Lexington Realty Trust (“Lexington”) (NYSE:LXP), a real estate
investment trust (REIT) focused on single-tenant real estate
investments, announced the following update on its fourth quarter
2016 transaction activity.
Highlights
- Acquired two industrial properties for an aggregate cost of
$97.5 million and completed 389,000 square feet of the Lake
Jackson, TX build-to-suit project for an estimated cost of $78.5
million.
- Disposed of nine office properties for $87.1 million.
- Invested $25.4 million in on-going build-to-suit projects and
committed to acquire two industrial properties in 2017 for an
aggregate cost of $71.7 million.
- Issued approximately 1.0 million common shares at an average
gross price of $10.75 per share under its At-The-Market (“ATM”)
offering program.
- Retired $14.0 million of secured debt.
- Completed 0.7 million square feet of new leases and lease
extensions with overall portfolio 96.0% leased at quarter end.
Transaction Activity
ACQUISITIONS AND COMPLETED BUILD-TO-SUIT
TRANSACTIONS |
Primary Tenant (Guarantor) |
|
Location |
|
Sq. Ft. |
|
Property Type |
|
Initial Basis ($000) |
|
Estimated Annual GAAP Rent ($000) |
|
Initial Annualized Cash Rent
($000) |
|
Estimated GAAP Yield |
|
Initial Cash Yield |
|
Approximate
Lease Term (Yrs) |
Aryzta, LLC (Aryzta
AG) |
|
Romeoville, IL |
|
188,000 |
|
|
Industrial |
|
$ |
52,700 |
|
|
$ |
3,544 |
|
|
$ |
3,301 |
|
|
6.7 |
% |
|
6.3 |
% |
|
15 |
Amazon.com.dedc, LLC
(Amazon.com Inc.) |
|
Edwardsville, IL |
|
770,000 |
|
|
Industrial |
|
44,800 |
|
|
2,682 |
|
|
2,501 |
|
|
6.0 |
% |
|
5.6 |
% |
|
10 |
The Dow Chemical
Company(1) |
|
Lake
Jackson, TX |
|
389,000 |
|
|
Office |
|
78,484 |
|
|
8,673 |
|
|
7,108 |
|
|
9.5 |
% |
|
7.7 |
% |
|
20 |
|
|
|
|
1,347,000 |
|
|
|
|
$ |
175,984 |
|
|
$ |
14,899 |
|
|
$ |
12,910 |
|
|
7.8 |
% |
|
6.7 |
% |
|
|
|
1. Three
of four buildings completed in Q4 2016. Estimated GAAP and cash
yields reflect estimated costs of completion of final building and
developer partner payout of all four buildings, as set forth in the
table immediately below. |
ON-GOING BUILD-TO-SUIT PROJECTS |
|
|
Location |
|
Sq. Ft. |
|
Property Type |
|
Maximum Commitment/Estimated Completion Cost
($000) |
|
GAAP Investment Balance as
of 12/31/2016 ($000)(1) |
|
Estimated Completion Date |
|
Approximate Lease Term (Yrs) |
Lake Jackson,
TX(2) |
|
275,000 |
|
|
Office |
|
$ |
78,447 |
|
|
$ |
55,960 |
|
|
1Q
17 |
|
20 |
Charlotte, NC |
|
201,000 |
|
|
Office |
|
62,445 |
|
|
40,443 |
|
|
2Q
17 |
|
15 |
Opelika, AL |
|
165,000 |
|
|
Industrial |
|
37,000 |
|
|
10,249 |
|
|
2Q
17 |
|
25 |
|
|
641,000 |
|
|
|
|
$ |
177,892 |
|
|
$ |
106,652 |
|
|
|
|
|
|
1. During
the quarter, Lexington funded $25.4 million of the projected costs
of the above projects, including the completed Lake Jackson
buildings. |
2. Total
project is 664,000 square feet. 389,000 square feet completed in Q4
2016 as set forth in the table above. |
FORWARD PURCHASE COMMITMENTS |
Location |
|
Sq. Ft. |
|
Property Type |
|
Maximum Acquisition
Cost ($000) |
|
Estimated Completion Date |
|
Estimated
GAAP Yield |
|
Estimated Initial Cash Yield |
|
Approximate Lease Term (Yrs) |
Grand Prairie, TX |
|
215,000 |
|
|
Industrial |
|
$ |
24,725 |
|
|
2Q
17 |
|
7.6 |
% |
|
6.2 |
% |
|
20 |
Warren, MI(1) |
|
260,000 |
|
|
Industrial |
|
47,000 |
|
|
3Q
17 |
|
8.3 |
% |
|
7.3 |
% |
|
15 |
|
|
475,000 |
|
|
|
|
$ |
71,725 |
|
|
|
|
8.0 |
% |
|
6.9 |
% |
|
|
|
1.
Lexington issued a $4.6 million letter of credit. |
PROPERTY DISPOSITIONS |
Primary Tenant |
|
Location |
|
Property Type |
|
Gross Disposition Price ($000) |
|
Annualized Net Income(1)(2)
($000) |
|
Annualized NOI(1) ($000) |
|
Month of Disposition |
Vacant |
|
Canonsburg, PA |
|
Office |
|
$ |
8,250 |
|
|
$ |
(330 |
) |
|
$ |
(330 |
) |
|
October |
Avnet, Inc. |
|
Phoenix, AZ |
|
Office |
|
32,000 |
|
|
1,276 |
|
|
1,949 |
|
|
October |
Bank of America,
National Association |
|
Los
Angeles, CA |
|
Office |
|
19,200 |
|
|
1,014 |
|
|
1,107 |
|
|
November |
BluePearl Holdings,
LLC(3) |
|
Tampa,
FL/Houston, TX |
|
Office |
|
15,177 |
|
|
566 |
|
|
946 |
|
|
November |
Nextel of Texas,
Inc.(4) |
|
Temple, TX |
|
Office |
|
7,463 |
|
|
(366 |
) |
|
800 |
|
|
December |
Vacant |
|
Westmont, IL |
|
Office |
|
5,000 |
|
|
(682 |
) |
|
(635 |
) |
|
December |
|
|
|
|
|
|
$ |
87,090 |
|
|
$ |
1,478 |
|
|
$ |
3,837 |
|
|
|
|
1.
Quarterly period prior to sale annualized. |
2.
Excludes impairment charges recognized. |
3. Four
properties. |
4.
Conveyed to lender in a foreclosure sale. |
Including fourth quarter 2016 disposition
activity, consolidated 2016 disposition volume totaled $663.0
million at average GAAP and cash capitalization rates of 10.2% and
5.1%, respectively.
Lexington collected an aggregate $1.6 million in
full satisfaction of three loan investments secured by portfolios
of single-tenant retail properties.
Leasing Activity
During the fourth quarter of 2016, Lexington
executed the following new and extended leases:
|
|
LEASE EXTENSIONS |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Location |
|
Primary Tenant(1) |
Prior Term |
|
Lease Expiration Date |
|
Sq. Ft. |
|
|
Office/Multi-Tenant |
|
|
|
|
|
|
|
|
1 |
|
San Antonio |
TX |
|
United Healthcare
Services, Inc. |
|
11/2017 |
|
11/2024 |
|
142,500 |
|
2-3 |
|
Various |
HI/PA |
|
N/A |
|
2016-2017 |
|
2019-2020 |
|
1,521 |
|
3 |
|
Total office lease extensions |
|
|
|
|
|
|
144,021 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Industrial/Multi-Tenant |
|
|
|
|
|
|
|
|
1 |
|
Plymouth |
IN |
|
Bay Valley Foods,
LLC |
|
12/2016 |
|
12/2018 |
|
300,500 |
|
2 |
|
Antioch |
TN |
|
Wirtgen America,
Inc. |
|
12/2016 |
|
12/2019 |
|
73,500 |
|
2 |
|
Total industrial/multi-tenant lease
extensions |
|
|
|
|
|
|
|
374,000 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Other |
|
|
|
|
|
|
|
|
1 |
|
Chattanooga |
TN |
|
BI-LO LLC/K-VA-T Food
Stores, Inc. |
|
06/2017 |
|
06/2019 |
|
42,130 |
|
1 |
|
Total other lease extensions |
|
|
|
|
|
|
|
42,130 |
|
|
|
|
|
|
|
|
|
|
|
|
|
6 |
|
Total lease extensions |
|
|
|
|
|
|
|
560,151 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
NEW
LEASES |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Location |
|
|
|
|
|
Lease Expiration Date |
|
Sq. Ft. |
|
|
Office/Multi-Tenant |
|
|
|
|
|
|
|
|
1 |
|
Farmers Branch |
TX |
|
Brain Synergy
Institute, LLC |
|
|
|
09/2024 |
|
12,707 |
|
2 |
|
Richmond |
VA |
|
N/A |
|
|
|
02/2027 |
|
8,503 |
|
3 |
|
Hampton |
VA |
|
Wisconsin Physicians
Service Insurance Corporation(2) |
|
|
|
08/2023 |
|
71,073 |
|
4-9 |
|
Honolulu/Farmers Branch |
HI/TX |
|
N/A |
|
|
|
2017-2022 |
|
5,436 |
|
9 |
|
Total new office leases |
|
|
|
|
|
|
|
97,719 |
|
|
|
|
|
|
|
|
|
|
|
|
|
9 |
|
Total new leases |
|
|
|
|
|
|
|
97,719 |
|
|
|
|
|
|
|
|
|
|
|
|
|
15 |
|
TOTAL NEW AND EXTENDED LEASES |
|
|
|
|
|
|
|
657,870 |
|
|
1. Leases greater than 10,000 square feet. |
2. Lease commences January 1, 2020 following expiration of
existing tenant's lease. |
As of December 31, 2016, Lexington's portfolio
was 96.0% leased, excluding any property subject to a mortgage in
default.
Dividends/Distributions
As previously announced, during the fourth
quarter of 2016, Lexington declared a regular quarterly common
share dividend/distribution for the quarter ended December 31, 2016
of $0.175 per common share/unit, which is payable on January 17,
2017 to common shareholders/unitholders of record as of December
30, 2016. Lexington previously announced and declared a dividend of
$0.8125 per share on its Series C Cumulative Convertible Preferred
Stock (“Series C Preferred Shares”), which is payable on February
15, 2017 to Series C Preferred Shareholders of record as of January
31, 2017.
Balance Sheet/Capital
Markets
In the fourth quarter of 2016, Lexington issued
976,109 common shares at an average gross price of $10.75 per share
under its ATM offering program.
During the fourth quarter of 2016, Lexington
satisfied $14.0 million of secured debt with a weighted-average
interest rate of 5.2%.
ABOUT LEXINGTON REALTY TRUST
Lexington Realty Trust (NYSE:LXP) is a publicly
traded real estate investment trust (REIT) that owns a diversified
portfolio of real estate assets consisting primarily of equity and
debt investments in single-tenant net-leased commercial properties
across the United States. Lexington seeks to expand its portfolio
through build-to-suit transactions, sale-leaseback transactions and
other transactions, including acquisitions. For more information or
to follow Lexington on social media, visit www.lxp.com.
This release contains certain forward-looking
statements which involve known and unknown risks, uncertainties or
other factors not under Lexington's control which may cause actual
results, performance or achievements of Lexington to be materially
different from the results, performance, or other expectations
implied by these forward-looking statements. Factors that could
cause or contribute to such differences include, but are not
limited to, those discussed under the headings “Management's
Discussion and Analysis of Financial Condition and Results of
Operations” and “Risk Factors” in Lexington's periodic reports
filed with the Securities and Exchange Commission, including risks
related to: (1) the successful consummation of any lease,
acquisition, build-to-suit, financing or other transaction, (2) the
failure to continue to qualify as a real estate investment trust,
(3) changes in general business and economic conditions, including
the impact of any legislation, (4) competition, (5) increases in
real estate construction costs, (6) changes in interest rates, (7)
changes in accessibility of debt and equity capital markets, and
(8) future impairment charges. Copies of the periodic reports
Lexington files with the Securities and Exchange Commission are
available on Lexington's web site at www.lxp.com. Forward-looking
statements, which are based on certain assumptions and describe
Lexington's future plans, strategies and expectations, are
generally identifiable by use of the words “believes,” “expects,”
“intends,” “anticipates,” “estimates,” “projects”, “may,” “plans,”
“predicts,” “will,” “will likely result,” “is optimistic,” “goal,”
“objective” or similar expressions and include initial projected
leveraged returns. Except as required by law, Lexington undertakes
no obligation to publicly release the results of any revisions to
those forward-looking statements which may be made to reflect
events or circumstances after the occurrence of unanticipated
events. Accordingly, there is no assurance that Lexington's
expectations will be realized.
References to Lexington refer to Lexington
Realty Trust and its consolidated subsidiaries. All interests in
properties and loans are held through special purpose entities,
which are separate and distinct legal entities, some of which are
consolidated for financial statement purposes and/or disregarded
for income tax purposes. The assets and credit of each special
purpose entity with a property subject to a mortgage loan (a
“property owner subsidiary”) are not available to creditors to
satisfy the debt and other obligations of any other person,
including any other special purpose entity or affiliate.
Consolidated entities that are not property owner subsidiaries do
not directly own any of the assets of a property owner subsidiary
(or the general partner, member of managing member of such property
owner subsidiary, but merely hold partnership, membership or
beneficial interests therein which interests are subordinate to the
claims of the property owner subsidiary's general partner's,
member's or managing member's creditors).
Non-GAAP Financial Measures -
Definitions
Lexington has used non-GAAP financial measures
as defined by the Securities and Exchange Commission Regulation G
in this release and in other public disclosures.
Lexington believes that the measures defined
below are helpful to investors in measuring our performance or that
of an individual investment. Since these measures exclude certain
items which are included in their respective most comparable
measures under generally accepted accounting principles (“GAAP”),
reliance on the measures has limitations; management compensates
for these limitations by using the measures simply as supplemental
measures that are weighed in balance with other GAAP measures.
These measures are not necessarily indications of our cash flow
available to fund cash needs. Additionally, they should not be used
as an alternative to the respective most comparable GAAP measures
when evaluating Lexington's financial performance or cash flow from
operating, investing or financing activities or liquidity.
Cash Rent: Cash Rent is calculated by making
adjustments to GAAP rent to remove the impact of GAAP required
adjustments to rental income such as adjustments for straight-line
rents relating to free rent periods and contractual rent increases.
Cash Rent excludes lease termination income. Lexington believes
Cash Rent provides a meaningful indication of an investment's
ability to fund cash needs.
GAAP and Cash Yield or Capitalization Rate: GAAP
and cash yields or capitalization rates are measures of operating
performance used to evaluate the individual performance of an
investment. These measures are not presented or intended to be
viewed as a liquidity or performance measure that present a
numerical measure of Lexington's historical or future financial
performance, financial position or cash flows. The yield or
capitalization rate is calculated by dividing the annualized NOI
(as defined below, except GAAP rent adjustments are added back to
rental income to calculate GAAP yield or capitalization rate) the
investment is expected to generate (or has generated) divided by
the acquisition/completion cost (or sale) price.
Net Operating Income (“NOI”): NOI is a measure
of operating performance used to evaluate the individual
performance of an investment. This measure is not presented or
intended to be viewed as a liquidity or performance measure that
presents a numerical measure of Lexington's historical or future
financial performance, financial position or cash flows. Lexington
defines NOI as operating revenues (rental income (less GAAP rent
adjustments and lease termination income), tenant reimbursements
and other property income) less property operating expenses. Other
REITs may use different methodologies for calculating NOI, and
accordingly, Lexington's NOI may not be comparable to other
companies. Because NOI excludes general and administrative
expenses, interest expense, depreciation and amortization,
acquisition-related expenses, other nonproperty income and losses,
and gains and losses from property dispositions, it provides a
performance measure that, when compared year over year, reflects
the revenues and expenses directly associated with owning and
operating commercial real estate and the impact to operations from
trends in occupancy rates, rental rates, and operating costs,
providing a perspective on operations not immediately apparent from
net income. Lexington believes that net income is the most directly
comparable GAAP measure to NOI.
Investor or Media Inquiries, Heather Gentry
Lexington Realty Trust
Phone: (212) 692-7200 E-mail: HGentry@lxp.com
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