pension costs
|
|
|
315
|
|
|
|
254
|
|
Total adjustments
|
|
|
2,598
|
|
|
|
(2,235
|
)
|
Net cash provided by (used in) operating activities
|
|
|
3,228
|
|
|
|
(3,414
|
)
|
|
|
|
|
|
|
|
|
|
CASH FLOWS FROM INVESTING ACTIVITIES:
|
|
|
|
|
|
|
|
|
Capital expenditures - property, plant and equipment
|
|
|
(39
|
)
|
|
|
(82
|
)
|
Net cash used in investing activities
|
|
|
(39
|
)
|
|
|
(82
|
)
|
|
|
|
|
|
|
|
|
|
CASH FLOWS FROM FINANCING ACTIVITIES:
|
|
|
|
|
|
|
|
|
Proceeds from debt financing
|
|
|
340
|
|
|
|
-
|
|
Principal debt payments
|
|
|
(6,796
|
)
|
|
|
(251
|
)
|
Net transfers from discontinued operations
|
|
|
-
|
|
|
|
1,394
|
|
Net cash provided by (used in) financing activities
|
|
|
(6,456
|
)
|
|
|
1,143
|
|
|
|
|
|
|
|
|
|
|
Decrease in cash and cash equivalents
|
|
|
(3,267
|
)
|
|
|
(2,353
|
)
|
Cash and cash equivalents,
beginning of period
|
|
|
14,562
|
|
|
|
12,050
|
|
Cash and cash equivalents,
end of period
|
|
$
|
11,295
|
|
|
$
|
9,697
|
|
|
|
|
|
|
|
|
|
|
SUPPLEMENTAL CASH FLOW INFORMATION:
|
|
|
|
|
|
|
|
|
Interest paid, net of amounts capitalized
|
|
$
|
132
|
|
|
$
|
324
|
|
Income taxes paid (refunded), net
|
|
$
|
2
|
|
|
$
|
1,854
|
|
The
accompanying notes to consolidated financial statements are an
integral part of these consolidated financial
statements.
AMREP CORPORATION AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Unaudited)
Three Months Ended July 31, 2016 and 2015
|
(1)
|
BASIS OF PRESENTATION
|
The accompanying unaudited consolidated financial
statements have been prepared by AMREP Corporation (the “Company”) pursuant to the rules and regulations of the Securities
and Exchange Commission (the “SEC”) for interim financial information, and do not include all the information and footnotes
required by accounting principles generally accepted in the United States of America for complete financial statements. The Company,
through its subsidiaries, is primarily engaged in two business segments: the real estate business operated by AMREP Southwest Inc.
(“AMREP Southwest”) and its subsidiaries and the Fulfillment Services business operated by Palm Coast Data LLC (“Palm
Coast”) and its affiliates. The Company’s foreign sales are insignificant. All significant intercompany accounts and
transactions have been eliminated in consolidation.
In the opinion of management, these unaudited
consolidated financial statements include all adjustments, which are of a normal recurring nature, considered necessary to reflect
a fair presentation of the results for the interim periods presented. The results of operations for such interim periods are not
necessarily indicative of what may occur in future periods. Unless otherwise qualified, all references to 2017 and 2016 are to
the fiscal years ending April 30, 2017 and 2016 and all references to the first quarter and first three months of 2017 and 2016
mean the fiscal three month periods ended July 31, 2016 and 2015.
The unaudited consolidated financial statements
herein should be read in conjunction with the Company’s annual report on Form 10-K for the year ended April 30, 2016, which
was filed with the SEC on July 29, 2016 (the “2016 Form 10-K”).
Recently Issued Accounting Pronouncements
In March 2016, the Financial Accounting Standards
Board (the “FASB”) issued Accounting Standards Update (“ASU”) No. 2016-09,
Compensation - Stock Compensation:
Improvements to Employee Share-Based Payment Accounting
. The update simplifies several aspects of accounting for employee share-based
payment transactions, including the accounting for income taxes, forfeitures, and statutory tax withholding requirements, as well
as classification in the statement of cash flows. ASU 2016-09 is effective for annual reporting periods beginning after December
15, 2016, including interim periods within those annual reporting periods. The adoption of ASU 2016-09 by the Company is not expected
to have a material effect on its consolidated financial statements.
In February 2016, the FASB issued ASU No. 2016-02,
Leases
. ASU 2016-02 requires that a lessee recognize the assets and liabilities that arise from operating leases. A lessee
should recognize in its balance sheet a liability to make lease payments (the lease liability) and a right-of-use asset representing
its right to use the underlying asset for the lease term. For leases with a term of twelve months or less, a lessee is permitted
to make an accounting policy election by class of underlying asset not to recognize lease assets and lease liabilities. In transition,
lessees and lessors are required to recognize and measure leases at the beginning of the earliest period presented using a modified
retrospective approach. ASU 2016-02 will be effective for the Company for fiscal year 2020 beginning on May 1, 2019. The Company
has not determined the transition approach that will be utilized or estimated the impact of adopting ASU 2016-02.
In May 2014, the FASB issued ASU No. 2014-09,
Revenue from Contracts with Customers
. This guidance defines how companies report revenues from contracts with customers
and also requires enhanced disclosures. In July 2015, the FASB voted to defer the effective date by one year, with early adoption
on the original effective date permitted. The Company will be required to adopt ASU 2014-09 as of May 1, 2018 and early adoption
is permitted as of May 1, 2017. The Company has not determined when it will adopt ASU 2014-09 and the transition approach that
will be utilized or estimated the impact of adopting ASU 2014-09.
Receivables, net consist of the following (in thousands):
|
|
July 31,
2016
|
|
|
April 30,
2016
|
|
|
|
|
|
|
|
|
Fulfillment Services
|
|
$
|
7,540
|
|
|
$
|
7,357
|
|
Real estate operations and corporate
|
|
|
316
|
|
|
|
348
|
|
|
|
|
7,856
|
|
|
|
7,705
|
|
Less allowance for doubtful accounts
|
|
|
(452
|
)
|
|
|
(434
|
)
|
|
|
$
|
7,404
|
|
|
$
|
7,271
|
|
During the first quarter of 2017, revenues
from one major customer of the Company’s Fulfillment Services business totaled $1,284,000 or 10.5% of total revenues for
the Company. As of August 31, 2016, the Company’s Fulfillment Services business had $416,000 of outstanding accounts receivable
from this customer. This major customer has given the Company’s Fulfillment Services business notice that a significant portion
of its business will be transferred to another provider during 2017.
Investment assets, net consist of the following
(in thousands):
|
|
July 31,
2016
|
|
|
April 30,
2016
|
|
|
|
|
|
|
|
|
Land held for long-term investment
|
|
$
|
9,716
|
|
|
$
|
9,717
|
|
Other
|
|
|
-
|
|
|
|
609
|
|
|
|
$
|
9,716
|
|
|
$
|
10,326
|
|
Land held for long-term investment represents
property located in areas that are not planned to be developed in the near term and thus has not been offered for sale. As of July
31, 2016, the Company held approximately 12,000 acres of land in New Mexico classified as land held for long-term investment.
At April 30, 2016, Other included an approximately
2,200 square foot, single tenant retail commercial building on property owned by the AMREP Southwest in Rio Rancho, New Mexico.
In the first quarter of 2017, the Company sold this property (see Note 8).
|
(4)
|
PROPERTY, PLANT AND EQUIPMENT
|
Property, plant and equipment, net consist
of the following (in thousands):
|
|
July 31,
|
|
|
April 30,
|
|
|
|
2016
|
|
|
2016
|
|
|
|
|
|
|
|
|
Land, buildings and improvements
|
|
$
|
15,868
|
|
|
$
|
15,864
|
|
Furniture and equipment
|
|
|
19,189
|
|
|
|
19,140
|
|
|
|
|
35,057
|
|
|
|
35,004
|
|
Less accumulated depreciation
|
|
|
(23,380
|
)
|
|
|
(23,007
|
)
|
|
|
$
|
11,677
|
|
|
$
|
11,997
|
|
Other assets consist of the following (in thousands):
|
|
July 31,
|
|
|
April 30,
|
|
|
|
2016
|
|
|
2016
|
|
|
|
|
|
|
|
|
Prepaid expenses
|
|
$
|
2,420
|
|
|
$
|
2,358
|
|
Deferred order entry costs
|
|
|
784
|
|
|
|
845
|
|
Other
|
|
|
267
|
|
|
|
275
|
|
|
|
$
|
3,471
|
|
|
$
|
3,478
|
|
Deferred order entry costs represent costs incurred in connection
with the data entry of customer subscription information to database files and are charged directly to operations generally over
a twelve month period.
|
(6)
|
ACCOUNTS PAYABLE AND ACCRUED EXPENSES
|
Accounts payable and accrued expenses consist of the following (in
thousands):
|
|
July 31,
|
|
|
April 30,
|
|
|
|
2016
|
|
|
2016
|
|
|
|
|
|
|
|
|
Fulfillment Services
|
|
$
|
6,226
|
|
|
$
|
6,712
|
|
Real estate operations and corporate
|
|
|
1,387
|
|
|
|
1,741
|
|
|
|
$
|
7,613
|
|
|
$
|
8,453
|
|
The July 31, 2016 accounts payable and accrued
expenses total included customer postage deposits of $3,702,000, accrued expenses of $2,031,000, trade payables of $707,000 and
other of $1,173,000. The April 30, 2016 accounts payable and accrued expenses total included customer postage deposits of $3,947,000,
accrued expenses of $1,998,000, trade payables of $837,000 and other of $1,671,000.
Notes payable consist of the following (in
thousands):
|
|
July 31,
2016
|
|
|
April 30,
2016
|
|
Credit facilities:
|
|
|
|
|
|
|
|
|
Real estate operations - due to related party
|
|
$
|
6,483
|
|
|
$
|
12,384
|
|
Real estate operations - other
|
|
|
-
|
|
|
|
555
|
|
|
|
$
|
6,483
|
|
|
$
|
18,090
|
|
Real Estate Loan
AMREP Southwest has a loan from a company owned
by Nicholas G. Karabots, a significant shareholder of the Company and in which another director of the Company has a 20% participation.
The loan had an outstanding principal amount of $6,483,000 at July 31, 2016, is scheduled to mature on December 1, 2017, bears
interest payable monthly at 8.5% per annum and is secured by a mortgage on all real property of AMREP Southwest in Rio Rancho,
New Mexico and by a pledge of the stock of its subsidiary, Outer Rim Investments, Inc. The total book value of the real property
collateralizing the loan was approximately $57,413,000 as of July 31, 2016. The loan may be prepaid at any time without premium
or penalty except if the prepayment is in connection with the disposition of AMREP Southwest or substantially all of its assets. No payments
of principal are required until maturity, except that the following amounts are required to be applied to the payment of the loan:
(a) 25% of the net cash proceeds from any sales of real property by AMREP Southwest and (b) 25% of any royalty payments received
by AMREP Southwest under the oil and gas lease described in Note 8.
Other Notes Payable
A subsidiary of AMREP Southwest had a loan
agreement with U.S. Bank National Association for the construction of a 2,200 square foot, single tenant retail building in Rio
Rancho, New Mexico. The loan was scheduled to mature on October 31, 2016, bore interest payable monthly on the outstanding principal
amount at 0.5% plus the prime rate, was secured by a mortgage on the real property of approximately one acre where construction
of the building had occurred, contained customary events of default, representations, warranties and covenants for a loan of this
nature and was guaranteed by AMREP Southwest. As of April 30, 2016, the outstanding principal balance of the loan was $555,000.
In the first quarter of 2017, this property was sold and the outstanding loan balance was satisfied with proceeds from the sale.
During the quarter ended July 31, 2016, the
Company sold a single tenant retail commercial building in Rio Rancho, New Mexico, which resulted in a pre-tax gain of $1,496,000.
In addition, refer to Note 11 to the consolidated
financial statements contained in the 2016 Form 10-K for detail about the Oil and Gas Lease and the Addendum thereto with Thrust
Energy, Inc. and Cebolla Roja, LLC. No royalties under the Lease were received during the first quarter of 2017. Revenue from this
transaction is being recorded over the lease term and approximately $57,000 was recognized during the first quarters of 2017 and
2016. At July 31, 2016, there was $474,000 of deferred revenue remaining to be recognized in future periods.
|
(9)
|
FAIR VALUE MEASUREMENTS
|
The Financial Instruments Topic of the Financial
Accounting Standards Board Accounting Standards Codification requires disclosure of fair value information about financial instruments,
whether or not recognized in the balance sheet, for which it is practicable to estimate that value. The Topic excludes all nonfinancial
instruments from its disclosure requirements. Accordingly, the aggregate fair value amounts presented do not represent the underlying
value of the Company. The following methods and assumptions are used in estimating fair value disclosure for financial instruments:
the carrying amounts of cash and cash equivalents, trade receivables and trade payables approximate fair value because of the short
maturity of these financial instruments.
The Company did not have any long-term, fixed-rate
notes receivables at July 31, 2016 or April 30, 2016. The estimated fair value of the Company’s long-term, fixed-rate note
payable was $5,875,000 and $11,102,000 compared with carrying amounts of $6,483,000 and $12,384,000 at July 31, 2016 and April
30, 2016.
Retirement plan
The Company has a defined benefit retirement
plan for which accumulated benefits were frozen and future service credits were curtailed as of March 1, 2004. The Company has
secured $5,019,000 of accrued pension-related obligations with first lien mortgages on certain real property in favor of the Pension
Benefit Guaranty Corporation (the “PBGC”). On an annual basis, the Company is required to provide updated appraisals
on each mortgaged property and, if the appraised value of the mortgaged properties is less than two times the amount of the accrued
pension-related obligations secured by the mortgages, the Company is required to make a payment to its pension plan in an amount
equal to one-half of the amount of the shortfall. During the first quarter of 2017, there was no change in the appraised value
of the mortgaged property that required the Company to make any additional payments to its pension plan.
Equity compensation plan
The Company issued 12,000 shares of restricted
common stock under the AMREP Corporation 2006 Equity Compensation Plan (the “Equity Plan”)
during
the first quarter of 2017. During the first quarter of 2017, 5,000 share
s of common stock previously issued under the Equity
Plan
vested leaving 26,000 shares issued under the Equity Plan that had not vested as of
July 31, 2016.
For the first quarter of 2017 and 2016, the Company recognized $15,000 and $21,000 of compensation expense
related to the restricted
share
s of common stock issued.
As
of
July 31, 2016
, there was $69
,000
of
total unrecognized compensation expense related to share
s of common stock issued under the Equity Plan which had not vested
as of that date
, which is expected to be recognized over the remaining vesting term not to
exceed three years.
|
(11)
|
INFORMATION ABOUT THE COMPANY’S OPERATIONS IN DIFFERENT
INDUSTRY SEGMENTS
|
The following tables set forth summarized data
relative to the industry segments in which the Company operated for the three month periods ended July 31, 2016 and 2015 (in thousands):
|
|
Real Estate
Operations
|
|
|
Fulfillment
Services
|
|
|
Corporate
and
Other
|
|
|
Consolidated
|
|
Three months ended July 31, 2016 (a):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Revenues
|
|
$
|
4,370
|
|
|
$
|
7,828
|
|
|
$
|
10
|
|
|
$
|
12,208
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income (loss) from operations
|
|
$
|
247
|
|
|
$
|
(42
|
)
|
|
$
|
425
|
|
|
$
|
630
|
|
Provision (benefit) for income taxes
|
|
|
145
|
|
|
|
(25
|
)
|
|
|
217
|
|
|
|
337
|
|
Interest expense (income), net
|
|
|
647
|
|
|
|
269
|
|
|
|
(692
|
)
|
|
|
224
|
|
Depreciation and amortization
|
|
|
24
|
|
|
|
343
|
|
|
|
-
|
|
|
|
367
|
|
EBITDA (b)
|
|
$
|
1,063
|
|
|
$
|
545
|
|
|
$
|
(50
|
)
|
|
$
|
1,558
|
|
Capital expenditures
|
|
$
|
-
|
|
|
$
|
39
|
|
|
$
|
-
|
|
|
$
|
39
|
|
Three months ended July 31, 2015 (a):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Revenues
|
|
$
|
168
|
|
|
$
|
9,181
|
|
|
$
|
226
|
|
|
$
|
9,575
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income (loss) from operations
|
|
$
|
(766
|
)
|
|
$
|
(776
|
)
|
|
$
|
363
|
|
|
$
|
(1,179
|
)
|
Provision (benefit) for income taxes
|
|
|
(454
|
)
|
|
|
(456
|
)
|
|
|
185
|
|
|
|
(725
|
)
|
Interest expense (income), net
|
|
|
671
|
|
|
|
167
|
|
|
|
(459
|
)
|
|
|
379
|
|
Depreciation and amortization
|
|
|
23
|
|
|
|
716
|
|
|
|
7
|
|
|
|
746
|
|
EBITDA (b)
|
|
$
|
(526
|
)
|
|
$
|
(349
|
)
|
|
$
|
96
|
|
|
$
|
(779
|
)
|
Capital expenditures
|
|
$
|
-
|
|
|
$
|
82
|
|
|
$
|
-
|
|
|
$
|
82
|
|
|
(a)
|
Revenue information provided for each segment includes amounts grouped as Other in the accompanying
consolidated statements of operations. Corporate and Other is net of intercompany eliminations.
|
|
(b)
|
The Company uses EBITDA (which the Company defines as income before net interest expense, income
taxes, depreciation and amortization, and non-cash impairment charges) in addition to net income (loss) as a key measure of profit
or loss for segment performance and evaluation purposes.
|
|
Item 2.
|
Management’s Discussion and Analysis of Financial
Condition and Results of Operations
|
INTRODUCTION
AMREP Corporation (the “Company”),
through its subsidiaries, is primarily engaged in two business segments: the real estate business operated by AMREP Southwest Inc.
(“AMREP Southwest”) and its subsidiaries and the Fulfillment Services business operated by Palm Coast Data LLC (“Palm
Coast”) and its affiliates. Information concerning industry segments is set forth in Note 11 of the notes to the consolidated
financial statements included in this report on Form 10-Q. All significant intercompany accounts and transactions have been eliminated
in consolidation. The Company’s foreign sales and activities are not significant.
The following provides information that management
believes is relevant to an assessment and understanding of the Company’s consolidated results of operations and financial
condition. The information contained in this section should be read in conjunction with the unaudited consolidated financial statements
and related notes thereto appearing elsewhere in this quarterly report on Form 10-Q and with the 2016 Form 10-K. Many of the amounts
and percentages presented in this section have been rounded for convenience of presentation. Unless otherwise qualified, all references
to 2017 and 2016 are to the fiscal years ending April 30, 2017 and 2016 and all references to the first quarter and first three
months of 2017 and 2016 mean the fiscal three month periods ended July 31, 2016 and 2015.
CRITICAL ACCOUNTING POLICIES AND ESTIMATES
Management’s discussion and analysis
of financial condition and results of operations is based on the accounting policies used and disclosed in the 2016 consolidated
financial statements and accompanying notes that were prepared in accordance with accounting principles generally accepted in the
United States of America and included as part of the 2016 Form 10-K. The preparation of those consolidated financial statements
required management to make estimates and assumptions that affected the reported amounts of assets and liabilities and disclosure
of contingent assets and liabilities at the dates of the consolidated financial statements and the reported amounts of revenues
and expenses during the reporting periods. Actual amounts or results could differ from those estimates.
The critical accounting policies, assumptions
and estimates are described in Item 7 of Part II of the 2016 Form 10-K. There have been no changes in these accounting policies.
The significant accounting policies of the
Company are described in Note 1 to the consolidated financial statements contained in the 2016 Form 10-K. Information concerning
the Company’s implementation and the impact of recent accounting standards issued by the Financial Accounting Standards Board
is included in the notes to the consolidated financial statements contained in the 2016 Form 10-K and the unaudited consolidated
financial statements and related notes thereto appearing elsewhere in this quarterly report on Form 10-Q. The Company did not adopt
any accounting policy in the first quarter of 2017 that had a material impact on its consolidated financial statements.
RESULTS OF OPERATIONS
For the first quarter of 2017, the Company
recorded net income of $630,000, or $0.08 per share, compared to a net loss of $1,179,000, or $0.15 per share, for the first quarter
of 2016. Revenues were
$12,208,000 for the first quarter of 2017 compared to $9,575,000 for
the same period in the prior year.
Revenues from land sales at AMREP Southwest
were $2,720,000 for the first quarter of 2017 compared to $110,000 for the same period of 2016. For the first quarters of 2017
and 2016, the Company’s land sales in New Mexico were as follows:
|
|
Ended July 31, 2016
|
|
|
Ended July 31, 2015
|
|
|
|
Acres
Sold
|
|
|
Revenues
(in 000s)
|
|
|
Revenues
Per Acre
(in 000s)
|
|
|
Acres
Sold
|
|
|
Revenues
(in 000s)
|
|
|
Revenues
Per Acre
(in 000s)
|
|
Three months:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Developed
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Residential
|
|
|
9.8
|
|
|
|
2,628
|
|
|
$
|
268
|
|
|
|
0.1
|
|
|
$
|
35
|
|
|
$
|
350
|
|
Commercial
|
|
|
-
|
|
|
|
-
|
|
|
|
-
|
|
|
|
-
|
|
|
|
-
|
|
|
|
-
|
|
Total Developed
|
|
|
9.8
|
|
|
|
2,628
|
|
|
|
268
|
|
|
|
0.1
|
|
|
|
35
|
|
|
|
350
|
|
Undeveloped
|
|
|
4.3
|
|
|
|
92
|
|
|
|
21
|
|
|
|
10.1
|
|
|
|
75
|
|
|
|
7
|
|
Total
|
|
|
14.1
|
|
|
$
|
2,720
|
|
|
$
|
193
|
|
|
|
10.2
|
|
|
$
|
110
|
|
|
$
|
11
|
|
The average gross profit percentage on land
sales was 5% for the first quarter of 2017 compared to 68% for the same period of 2016. The reduced profit percentage was attributable
to the mix of lots sold, with 2017 sales being primarily developed lots with lower profit margins compared to 2016 where sales
were primarily higher margin undeveloped lots. As a result of many factors, including the nature and timing of specific transactions
and the type and location of land being sold, revenues, average selling prices and related average gross profits from land sales
can vary significantly from period to period and prior results are not necessarily a good indication of what may occur in future
periods.
Revenues from the Company’s Fulfillment
Services operations decreased from $9,181,000 for the first quarter of 2016 to $7,828,000 for the same period in 2017. The lower
revenues were attributable to reduced business volumes from existing customers, certain price concessions on renewed contracts
and lost business. Magazine publishers are the principal customers of the Company’s Fulfillment Services operations, and
these customers have continued to be negatively impacted by increased competition from new media sources, alternative technologies
for the distribution, storage and consumption of media content, weakness in advertising revenues and increases in paper costs,
printing costs and postal rates. The result has been reduced subscription sales, which has caused publishers to close some magazine
titles, change subscription fulfillment providers and seek more favorable terms from Palm Coast and its competitors when contracts
are up for bid or renewal. One customer of the Fulfillment Services business whose revenues were 10.5% of the total Company revenues
for the first quarter of 2017 has given notice that a significant portion of its business will be transferred to another provider
during 2017. Operating expenses for Fulfillment Services decreased from $8,780,000 for the first quarter of 2016 to $6,673,000
for the same period in 2017, primarily attributable to lower payroll and benefits, as well as lower supplies expense, resulting
from reduced business volumes.
Other revenues increased from $284,000 for
the first three months of 2016 to $1,660,000 for the same period of 2017. The increase in other revenues was primarily due to the
sale of a retail commercial property by AMREP Southwest, which resulted in a pre-tax gain of $1,496,000. Other operating expenses
increased from $347,000 for the first quarter of 2016 to $370,000 for the same period of 2017, primarily due to increased professional
and consulting costs at AMREP Southwest.
General and administrative expenses of Fulfillment
Services operations decreased from $865,000 for the first quarter of 2016 to $353,000 for the same period of 2017, primarily due
to reduced amortization of intangible assets, which were determined to be impaired at April 30, 2016 and their carrying value was
written down at April 30, 2016, significantly reducing the amortization of these assets from 2016 to 2017. Real estate operations
and corporate general and administrative expenses decreased from $1,019,000 in the first quarter of 2016 to $1,002,000 for the
same period in 2017.
Interest expense was $224,000 for the first
quarter of 2017 compared to $379,000 for the same period of 2016, due to a lower average principal loan balance at AMREP Southwest.
Capitalized interest for the first quarter of 2017 was $18,000 compared to none for the same period of the prior year.
The Company’s effective tax rate was
34.9% for the first quarter of 2017 compared to 38.1% for the same period of 2016. The difference between the statutory tax rate
and the effective rate of the tax provision in 2017 and the tax benefit in 2016 was primarily due to state income taxes. The total
tax effect of gross unrecognized tax benefits in the accompanying financial statements at both July 31, 2016 and April 30, 2016
was $58,000, which, if recognized, would have an impact on the effective tax rate. The Company believes it is reasonably possible
that the liability for unrecognized tax benefits will not change in the next twelve months.
LIQUIDITY AND CAPITAL RESOURCES
The Company’s primary sources of funding
for working capital requirements are cash flow from operations and existing cash balances. The Company’s liquidity is affected
by many factors, including some that are based on normal operations and some that are related to the industries in which the Company
operates and the economy generally. Except as described below, there have been no material changes to the Company’s liquidity
and capital resources as reflected in the Liquidity and Capital Resources section of Management’s Discussion and Analysis
of Financial Condition and Results of Operations in the 2016 Form 10-K.
Operating Activities
Receivables, net increased from $7,271,000
at April 30, 2016 to $7,404,000 at July 31, 2016 primarily due to the timing of accounts receivable collections and offset by lower
business volumes at Palm Coast. Accounts payable and accrued expenses decreased from $8,453,000 at April 30, 2016 to $7,613,000
at July 31, 2016, primarily due to lower business volumes and the timing of payments to vendors.
Real estate inventory decreased from $61,663,000
at April 30, 2016 to $59,715,000 at July 31, 2016, primarily due to real estate land sales at AMREP Southwest. Investment assets
decreased from $10,326,000 at April 30, 2016 to $9,716,000 at July 31, 2016, primarily due to the sale of a commercial retail property
by AMREP Southwest. Property, plant and equipment decreased from $11,997,000 at April 30, 2016 to $11,677,000 at July 31, 2016,
primarily due to normal depreciation of fixed assets.
Investing Activities
Capital expenditures totaled $39,000 for the
first three months of 2017 and $82,000 for the same period of 2016, all for the Fulfillment Services business.
Financing Activities
AMREP Southwest has a loan from a company owned
by Nicholas G. Karabots, a significant shareholder of the Company and in which another director of the Company has a 20% participation.
The loan had an outstanding principal amount of $6,483,000 at July 31, 2016, is scheduled to mature on December 1, 2017, bears
interest payable monthly at 8.5% per annum, and is secured by a mortgage on all real property of AMREP Southwest in Rio Rancho
and by a pledge of the stock of its subsidiary, Outer Rim Investments, Inc. The total book value of the real property collateralizing
the loan was approximately $57,413,000 as of July 31, 2016. The loan may be prepaid at any time without premium or penalty except if the prepayment is in connection with the disposition of AMREP Southwest or substantially all of its assets. No payments of principal are required
until maturity, except that the following amounts are required to be applied to the payment of the loan: (a) 25% of the net cash
proceeds from any sales of real property by AMREP Southwest and (b) 25% of any royalty payments received by AMREP Southwest under
the oil and gas lease described in Note 8 in the notes to the consolidated financial statements included in this report on Form
10-Q. At July 31, 2016, AMREP Southwest was in compliance with the covenants of the loan.
A subsidiary of AMREP Southwest had a loan
agreement with U.S. Bank National Association for the construction of a 2,200 square foot, single tenant retail building in Rio
Rancho, New Mexico. The loan was scheduled to mature on October 31, 2016, bore interest payable monthly on the outstanding principal
amount at 0.5% plus the prime rate, was secured by a mortgage on the real property of approximately one acre where construction
of the building had occurred, contained customary events of default, representations, warranties and covenants for a loan of this
nature and was guaranteed by AMREP Southwest. As of April 30, 2016, the outstanding principal balance of the loan was $555,000.
In the first quarter of 2017, this property was sold and the outstanding loan balance was satisfied with proceeds from the sale.
Statement of Forward-Looking Information
The Private Securities Litigation Reform Act
of 1995 (the “Act”) provides a safe harbor for forward-looking statements made by or on behalf of the Company. The
Company and its representatives may from time to time make written or oral statements that are “forward-looking”, including
statements contained in this report and other filings with the Securities and Exchange Commission, reports to the Company’s
shareholders and news releases. All statements that express expectations, estimates, forecasts or projections are forward-looking
statements within the meaning of the Act. In addition, other written or oral statements, which constitute forward-looking statements,
may be made by or on behalf of the Company. Words such as “expects”, “anticipates”, “intends”,
“plans”, “believes”, “seeks”, “estimates”, “projects”, “forecasts”,
“may”, “should”, variations of such words and similar expressions are intended to identify such forward-looking
statements. These statements are not guarantees of future performance and involve certain risks, uncertainties and contingencies
that are difficult to predict. All forward-looking statements speak only as of the date of this report or, in the case of any document
incorporated by reference, the date of that document. All subsequent written and oral forward-looking statements attributable to
the Company or any person acting on behalf of the Company are qualified by the cautionary statements in this section. Many of the
factors that will determine the Company’s future results are beyond the ability of management to control or predict. Therefore,
actual outcomes and results may differ materially from what is expressed or forecasted in or suggested by such forward-looking
statements.
The forward-looking statements contained in
this report include, but are not limited to, the expected loss of any material customer contract and the material adverse effect
of any such loss, the effect of recent accounting pronouncements on the Company, the timing of recognizing unrecognized compensation
expense related to shares of common stock issued under the Equity Plan, the liability for unrecognized tax benefits not changing
in the next twelve months and the future business conditions that may be experienced by the Company. The Company undertakes no
obligation to update or publicly release any revisions to any forward-looking statement to reflect events, circumstances or changes
in expectations after the date of such forward-looking statement, or to make any other forward-looking statements, whether as a
result of new information, future events or otherwise.