NexPoint Residential Trust, Inc. Reports Second Quarter Results

DALLAS, Aug. 1, 2017 /PRNewswire/ -- NexPoint Residential Trust, Inc. (NYSE:NXRT) reported financial results for the second quarter and six months ended June 30, 2017.

Highlights

• NXRT reported Net Income, FFO¹, Core FFO¹, and AFFO¹ of $3.8M, $9.7M, $14.2M, and $16.5M, respectively, attributable to common shareholders for the six months ended June 30, 2017.
• For the first six months of 2017, Same Store average effective rent, total revenue and NOI¹ increased 5.2%, 7.0% and 7.2%, respectively over the prior year period.
• The weighted average effective monthly rent per unit, across all 37 properties held as of June 30, 2017, improved to $922, while we closed the quarter with physical occupancy of 92.8%.
• NXRT paid a second quarter dividend of $0.220 per share of NXRT common stock on June 30, 2017.
• During the second quarter, NXRT entered into two interest rate swap transactions with a notional amount of $150 million. The Company has now hedged $650 million, or 98.5% of its long-term floating rate mortgage debt outstanding as of June 30, 2017 (excludes mortgage debt held for sale), effectively fixing 30-day LIBOR at a weighted averaged fixed rate of 1.3388% through April 2021.
• On June 30, 2017, NXRT completed a refinancing of a 22-property portfolio (the "Freddie Refinance"), which reduces the average spread and interest rate on the new debt by 57 basis points, while also reducing estimated interest expense on a go-forward basis by approximately $1.7 million, or 10.5% per annum.
• On June 30, 2017, NXRT completed a buyout of BH Equities' 8.4% noncontrolling interest in 33 properties for $51.7M, consisting of $49.7 million in cash and a $2 million commitment to issue the Company's operating partnership units, which will be redeemable into cash or the Company's common stock, at the Company's election, after one year.
• As previously announced, NXRT acquired Rockledge, a 708-unit apartment community in Marietta, Georgia for approximately $113.5 million on June 30, 2017.
• During the second quarter, NXRT sold four properties: The Miramar Apartments, Toscana, The Grove at Alban, and Twelve 6 Ten at the Park for cumulative gross sales proceeds of $83.9M.

"During the second quarter, we took several significant steps to improve NXRT's portfolio composition and long-term earnings profile. Management took advantage of tighter lending spreads to optimize its longer-term debt, reducing interest expense on refinanced debt by approximately $1.7 million annually. We also acquired our partner BH Equities' 8.4% noncontrolling interest, which will simplify our financials and allow the Company to capture the full earnings potential of our portfolio.  As previously reported, we also continued our capital recycling efforts by acquiring Rockledge through a reverse 1031 exchange which we expect to close out in the fourth quarter of this year," said NXRT Chairman and President, Jim Dondero. "Finally, we want to thank BH for their great partnership and continued significant contribution to the Company's success, as we warmly welcome them into our shareholder base."

Second Quarter Financial Results

• Total revenues were $35.2 million for the period, compared to $33.7 million for the prior year period.
• Net income was $9.9 million for the period, compared to $16.6 million for the prior year period. The change in our net income between the periods primarily relates to increases in depreciation and amortization expense, interest expense and loss on extinguishment of debt and modification costs, and was partially offset by increases in gain on sales of real estate and same store operating results. The change in our net income between the periods was also due to our acquisition and disposition activity in 2016 and 2017 and the timing of the transactions (see above).
• For the three months ended June 30, 2017, the Company reported earnings of $0.34 per diluted share.
• NOI¹ increased to $18.1 million for the period, compared to $17.4 million for prior year period.
• Same store NOI¹ increased 6.2% to $15.3 million, over the prior year period. 
• FFO¹ totaled $1.7 million, or $0.08 per diluted share, compared to $7.2 million, or $0.34 per diluted share, for the prior year period.
• Core FFO¹ totaled $6.0 million, or $0.28 per diluted share, compared to $7.9 million, or $0.37 per diluted share, for the prior year period.
• AFFO¹ totaled $7.4 million, or $0.34 per diluted share, compared to $8.3 million, or $0.39 per diluted share for the prior year period.
• NXRT completed upgrades on 401 units and leased 259 upgraded units during the second quarter of 2017, achieving an average monthly rental increase of $95 per unit and a 21.1% ROI on those units. Since inception, NXRT has completed 4,524 upgrades and achieved an $96 average monthly rental increase per unit, equating to a 21.8% ROI on all units leased through June 30, 2017.

Financial Results for the Six Months Ended June 30, 2017

• Total revenues were $72.2 million for the period, compared to $67.2 million for the prior year period.
• Net income was $6.6 million for the period, compared to $16.9 million for the prior year period. The change in our net income between the periods primarily relates to increases in depreciation and amortization expense, interest expense and loss on extinguishment of debt and modification costs, and was partially offset by increases in gain on sales of real estate and same store operating results. The change in our net income between the periods was also due to our acquisition and disposition activity in 2016 and 2017 and the timing of the transactions (we acquired four properties in the second half of 2016, one property in the first quarter of 2017 and one property in the second quarter of 2017; we sold three properties in the second quarter of 2016, four properties in the third quarter of 2016 and four properties in the second quarter of 2017).
• For the six months ended June 30, 2017, the Company reported earnings of $0.18 per diluted share.
• NOI¹ increased to $37.8 million for the period, compared to $35.1 million for prior year period.
• Same store NOI¹ increased 7.2% to $30.7 million, over the prior year period. 
• FFO¹ totaled $9.7 million, or $0.46 per diluted share, compared to $15.8 million, or $0.74 per diluted share, for the prior year period.
• Core FFO¹ totaled $14.2 million, or $0.66 per diluted share, compared to $16.6 million, or $0.78 per diluted share, for the prior year period.
• AFFO¹ totaled $16.5 million, or $0.77 per diluted share, compared to $17.2 million, or $0.81 per diluted share for the prior year period.

¹ FFO, Core FFO, AFFO and NOI are non-GAAP measures. For reconciliations of FFO, Core FFO, AFFO and NOI to net income, and a discussion of why we consider these non-GAAP measures useful, see the "Definitions and Reconciliations" section of this release.

Same Store Properties Operating Results

There are 31 properties encompassing 10,211 units of apartment space in our same store pool for the second quarter of 2017 (our "Same Store" properties). The Same Store portfolio finished the second quarter 2017 with physical occupancy of 93.3% and a weighted average effective rent of $884 per occupied unit. Quarter-ending occupancy was 40 bps lower than the year prior, while effective rent per occupied unit rose by $44, or 5.2%, over June 30, 2016. 

The following table reflects the revenues, property operating expenses and NOI for the three months ended June 30, 2017 and 2016 for our Same Store and Non-Same Store properties (dollars in thousands):

The following table reflects the revenues, property operating expenses and NOI for the six months ended June 30, 2017 and 2016 for our Same Store and Non-Same Store properties (dollars in thousands):

Acquisition of Property

On June 30, 2017, NexPoint through its operating partnership (the "OP"), acquired Rockledge from an unaffiliated third-party for approximately $113.5 million. Rockledge consists of 708 units situated on 78.1 acres of contiguous land within Atlanta's second largest Class A Office submarket (Cumberland/Galleria), approximately one mile from the new Atlanta Braves stadium (Sun Trust Park), with direct access to the Chattahoochee River National Recreation Area. Originally developed in three phases by Post Properties, Rockledge had average monthly rents of $1,148 and 93.9% physical occupancy at acquisition.

The acquisition was structured as a reverse 1031 exchange to facilitate the Company's continued plan to recycle capital in a tax efficient manner from dispositions of its rehabbed assets into well-located, "covered-land" assets with value-add potential in the Company's core target markets. The Company funded the purchase price with cash on hand, and borrowings of approximately $113.5 million under a bridge facility with KeyBank National Association and a new first mortgage with the Federal Home Loan Mortgage Corporation, which the Company entered into on June 30, 2017. Following the completion of the reverse 1031 exchange, management expects the Rockledge loan-to-value ratio to stabilize at approximately 55%.

Disposition of Property

As mentioned above, the Company sold four properties in April for cumulative gross sale proceeds of $83.9 million, while the combined returns totaled an IRR of approximately 40.7% and a 2.41x multiple on invested capital.

Interest Rate Swap Agreements

In order to fix a portion of, and mitigate the risk associated with, our floating rate indebtedness (without incurring substantial prepayment penalties or defeasance costs typically associated with fixed rate indebtedness when repaid early or refinanced), we, through our OP, have entered into seven interest rate swap transactions with KeyBank with a combined notional amount of $650.0 million, $550.0 million of which was effective as of June 30, 2017.  

The following table contains summary information regarding the interest rate swap transactions (dollars in thousands):

Value-Add Programs

For the three months ended June 30, 2017, we completed full and partial renovations on 401 units at an average cost of $5,459 per renovated unit. Since inception, for the properties in our portfolio as of June 30, 2017, we have completed full and partial renovations on 4,524 units at an average cost of $5,116 per renovated unit that has been leased as of June 30, 2017. We have achieved average rent growth of 11.7%, or a $96 average monthly rental increase per unit, on all units renovated and leased from inception through June 30, 2017, resulting in a return on investment on capital expended for interior renovations of 21.8%.

The following table sets forth a summary of our capital expenditures related to our value-add program for the three and six months ended June 30, 2017 and 2016 (in thousands):

Third Quarter 2017 Dividend

On July 31, 2017, NXRT's board of directors declared a quarterly dividend of $0.220 per share of NXRT common stock. The dividend will be paid on September 29, 2017 to stockholders of record on September 15, 2017. 

Subsequent Events

Sale of Multifamily Property

The Company sold the following property subsequent to June 30, 2017 (thousands) (unaudited):

Revised 2017 Full Year Guidance

The Company has revised full year 2017 guidance range for Revenue, Net Income, NOI¹, FFO¹, Core FFO¹ and AFFO¹ as follows due to the impact of various transformative acts the Company undertook during the second quarter (amounts in $ thousands, except per share data): 

See the "Definitions and Reconciliations" section of this press release for a reconciliation of 2017 Full Year Non-GAAP Guidance to 2017 Full Year net income guidance. For further information regarding the transformative actions undertaken by the Company during the second quarter 2017, the expected results of the actions and resulting impact to Full Year 2017 earnings, please see the Company's "Supplemental Information: Second Quarter 2017."

Additional information on second quarter results and 2017 financial and earnings guidance is included in supplemental data that can be found in the Investor Relations section of the Company's website at www.nexpointliving.com.

Supplemental Information

"Supplemental Information: Second Quarter 2017" can be found in the Financial Materials section under Investor Relations on the Company's website at www.nexpointliving.com. 

Second Quarter Earnings Conference Call

NXRT will host a call to discuss its second quarter results on Tuesday, August 1, 2017 at 11:00 a.m. ET. The number to call for this interactive teleconference is (888) 855-5838, or for international callers, (719) 325-2351 in each case using passcode 8781957. A live audio webcast of the call will be available online at the Company's website, http://www.nexpointliving.com (under "Investor Relations"). 

A replay of the call will be available approximately two hours after the call through Tuesday, August 8, 2017, by dialing (888) 203-1112, or for international callers, (719) 457-0820 and entering the confirmation number, 8781957.

About NXRT 

NexPoint Residential Trust is a publicly traded REIT, with its shares listed on the New York Stock Exchange under the symbol "NXRT," primarily focused on acquiring, owning and operating well located middle-income multifamily properties with "value-add" potential in large cities and suburban submarkets of large cities, primarily in the Southeastern and Southwestern United States. NXRT is externally advised by NexPoint Real Estate Advisors, L.P., an affiliate of Highland Capital Management, L.P., a leading global alternative asset manager and an SEC-registered investment adviser. More information about NXRT is available at http://www.nexpointliving.com. 

Cautionary Notice Regarding Forward-Looking Statements

This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 that are based on management's current expectations, assumptions and beliefs. Forward-looking statements can often be identified by words such as "expect," "anticipate," "intend" and similar expressions, and variations or negatives of these words. These forward-looking statements include, but are not limited to, statements regarding expected property acquisitions and dispositions and the use of proceeds therefrom, expected results from the buyout of BH Equities' minority interest, and NXRT's strategy and guidance for financial results for the full year 2017. They are not guarantees of future results and are subject to risks, uncertainties, assumptions and anticipated sales of properties that could cause actual results to differ materially from those expressed in any forward-looking statement. Readers should not place undue reliance on any forward-looking statements and are encouraged to review the Company's most recent Annual Report on Form 10-K and other filings with the Securities and Exchange Commission (the "SEC") for a more complete discussion of the risks and other factors that could affect any forward-looking statements. Except as required by law, NXRT does not undertake any obligation to publicly update or revise any forward-looking statements.

SelectFinancial Statements for the Quarter Ended June 30, 2017

Definitions and Reconciliations

This press release includes analysis of net operating income, or NOI, funds from operations, or FFO, core funds from operations, or Core FFO, and adjusted funds from operations, or AFFO, all of which are non-GAAP financial measures of performance. These non-GAAP measures should be used as a supplement to, and not a substitute for, net income (loss) computed in accordance with GAAP. For a more complete discussion of NOI, FFO, Core FFO, and AFFO, see our most recent Annual Report on Form 10-K and our other filings with the SEC. 

This press release also includes an analysis of our Same Store properties, which are defined as those that are stabilized and comparable for both the current and the prior reporting year. Same Store analysis for the three and six months ended June 30, 2017 includes 31 properties totaling 10,211 units, or approximately 80% of the Company's 12,735 units.

Net Operating Income

NOI is a non-GAAP financial measure of performance. NOI is used by investors and our management to evaluate and compare the performance of our properties to other comparable properties, to determine trends in earnings and to compute the fair value of our properties as NOI is not affected by (1) the cost of funds, (2) acquisition costs, (3) non-operating fees to affiliates, (4) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP, (5) corporate general and administrative expenses, (6) other gains and losses that are specific to us, and (7) expenses that are not reflective of the ongoing operations of the properties or incurred on behalf of the Company at the property level for expenses such as legal, professional and franchise tax fees. 

The following table, which has not been adjusted for the effects of noncontrolling interests, reconciles our NOI and Same Store NOI for the three and six months ended June 30, 2017 and 2016 to net income, the most directly comparable GAAP financial measure (in thousands):

FFO, Core FFO and AFFO 

We believe that net income, as defined by GAAP, is the most appropriate earnings measure. We also believe that funds from operations, or FFO, as defined by the National Association of Real Estate Investment Trusts, or NAREIT, core funds from operations, or Core FFO, and adjusted funds from operations, or AFFO, are important non-GAAP supplemental measures of operating performance for a REIT.

Since the historical cost accounting convention used for real estate assets requires depreciation except on land, such accounting presentation implies that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a REIT that use historical cost accounting for depreciation could be less informative. Thus, NAREIT created FFO as a supplemental measure of operating performance for REITs that excludes historical cost depreciation and amortization, among other items, from net income, as defined by GAAP. FFO is defined by NAREIT as net income computed in accordance with GAAP, excluding gains or losses from real estate dispositions, plus real estate depreciation and amortization and impairment charges. We compute FFO attributable to common stockholders in accordance with NAREIT's definition. Our presentation differs slightly in that we begin with net income (loss) before adjusting for noncontrolling interests and show the noncontrolling interests as an adjustment to arrive at FFO attributable to common stockholders. Core FFO makes certain adjustments to FFO, which are either not likely to occur on a regular basis or are otherwise not representative of the ongoing operating performance of our portfolio. Core FFO adjusts FFO to remove items such as acquisition expenses, losses on extinguishment of debt and modification costs (includes prepayment penalties incurred and the write-off of unamortized deferred loan costs related to the early retirement of debt and costs incurred in connection with a debt modification that are expensed), the amortization of deferred financing costs incurred in connection with obtaining short-term debt financing, the ineffective portion of fair value adjustments on our interest rate derivatives designated as cash flow hedges, and the noncontrolling interests related to these items. We believe Core FFO is useful to investors as a supplemental gauge of our operating performance and is useful in comparing our operating performance with other REITs that are not as involved in the aforementioned activities. AFFO makes certain adjustments to Core FFO. There is no industry standard definition of AFFO and practice is divergent across the industry. AFFO adjusts Core FFO to remove items such as equity-based compensation expense and the amortization of deferred financing costs incurred in connection with obtaining long-term debt financing, and the noncontrolling interests related to these items. We believe AFFO is useful to investors as a supplemental gauge of our operating performance and is useful in comparing our operating performance with other REITs that are not as involved in the aforementioned activities.

We believe that the use of FFO, Core FFO and AFFO, combined with the required GAAP presentations, improves the understanding of operating results of REITs among investors and makes comparisons of operating results among such companies more meaningful.

The following table reconciles our calculations of FFO, Core FFO and AFFO to net income, the most directly comparable GAAP financial measure, for the three and six months ended June 30, 2017 and 2016 (in thousands, except per share amounts):

The three months ended June 30, 2017 as compared to the three months ended June 30, 2016

FFO was $1.7 million for the three months ended June 30, 2017 compared to $7.2 million for the three months ended June 30, 2016, which was a decrease of approximately $5.5 million. The change in our FFO between periods primarily relates to increases in total property operating expenses of approximately $1.0 million, loss on extinguishment of debt and modification costs of approximately $4.0 million and corporate general and administrative expenses of approximately $1.0 million, and was partially offset by an increase in total revenues of approximately $1.6 million and adjustments for amounts attributable to noncontrolling interests. The increase in loss on extinguishment of debt and modification costs primarily relates to $2.2 million of debt modification costs incurred, which were expensed, and $1.7 million of prepayment penalties incurred in connection with the Freddie Refinance. The increase in corporate general and administrative expenses primarily relates to $1.0 million of equity-based compensation expense we recognized during the period in 2017.

Core FFO was $6.0 million for the three months ended June 30, 2017 compared to $7.9 million for the three months ended June 30, 2016, which was a decrease of approximately $1.9 million. The change in our Core FFO between periods primarily relates to a decrease in FFO, partially offset by a $4.0 million increase in loss on extinguishment of debt and modification costs.

AFFO was $7.4 million for the three months ended June 30, 2017 compared to $8.3 million for the three months ended June 30, 2016, which was a decrease of approximately $0.9 million. The change in our AFFO between periods primarily relates to a decrease in Core FFO, partially offset by a $1.0 million increase in equity-based compensation expense.

The six months ended June 30, 2017 as compared to the six months ended June 30, 2016

FFO was $9.7 million for the six months ended June 30, 2017 compared to $15.8 million for the six months ended June 30, 2016, which was a decrease of approximately $5.1 million. The change in our FFO between periods primarily relates to increases in total property operating expenses of approximately $2.5 million, loss on extinguishment of debt and modification costs of approximately $4.0 million and corporate general and administrative expenses of approximately $1.6 million, and was partially offset by an increase in total revenues of approximately $5.1 million and adjustments for amounts attributable to noncontrolling interests. The increase in loss on extinguishment of debt and modification costs primarily relates to $2.2 million of debt modification costs incurred, which were expensed, and $1.7 million of prepayment penalties incurred in connection with the Freddie Refinance. The increase in corporate general and administrative expenses primarily relates to $1.6 million of equity-based compensation expense we recognized during the period in 2017.

Core FFO was $14.2 million for the six months ended June 30, 2017 compared to $16.6 million for the six months ended June 30, 2016, which was a decrease of approximately $2.4 million. The change in our Core FFO between periods primarily relates to a decrease in FFO, partially offset by a $4.0 million increase in loss on extinguishment of debt and modification costs.

AFFO was $16.5 million for the six months ended June 30, 2017 compared to $17.2 million for the six months ended June 30, 2016, which was a decrease of approximately $0.7 million. The change in our AFFO between periods primarily relates to a decrease in Core FFO, partially offset by a $1.6 million increase in equity-based compensation expense.

Same Store Properties 

We review our stabilized multifamily communities on a comparable basis between periods. Our Same Store properties are defined as those that are stabilized and comparable for both the current period and the same period for the prior reporting year. 

There are 31 properties meeting this definition for the second quarter of 2017: Arbors on Forest Ridge, Cutter's Point, Eagle Crest, Silverbrook, Timberglen, Edgewater at Sandy Springs, Beechwood Terrace, Willow Grove, Woodbridge, Abbington Heights, Courtney Cove, The Summit at Sabal Park, Timber Creek, Belmont at Duck Creek, Radbourne Lake, The Arbors, The Knolls, The Crossings at Holcomb Bridge, The Crossings, Regatta Bay, Sabal Palm at Lake Buena Vista, Southpoint Reserve at Stoney Creek, Cornerstone, The Preserve at Terrell Mill, The Ashlar, Heatherstone, Versailles, Seasons 704, Madera Point, The Pointe at the Foothills, and Venue at 8651.

Reconciliation of Guidance for 2017 NOI, FFO, Core FFO and AFFO

The Company anticipates that net income will be in the range between $52.0 million to $57.0 million for the full year. The difference between net income and FFO is depreciation and amortization, which is anticipated to be $49.0 million to $51.0 million for the full year 2017, and gain on sales of real estate, which is anticipated to be approximately $78.0 million for the full year 2017. The difference between FFO and Core FFO is loss on extinguishment of debt and modification costs, which are anticipated to total approximately $4.8 million for the full year 2017, amortization of deferred financing costs on short term financing, to the extent excluded from FFO, which is anticipated to total approximately $0.1 million for the full year 2017. The difference between Core FFO and AFFO is amortization of deferred financing costs on long-term debt financing, to the extent excluded from FFO and Core FFO, which is anticipated to total approximately $2.3 million for the full year 2017, and equity-based compensation expenses, which is anticipated to total approximately $3.1 million for the full year 2017. The difference between net income and NOI is advisory and administrative fees, corporate general and administrative expenses, certain property general and administrative expenses, depreciation and amortization, interest expense, loss on extinguishment of debt and modification costs, and gain on sales of real estate, which are anticipated to total approximately $20.7 million to $23.7 million for the full year 2017.  2017 Full Year Guidance assumes between $140.0 million and $200.0 million of acquisition activity and between $225.0 million and $230.0 million of disposition activity for the full year 2017. For purposes of calculating per share data, the Company assumes a weighted average diluted share count of 21.40 million for the full year 2017.  

In this release, "we," "us," "our," the "Company," "NexPoint Residential Trust," and "NXRT" each refer to NexPoint Residential Trust, Inc., a Maryland corporation.

Contact:
Marilynn Meek
Financial Relations Board
212-827-3773

View original content:http://www.prnewswire.com/news-releases/nexpoint-residential-trust-inc-reports-second-quarter-results-300497257.html

SOURCE NexPoint Residential Trust, Inc.