Real Estate Investment Trusts Ben Mckay Bradley Verbeek Edmond Yee Sean McIlmoyle.
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Transcript of Real Estate Investment Trusts Ben Mckay Bradley Verbeek Edmond Yee Sean McIlmoyle.
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Real EstateInvestment Trusts
Ben MckayBradley Verbeek
Edmond YeeSean McIlmoyle
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Agenda
H&R
Calloway
RioCan
Overview
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What is a REIT? Real Estate Investment Trust
Pools capital from investors
Invests in real estate assets (homes, buildings, or mortgages)
Distributes at least 90% of income to investors as dividends
Investors purchase REIT units instead of directly purchasing real estate
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REITs Structure
Unitholder
Trustee
Management
PropertiesREITInvestment
Distributions
Property Income
Ownership
Act on Behalf of Unitholders
Trustee Fees
Management Fees
Management Services
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Shareholders’ BenefitsProfessional Management
Portfolio Diversification
Liquidity
High Yields
Transparency
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REITs Classification
•Invest in and Own Properties
•Revenue from Rent
Equity
•Loan Money for Mortgages
•Invest in Existing Mortgages or MBS
•Revenue from Interest
Mortgage
•Invest in Properties and Mortgages
•Revenue from Rent and Interest
Hybrid
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Value Drivers
Interest Rates
Rise in Interest Interest Expense Increase Dividend Yield
Decrease
Drop in Interest Interest Expense Decrease Dividend Yield
Increase
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Portfolio Diversification
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REITs Timeline
1960 1970
1980
1990
2000
2010
1960: REITS are Created (USA)
1960: NAREIT Formed
1965: First NYSE REIT (Continental Mortgage Investors)
1969: First European REIT (Netherlands)
1972: NAREIT Unveils REIT Index
1989-1991: Dramatic Real Estate Downturn
1993: REITS Introduced in Canada
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American REITs
Office Buildings12% In-
dustrial Fa-cili-ties5%
In-dustrial
& Of-fice3%
Shopping Centres9%
Regional Malls11%
Frees-tanding
Retail2%
Apartments13%
Di-versi-
fied6%
Lodging/
Re-sort
s5%
Self Storage6%
Health Care13%
Specialty6%
Hybrid REITs1%
Mortgage REITs9%
153 REITs
$389 Billion Market Capitalization
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Canadian REITS
Diversified34%
Hos-pital-
ity2%
In-dus-trial0%
Resi-dential
15%
Office6%
Medical Offices
1%
Retail35%
Seniors Housing7%
35 REITs
$29 billion market capitalization
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Market Cap Growth (Canada)
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REIT Index Performance
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S&P/TSX Capped REIT vs. S&P/TSX Composite (1 yr)
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S&P/TSX Capped REIT vs. S&P/TSX Composite (10 yr)
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S&P/TSX Capped REIT vs. S&P/TSX Income Trust (1 yr)
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S&P/TSX Capped REIT vs. S&P/TSX Income Trust (10 yr)
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REIT Requirements (Canada)
Minimum of 150 unit holders, and are listed on a recognized Canadian Exchange
No more than 50% of the shares can be held by five or fewer individuals
At least 95% of its income must be derived from the disposition of or income earned from qualifying investments
At least 80% of its property must be held in any combination of real property in Canada and other qualifying investments
No more than 10% of its property should consist of bonds, securities or shares in the capital stock of any one corporation or debtor
Income is not taxed within the trust as long it is distributed to unit holders
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Market Cap of Canadian Publicly Traded FTEs
Rapid growth of income trusts up to 2006 because of imbalanced tax treatment
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Tax Fairness Plan Applicable to all Canadian trusts companies that begin trading after
Oct. 31, 2006, except qualified REITs to reduce companies converting to trusts
At no time in the year hold any non-portfolio property other than real properties situated in Canada
Have no less than 95% of its income for the year income from properties (whether in Canada or abroad, and including dividends, interest, rents, etc. and taxable capital gains from dispositions of real properties)
Have no less than 75% of its income for the year income that is directly or indirectly attributable to rents from, mortgages on, or gains from the disposition of, real properties situated in Canada
Hold throughout the year real properties situated in Canada, cash, and debt or other obligations of Governments in Canada with a total fair market value that is not less than 75% of its equity value
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Affected REITsCross-border REITs
Significant US or Foreign Holdings
Hotel REITs & Senior Housing REITsPassive Income vs. Active Income
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Impact of Tax Fairness Plan
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Impact of Tax Fairness Plan
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Factors to ConsiderManagement
Portfolio Diversification
Low Leverage
Net Asset Value per Share (NAV)
Earnings Available for DistributionFFO & AFFO
Cash Distribution to UnitholdersFFO or AFFO Payout Ratio
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Operating Performance:Net Income
Net Income = Revenue – Expenses
Depreciation makes up large part of expenses.
Poor measure of performance because real estate often appreciates rather than depreciate.
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Operating Performance: FFO & AFFO
Funds from Operations (FFO) = Net Income + Depreciation – Gain on Sales of Property
Adjusted Funds from Operations (AFFO) = Funds from Operations – Capital Expenditures
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REIT Market Caps
H&R
Dunde
eArti
s
Whi
tero
ck BTB
InnV
est
Hollo
way
Lod
ging CAP
Tran
sglo
be A
partm
ent
Lane
sbor
ough
Allied
Pro
perti
es
Callo
way
Crom
bie
Scot
t's
Chartw
ell
$0
$500
$1,000
$1,500
$2,000
$2,500
$3,000
$3,500
$4,000
Company
Mark
et
Cap
italiza
tion
($
M)
DiversifiedResidential
Retail
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Stock Price Overview
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RioCan Real Estate Investment
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1 year with SMA 50 and SMA 200
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5 year with SMA 50 and SMA 200
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1 year compared to iShare S&P TSX Capped REIT
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5 year compared to iShare S&P TSX Capped REIT
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Company Overview
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About RioCan• Largest REIT in Canada with 314 properties, including 10 under
development, owned interests totalling over 46 million sq. ft. (75 million sq. ft. including partners’ interests and shadow anchors) and an enterprise value of $11.9 billion
• Since, Q4 2009 RioCan has assembled a portfolio of 40 shopping centres, or 5.8 million square feet with a fair value in excess of $1.2 billion
• Focused on retail real estate
• Full service real estate entity with property management, asset management, leasing, acquisitions, development and financing capabilities with 615 employees
• Approximately 7,000 tenants, no tenant representing over 4.8% of annualized rental revenue
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About RioCan
“RioCan’s core strategy is the ownership and management of community oriented neighbourhood shopping centres anchored by supermarkets, together with a rapidly expanding mix of new format retail centres. Its investment strategy is to focus on stable, lower risk, predominantly retail properties in either stable or high growth markets in order to create stable and, over time, growing cash flows from the property portfolio.”
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Unit Holders Summary
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About RioCan
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Distribution History
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Portfolio HighlightsAs at September 30, 2011:• High proportion of national tenants• Approximately 86.0% of the annualized rental revenue is derived from national and anchor tenants• Stable occupancy levels at 97.5% (total portfolio)• For the quarter ended September 30, 2011, RioCan retained approximately 89% of expiring leases at an average net rent increase of 7.2%• US Expansion: – Focus on grocery anchored strip centres – 97.8% occupancy at September 30, 2011
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Property Diversification(Canadian Portfolio)
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Geographic Diversification
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Top 10 Tenants –Canada and US
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Target Entry into Canada
• Target has selected 24 locations across five provinces that are owned by RioCan and its partners currently occupied by Zellers.• Currently in discussions with Target to expand a number of the selected locations and is expected to be the anchor tenant at RioCan’s St. Clair and Weston Road development project.• Target has committed substantial capital to remodel and renovate the selected locations, which will serve to modernize and bring the stores to a format that is in keeping with a typical Target store.• RioCan will be Target ’s largest landlord in Canada.
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Tanger Joint Venture• RioCan has entered into an arrangement to form an exclusive joint venture arrangement with Tanger factory Outlet Centers, Inc. for the acquisition, development and leasing of sites across Canada that are suitable for development as outlet shopping centres
• It is the intention of the joint venture to develop as many as 10 to 15 outlet centres in larger urban markets and tourist areas across Canada, over a five to seven year period. Any projects developed will be co-owned on a 50/50 basis and will be branded as Tanger Outlet Centres
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Top 10 Tenants - US
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Recent U.S Expansions
Advance in U.S market due to the lowered real estate prices
Cedar shopping centers: 80% Interest (Massachusetts, Pennsylvania, and Connecticut). 22 income properties
Inland Western: 80% interest for usd $123.3 million and assume $68.2m property level debt with average interest rate of 5.6% and average term 6 years.
(Dallas – Fort Worth, Houston, and Austin
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Recent U.S Expansions(cont’d)
Kimco Realty – 31.7% Acquired Las Palmas Market Place in El Paso for $26.4695 million.
Sterling Organization Partnership – 80% ownership in August 2011. Focused on the opportunistic acquisition of quality grocery anchored and Big Box power center
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Recent U.S Expansions(cont’d)
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Stable Occupancy
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Lease Rollover
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Acquisition Activity2010
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Strong Development Pipeline
At September 30, 2011
• Total developments comprise 8.9 million square feet, including shadow anchors
• RioCan and partners’ owned interest consists of 7.4 million square feet
• Total estimated project cost is $1.8 billion, with RioCan’s interest being approx. $1.4 billion
• Invested $427 million in these projects
• Generate unlevered yield between 7% to 11%, at a weighted average of 8.5% to 9.5%
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Debt Maturity Schedule
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Capital Structure
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Portfolio Leasing Activity
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Portfolio Leasing Activity
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Outlook and Strategy• Robust acquisition activity the past two years will have an impact in 2011 and 2012.
• Year to date RioCan completed total acquisitions of $620 million at an average cap rate of 6.7%
• In 2010, RioCan completed total acquisitions of $986 million at an average cap rate of 7.6%
• Contractual Rent Steps of $1 million expected in remainder of 2011 and $4 million in 2012
• Increased development activity is expected in 2011 and 2012
• US tenant expansion into Canada
• Target, Marshall’s, J. Crew, Kohl’s, Bed Bath & Beyond, Dick’s Sporting Goods
• Interest savings on maturing debt are expected to continue in 2012
• Mortgage debt maturing in 2012 currently carries an average interest rate of 5.8% providing an opportunity for RioCan to reduce interest expense at current interest rate
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Senior Management Team
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CEOEdward Sonshine, Q.C.
•Ceo of RioCan since it became a REIT in 1993
• Member of board of directors of Royal Bank of Canada, Ciniplex Galaxy Income Fund, and chair of Chesswood income fund.
• BA university of Toronto, LLB Osgoode Hall Law School
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CFO and Senior Vice President
Raghunath Davloor C.A.
CFO and Senior Vice President of RioCan since February 2008
More than 25 years of real estate, management, finance, accounting and tax experience
Prior to joining RioCan in February, 2008, he served as Vice President & Director of Investment Banking at TD Securities
Bachelor of Commerce degree from the University of Manitoba and is a Chartered Accountant.
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Executive Vice President & Chief Operating Officer
Frederic A. Waks
Joined RioCan in 1995 and became COO in 2008
30 years of real estate experience starting in 1981 with Royal LePage
1984 joined First Plazas as vice president of leasing/marketing
1988 he moved to Domion Trust
1993 Vice President of leasing at Confederation Life
Active community member and is on the board of a number of local and national charities
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Financial Performance
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Quarterly Balance Sheet
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Annual Balance Sheet
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Consolidated Statement of Earnings (Annual)
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Quarterly Income Statement
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Annual Cash Flow
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Annual Cash Flow cont…
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Quarterly Cash Flow
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Quarterly Cash Flow cont…
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Funds From Operations (FFO)
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AFFO
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Recommendation
Hold(LONG TERM BUY)
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CALLOWAYReal Estate Investment Trust
“The Right Fit for Customers,Communities, and Investors”
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Stock Price Overview
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Market Capitalization Summary
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Calloway REIT
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1 year with SMA 50 and SMA 200
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5 year with SMA 50 and SMA 200
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1 year compared to iShare S&P TSX Capped REIT
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5 year compared to iShare S&P TSX Capped REIT
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Company Overview
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About Calloway Calloway Real Estate
Investment Trust is an unincorporated open-ended mutual fund trust governed by the laws of the Province of Alberta.
Calloway’s purpose is to own and manage dominant shopping centers that provide retailers with a platform to reach their customers through convenient location, intelligent designs, and a desirable tenant
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Portfolio Highlights
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Portfolio Highlights
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Recent NewsHighlights of the year to date
Maintained portfolio occupancy rate above the 99% level Renewed 90% of expiring leases with an average rent
increase of 8.1% Acquired 3 Walmart anchored shopping centres Entered into agreements with Target and Loblaws to
convert select stores into Target and Loblaws stores Issued $90 million in unsecured debentures bearing
interest at 4.7% per annum to finance Walmart acquisitions Invested $46.6 million in the quarter to complete the
development and lease up of 181,317 square feet of leasable area with a 7.2% yield
FFO increased by $8.5 million ($0.025 per unit) to $41.4 million
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Distribution History
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Revenue by Province
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Area by Province
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Top 25 Tenants
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Portfolio Occupancy and Age
Calloway has maintained high and industry-leading occupancy
Portfolio of high quality, newly developed assets with an average age of 9.1 years
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Lease Maturity• Average lease term of 8.3 years• Average remaining lease term for Walmart is 11.3 years• Average remaining lease term excluding Walmart is 6.2 years• Average lease term of top 10 tenants is 9.7 years• Average retention rate of over 90% and lifts on renewals of 7.3%
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Strategic Partners - Walmart
Number of Walmarts/ Supercenters 76 / 49
Number of Walmarts / Supercenters (including
shadows)93 / 57
Total GLA in Walmart anchored centres (sq. ft.) 21,551,445
Largest landlord of Walmart Canada
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Strategic Partners - SmartCentres
Largest full service development company of open format shopping centres in Canada
SmartCentres owner, Mitchell Goldhar, owns 21.5% of Calloway
SmartCentres has had a long standing relationship with Walmart
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Development Pipeline
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Future Development Pipeline
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Income Properties and Properties under Development
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Management Team
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Chief Executive OfficerAl MalwaniPresident, CEO
• Replaced Simon Nyilassy as CEO on May 2, 2011
• Chartered accountant• MBA from the University of
Toronto and a Masters of Laws from Osgoode Hall Law School
• Previously the President of Exponent Capital Partners, a real estate advisory and private equity firm
• Previously the CFO for Oxford Properties Group for over 10 years
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Chief Financial Officer
Bart MunnChief Financial Officer
• Chartered Accountant• Bachelor of Commerce from Queen’s
University• Vice President and CFO of Morguard
Corporation (1999-2005)• Vice President and CFO of Morguard
Real Estate Investment Trust (1997-1999)
• Senior Vice President Finance and Administration for Morguard Investments Limited (1991-2005)
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Executive Vice President
Rudy GobinExecutive Vice President Asset Management
• Chartered Accountant• Bachelor of Commerce from the
University of Toronto• Former Strategy Officer of Calloway• Former Executive Vice President,
Finance and Operations of SmartCentres (2001-2006)
• CFO of Nexacor Realty Management (1998-2001)
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Financial Performance
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Quarterly Balance Sheet
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Annual Balance Sheet
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Capital Structure
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Annual Income Statement
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Quarterly Income Statement
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Annual Cash Flow
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Annual Cash Flow
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Quarterly Cash Flow
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Quarterly Cash Flow
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AFFO and FFO
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Cash Flow
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Financial and Operational Highlights
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Recommendation
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HOLD
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H&R REIT
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H&R Stock Stock Overview
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5 Year: 50 and 200 SMA
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1 Year: 50 and 200 SMA
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5 Year: H&R vs. S&P/TSX Capped REIT
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About H&R Reit
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H&R ReitReal Estate Investment Trust
Headquartered in Downsview, Canada
Owns and manages a portfolio 282 properties:37 office properties121 industrial properties131 retail properties 3 development projects
Properties consist of over $39 million square feet has an aggregate total NBV of $5.3 billion as of December 31, 2010
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H&R ReitTwo primary objectives:
Provide unitholders with stable and growing cash distributions, generated by the revenue it derives from investments in income producing real estate properties
Maximize unit value through ongoing active management of the REIT’s assets, acquisition of additional properties and the development and construction of projects which are pre-leased to creditworthy tenants
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H&R ReitThe REIT’s strategy:
Accumulate a diversified portfolio of high quality income producing properties in Canada and the United States
Attract creditworthy tenants and focus on long-term leases.
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Management
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Management ProfileThomas J. Hofstedter
President and Chief Executive Officer
Has more than 30 years of real estate industry experience Became President and Chief Executive Officer of H&R REIT
at its creation in December 1996 Responsible for building most of the properties that
comprised the initial assets of the REIT In addition to commercial development, has experience in
high-rise residential and was responsible for building many prominent Toronto condominiums such as Wellington Square, the Penrose, the Metropole and others
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Management ProfileLarry Froom, CA
Chief Financial Officer
Has over 15 years of real estate industry experience Joined H&R Developments in 1997 as Controller, was
promoted to VP - Finance for the H&R Group in 2003, was appointed VP - Finance for H&R REIT in January 2006 and CFO in September 2006
Responsible for overseeing all financial transactions, Unit offerings and investor relations. Prior to joining H&R, he was manager at Ernst & Young where he serviced clients in the real estate industry
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Management ProfileNathan Uhr
Chief Operating Officer
Has over 30 years of real estate industry experience H&R Developments' Director of Leasing and Property
Management and held various other positions with H&R over 20 years before becoming Vice-President, Acquisitions of H&R REIT, at its inception, in December 1996.
Leads the due diligence team on any acquisition or mezzanine financing planned by the REIT and is responsible for management and leasing issues relating to the REIT's properties
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Recent Events
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Recent Events November
H&R sold $187 million of stapled units at a price of $22.00 per unit. The REIT will concurrently sold $75 million principal amount of 4.50% convertible unsecured subordinated debentures
$100 million Senior Unsecured Debenture Financing at 4.9% Announcement of Q3 ended September 30, 2011 financial statements
October Completed the acquisition of the Two Gotham Tower for U.S. $415.5 million. The
tower is described as a State-of-the-Art office tower in Long Island City, New York known as Two Gotham Center.
June Completed the acquisition of the “Atrium on Bay” in Toronto, Ontario for gross
proceeds of $344.8M. The REIT will assume a 7-year non-recourse mortgage of $190M. The acquisition is conditional upon the vendor meeting certain conditions.
Acquisition of 1M sq.ft. industrial property, Georgia, USD$56M
May Completed offering $200 million offering of Stapled Units at $22.15 Acquisition of PWC Data centre, Georgia, USD$61M Acquisition of Two industrial properties, eastern Canada, $20M
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Recent Events February
4th quarter results announced along with an increase in the quarterly distribution policy
Purchased a 42,000 square foot retail property in Teaneck, New Jersey for a purchase price of U.S. $10.3M. A mortgage payable of U.S. $6.4M was assumed on closing.
Purchased a 116,000 square foot retail property in Columbus, Ohio for a purchase price of U.S. $21.7M.
January $180 million Senior Unsecured Debenture Financing at 4.778% Completed the acquisition of the remaining 20% beneficial interest,
not already owned by the REIT, of a property under development for an aggregate cash purchase price of approximately $11,000. The REIT now owns 100% of approximately 81 acres of land located in Brampton, Ontario (known as Airport Road).
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Internal ReorganizationCreated H&R Finance Trust in Oct, 2008
Unit holder's investments held through two separate trusts
Trade together as “Stapled units” Shared the same ticker symbol
The sole activity of Finance Trust is to provide capital funding to H&R REIT (U.S.) Holdings Inc. ("U.S. Holdco"), a wholly owned U.S. subsidiary of the REIT
Purpose To save U.S tax
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Portfolio of Properties
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Flagship PropertiesTransCanada Tower, Calgary, Alberta
936,000 square footTransCanada Pipelines20-year lease commenced on May 1,
2001100% Ownership Interest
Place Bell, Ottawa, Ontario987,328 square footBell Canada, Public Works of Canada,
Accenture and Gowling Lafleur Henderson LLP.
100% Ownership Interest
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Flagship PropertiesTelus, Burnaby, BC
686,697 square foot office complexTelus20-year lease100% Ownership Interest
Bell Canada and Bell Mobility Mississauga, Ontario1.1M square foot office complexBell Canada and Bell Mobility20-year lease100% Ownership Interest
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Top 10 Assets As at June 30, 2011
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List of Tenants and Credit Rating
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The Bow: Under Development
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The Bow: Under Development
2 million sq. ft. office complex in Calgary for EnCana Corporation
Completion by 2012
Fully pre-leased for 25 years
Budgeted cost of $1.6 billion
Set to incur approximately $360 million in development costs over the next twelve months
77% complete and on budget
Locked in 97% of total budgeted costs before contingencies and has successfully secured all of the financing required
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The Bow: Under Development
3 months behind schedule with potential cost of $4.7 million for the delay. $30 million in contingency is available to cover this.
The first four tranche completion dates upon which floors are scheduled to be delivered are as follows: floors 1-14 by July 3, 2011 floors 15-24 by August 29, 2011 floors 25-42 by October 12, 2011 Schedule of completion of floors 43-59 is expected to be
set by the end of March 2011
Year one projected income is approximately $94 million.
Rent step ups will be 0.75% per annum on office space and 1.5% per annum on parking income for the full 25-year term.
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The Bow Budget
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2010 Acquisitions
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2010 Dispositions
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Portfolio Overview
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Number of Properties by Type of Asset
4%15%
81%
United States
Office Industrial Retail
17%
57%
25%
Canada
Office Industrial Retail
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Net Book Value
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Net Book Value by Region
43%
14%
10%
6%
26%
2010
Ontario AlbertaOther QuebecUnited States
43%
14%
10%
6%
27%
2009
Ontario AlbertaOther QuebecUnited States
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Operating Income
45%
29%
26%
By Type of Asset
Office Industrial Retail
47%
22%
16%
8%7%
By Geographic Region
Ontario United StatesAlberta OtherQuebec
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Lease Expiries in Next 5 Years
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Key Performance Drivers
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Average Age of Portfolio From Date Built or Renovated
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Mortgages Payable
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Financial Information
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Average Shares Outstanding
Year 2010 2009 2008 2007 2006 2005 2004 2003
Basic units (in millions)
144.35
142.51
135.00
124.19
109.39
95.43 88.44 74.68
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Financial Highlights
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Financial Highlights
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Monthly Distribution Schedule
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Updated Distribution Schedule
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Net Property Operating Income
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Debt to Gross Book Value
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All numbers in 000’s except unit and per unit amounts
Financial Statements Analysis
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Q3 2011 Balance Sheet
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2010 Balance Sheet
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2010 Income Statement
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Q3 2011 Income Statement
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2010 Cash Flow Statement
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Q3 2011 Cash Flow Statement
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Funds from OperationsNormalized Funds from Operations
Adjusted Funds from Operations
FFO, NFFO, and AFFO
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Funds From Operations
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Normalized Funds From Operations
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Adjusted Funds From Operations
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BuyRecommendation