Investors


News Releases

Preferred Apartment Communities, Inc. Reports Results for First Quarter 2017

ATLANTA, May 1, 2017 /PRNewswire/ -- Preferred Apartment Communities, Inc. (NYSE: APTS) ("we", "our", the "Company" or "Preferred Apartment Communities") today reported results for the quarter ended March 31, 2017. Unless otherwise indicated, all per share results are reported based on the basic weighted average shares of Common Stock and Class A Units of the Company's operating partnership ("Class A Units") outstanding.

"Our associates and properties all performed exceptionally well during the first quarter, giving us superb results," said John A. Williams, Preferred Apartment Communities' Chairman and Chief Executive Officer.

Acquisitions of Properties

  • During the first quarter 2017, we acquired the following properties:

 













Property


Location


Type


Units


Beds














Regents on University


Tempe, AZ


Student housing property


225


640



Broadstone at Citrus Village


Tampa, FL


Multifamily community


296


n/a



Retreat at Greystone


Birmingham, AL


Multifamily community


312


n/a



Founders Village


Williamsburg, VA


Multifamily community


247


n/a









1,080


























 

Sales of Properties

  • During the first quarter 2017, we sold our Sandstone Creek and Ashford Park multifamily communities located in Kansas City, Kansas and Atlanta, Georgia, respectively, and collected aggregate gross proceeds of $113.6 million. We realized an average annualized return on these two properties of approximately 19.1%.

Financial Highlights

Our operating results are presented below.











Three months ended March 31,






2017


2016


% change











Revenues

$

66,561,335



$

41,735,781



59.5

%











Per share data:








Net income (loss) (1)

$

0.54



$

(0.49)














FFO (2)

$

0.35



$

0.17



105.9

%











Core FFO (2)

$

0.36



$

0.30



20.0

%











Dividends (3)

$

0.22



$

0.1925



14.3

%










(1) Per weighted average share of Common Stock outstanding for the periods indicated.
(2) FFO and Core FFO are presented per weighted average share of Common Stock and Class A Unit in our Operating Partnership outstanding for the periods indicated.
(3)  Per share of Common Stock and Class A Unit outstanding.

Net income per share for the three months ended March 31, 2017 reflects a realized gain on the sale of Sandstone Creek and Ashford Park of approximately $30.7 million, or $1.14 per share. Funds from operations ("FFO") in 2016 reflect acquisition-related costs of approximately $2.8 million. In 2017, the majority of these type of costs are deferred and amortized over the life of the acquired assets. Core Funds From Operations Attributable to Common Stockholders and Unitholders ("Core FFO") excludes acquisition costs and certain other costs not representative of our ongoing operations.

Real Estate Assets


Owned as of
March 31, 2017


Potential additions
from purchase
options in real estate
loan investment
portfolio(1)


Potential total

Multifamily communities:






Properties

25


14


39

Units

8,132


3,861


11,993

Grocery-anchored shopping centers:






Properties

31


1


32

Gross leasable area (square feet)

3,295,491


212,800

(2)

3,508,291

Student housing properties:






Properties

2


8


10

Units

444


1,874


2,318

Beds

1,319


5,693


7,012

Office buildings:






Properties

3



3

Rentable square feet

1,093,832



1,093,832







(1) We evaluate each project individually and we make no assurance that we will acquire any of the underlying properties from our real estate loan investment portfolio.

(2) Square footage represents area covered by our purchase options and excludes 123,590 square feet owned by the grocery anchor.

 

  • Our net income per share of $0.54 for the three months ended March 31, 2017 was driven by an aggregate realized gain on the sale of Sandstone Creek and Ashford Park of approximately $30.7 million, or $1.14 per share. The proceeds from one of the properties sold were deposited into a 1031 exchange account to be used for the acquisition of multiple assets in the future. Utilization of a 1031 exchange allowed us to defer the tax liability on the sale of this asset and more efficiently redeploy our capital. All of the proceeds were redeployed by the end of April 2017.
  • For the first quarter 2017, our Core FFO payout ratio to our Common Stockholders and Unitholders was approximately 61.7% and our AFFO payout ratio to Common Stockholders and Unitholders was approximately 83.4%. (1)
  • For the first quarter 2017, our Core FFO payout ratio (before the deduction of preferred dividends) to our Series A Preferred Stockholders was approximately 59.0% and our AFFO payout ratio (before the deduction of preferred dividends) to our Series A Preferred Stockholders was approximately 66.0%. (1)
  • As of March 31, 2017, our total assets were approximately $2.5 billion compared to approximately $1.5 billion as of March 31, 2016, an increase of approximately $1.0 billion, or approximately 65.6%. This growth was driven primarily by the net addition of 25 real estate properties and an increase of approximately $79.0 million of the funded amount of our real estate loan investment portfolio since March 31, 2016.
  • As of March 31, 2017, the average age of our multifamily communities was approximately 6.9 years, which we believe is among the youngest in the multifamily REIT industry.
  • At March 31, 2017, our leverage, as measured by the ratio of our debt to the undepreciated book value of our total assets, was approximately 57.3%.
  • Cash flow from operations for the quarter ended March 31, 2017 was approximately $18.3 million, an increase of approximately $4.9 million, or 36.5%, compared to approximately $13.4 million for the quarter ended March 31, 2016.

(1) We calculate the Core FFO and AFFO payout ratios to Common Stockholders and Unitholders as the ratio of Common Stock dividends and distributions to Unitholders to Core FFO or AFFO, respectively. We calculate the Core FFO and AFFO payout ratios to Series A Preferred Stockholders as the ratio of Preferred Stock dividends to the sum of Preferred Stock dividends and Core FFO or AFFO, respectively. Since our operations resulted in a net loss from continuing operations for the periods presented, a payout ratio based on net loss is not calculable. See Definitions of Non-GAAP Measures on page S-14.

Subsequent to Quarter End

  • On April 17, 2017, we declared a quarterly dividend on our Common Stock of $0.235 per share, payable on July 14, 2017 to stockholders of record on June 15, 2017. This is an increase of $0.015 per share or approximately 6.8% over the quarterly dividend of $0.22 per share paid to common stockholders for the first quarter 2017. This also represents an annualized dividend growth rate of 14.8% since our first dividend following our IPO in April 2011.
  • On April 20, 2017, we closed on a loan investment of up to approximately $31.5 million to acquire a 6.5 acre site located in San Jose, California that is currently zoned to provide for up to 551 multifamily units and approximately 37,000 square feet of commercial space.
  • On April 21, 2017 we closed on the acquisition of a 80,018 square foot grocery-anchored shopping center located in Atlanta, Georgia.
  • On April 26, 2017 we closed on the acquisition of a 242-unit multifamily community located in Louisville, Kentucky.

Same Store Operations

The following table presents the percentage change in same store multifamily gross revenues, operating expenses and net operating income for the first quarter 2017 versus 2016. Our same store property operating results exclude any properties that are not comparable for the periods presented. See page S-13 of our Supplemental Financial Data Report for more details on our same store results.











Year over year growth




three months ended March 31, 2017 versus 2016




Total Revenues


Operating Expenses


Net Operating Income











Multifamily

1.4

%


(2.4)

%


5.0

%





















Capital Markets Activities

On February 14, 2017, we closed our existing $900 million offering of Units (the "$900 Million Follow-on Offering"), with each Unit consisting of one share of our Series A Redeemable Preferred Stock and one Warrant to purchase up to 20 shares of our Common Stock, after a successful capital raise of $900 million. On the same day, our registration statement on Form S-3 (Registration No. 333-211924) (the "$1.5 Billion Follow-On Registration Statement") was declared effective by the Securities and Exchange Commission (the "SEC"). This $1.5 Billion Follow-On Registration Statement allows us to offer up to a maximum of 1,500,000 Units, with each Unit consisting of one share of Series A Redeemable Preferred Stock and one Warrant to purchase up to 20 shares of Common Stock (the "$1.5 Billion Unit Offering"). The price per Unit is $1,000, subject to adjustment if a participating broker-dealer reduces its commission. The Units are being offered by our affiliate, Preferred Capital Securities, LLC ("PCS"), on a "reasonable best efforts" basis and we intend to invest substantially all the net proceeds of the $1.5 Billion Unit Offering in connection with the acquisition of multifamily communities, other real estate-related investments and general working capital purposes.

During the first quarter 2017, we issued and sold an aggregate of 76,717 Units from the $900 Million Follow-on Offering and the $1.5 Billion Unit Offering, resulting in gross proceeds of approximately $76.6 million. In addition, during the first quarter 2017, we issued approximately 336,000 shares of Common Stock pursuant to the exercise of warrants issued under our Series A Preferred Stock offerings, resulting in aggregate gross proceeds of approximately $3.8 million.

Our registration statement on Form S-3 (Registration No. 333-214531) (the "mShares Registration Statement") allows us to offer up to a maximum of 500,000 shares of Series M Redeemable Preferred Stock ("mShares"), par value $0.01 per share (the "mShares Offering").  The mShares are being offered by PCS on a "reasonable best efforts" basis. The price per share is $1,000. We intend to invest substantially all the net proceeds of the mShares Offering in connection with the acquisition of multifamily communities, other real estate-related investments and general working capital purposes. During the first quarter 2017, we issued and sold 1,635 mShares resulting in gross proceeds of approximately $1.6 million.

Sales from our offering of up to $150 million of Common Stock from time to time in an "at the market" offering (the "2016 ATM Offering") were immaterial for the first quarter 2017.

Dividends

Quarterly Dividends on Common Stock and Class A OP Units

On February 2, 2017, we declared a quarterly dividend on our Common Stock of $0.22 per share for the first quarter 2017. This represents a 14.3% increase in our common stock dividend from our first quarter 2016 common stock dividend of $0.1925 per share, and an annualized dividend growth rate of 13.3% since June 30, 2011, the first quarter end following our initial public offering in April 2011. The first quarter dividend was paid on April 14, 2017 to all stockholders of record on March 15, 2017. In conjunction with the Common Stock dividend, the Company's operating partnership declared a distribution on its Class A Units of $0.22 per unit for the first quarter 2017, which was paid on April 14, 2017 to all Class A Unit holders of record as of March 15, 2017.

Monthly Dividends on Series A Redeemable Preferred Stock

We declared and paid monthly dividends of $5.00 per share on our Series A Redeemable Preferred Stock, which totaled approximately $14.4 million for the quarter ended March 31, 2017 and represents a 6% annual yield.

Conference Call and Supplemental Data

Preferred Apartment Communities will hold its quarterly conference call on Tuesday, May 2, 2017 at 11:00 a.m. Eastern Time to discuss its first quarter 2017 results. To participate in the conference call, please dial in to the following:

Live Conference Call Details
Domestic Dial-in Number: 1-(844) 890-1791
International Dial-in Number: 1-(412) 380-7408
Company: Preferred Apartment Communities, Inc.
Date: Tuesday, May 2, 2017
Time: 11:00 a.m. Eastern Time (8:00 a.m. Pacific Time)

The live broadcast of Preferred Apartment Communities' first quarter conference call will be available online, on a listen-only basis, at the company's website, www.pacapts.com, under "Investors" and then click on the "Upcoming Events" link. A replay of the call will be archived on Preferred Apartment Communities' website under Investors/Audio Archive.

 

2017 Guidance:

Net income (loss) per shareWe are actively adding properties and real estate loan investments to our real estate portfolio and the specific timing of the closing of acquisitions is difficult to predict. Effective January 1, 2017, we adopted Accounting Standard Update 2017-01, which requires acquisition costs for asset acquisitions (which we believe our contemplated future acquisitions will be) to be capitalized and amortized rather than expensed as incurred, as was the case under previous guidance. Such activity by nature can cause material variation in our reported depreciation and amortization expense and interest income. Since net income (loss) per share is calculated net of depreciation and amortization expense, our net income (loss) results can fluctuate widely. For this reason, we are unable to reasonably forecast this measure or provide a reconciliation of our projected Core FFO per share to this measure.

Core FFO per share  -   We currently project Core FFO to be in the range of $1.40 - $1.48 per share for the full year 2017.

Revenue - We currently project total revenues to be in the range of $285 million - $315 million for the full year 2017.

Core FFO, AFFO and FFO are all calculated after deductions for all preferred stock dividends. A reconciliation of net income (loss) attributable to common stockholders to Core FFO, AFFO and FFO appears on page S-3 of the attached report, as well as on the Company's website and is available using the following link:

http://investors.pacapts.com/download/1Q17_Earnings_and_Supplemental_Data.pdf

Forward-Looking Statements

"Safe Harbor" Statement under the Private Securities Litigation Reform Act of 1995:  Estimates of future earnings, guidance, goals and performance are, by definition, and certain other statements in this Supplemental Financial Data Report may constitute, "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and involve known and unknown risks, uncertainties and other factors that may cause our actual results, performance, achievements or transactions to be materially different from the results, guidance, goals, performance, achievements or transactions expressed or implied by the forward-looking statements.  Factors that impact such forward-looking statements include, among others, our business and investment strategy; legislative or regulatory actions; the state of the U.S. economy generally or in specific geographic areas; economic trends and economic recoveries; our ability to obtain and maintain debt or equity financing; financing and advance rates for our target assets; our leverage level; changes in the values of our assets; availability of attractive investment opportunities in our target markets; our ability to maintain our qualification as a real estate investment trust, or REIT, for U.S. federal income tax purposes; our ability to maintain our exemption from registration under the Investment Company Act of 1940, as amended; availability of quality personnel; our understanding of our competition and market trends in our industry; and interest rates, real estate values, the debt securities markets and the general economy.

Except as otherwise required by the federal securities laws, we assume no liability to update the information in this Supplemental Financial Data Report.

We refer you to the sections entitled "Risk Factors" and "Management's Discussion and Analysis of Financial Condition and Results of Operations" in our Annual Report on Form 10-K for the year ended December 31, 2016 that was filed with the Securities and Exchange Commission, or SEC, on March 1, 2017, which discuss various factors that could adversely affect our financial results. Such risk factors and information may be updated or supplemented by our Form 10-Q and Form 8-K filings and other documents filed from time to time with the SEC.

Additional Information

The SEC has declared effective the registration statement (including prospectus) filed by the Company for each of the offerings to which this communication may relate.  Before you invest, you should read the final prospectus, and any prospectus supplements, forming a part of the registration statement and other documents the Company has filed with the SEC for more complete information about the Company and the offering to which this communication may relate.  In particular, you should carefully read the risk factors described in the final prospectus and in any related prospectus supplement and in the documents incorporated by reference in the final prospectus and any related prospectus supplement to which this communication may relate. You may get these documents for free by visiting EDGAR on the SEC website at www.sec.gov.  Alternatively, the Company or its dealer manager, Preferred Capital Securities, LLC, with respect to the mShares Offering and the $1.5 Billion Unit Offering, and JonesTrading Institutional Services LLC, with respect to the 2016 ATM Offering, will arrange to send you a prospectus if you request it by calling Leonard A. Silverstein at (770) 818-4100, 3284 Northside Parkway NW, Suite 150, Atlanta, Georgia 30327.

The prospectus for the 2016 ATM Offering, dated July 18, 2016, including a base prospectus, dated May 17, 2016, can be accessed through the following link:

https://www.sec.gov/Archives/edgar/data/1481832/000148183216000152/atmprospectus.htm

The final prospectus for the mShares Offering, dated January 19, 2017, can be accessed through the following link:

https://www.sec.gov/Archives/edgar/data/1481832/000148183217000008/a424prospectus-mshares1.htm

The final prospectus for the $1.5 Billion Unit Offering, dated March 16, 2017, can be accessed through the following link:

https://www.sec.gov/Archives/edgar/data/1481832/000148183217000061/a424prospectus-15bseriesar.htm

 

FIRST QUARTER 2017
SUPPLEMENTAL FINANCIAL DATA

 

 

Preferred Apartment Communities, Inc.

Consolidated Statements of Operations

(Unaudited)



Three months ended March 31,



2017


2016

Revenues:





Rental revenues


$

45,363,521



$

28,255,599


Other property revenues


8,436,111



3,760,083


Interest income on loans and notes receivable


7,947,811



6,942,159


Interest income from related parties


4,813,892



2,777,940


Total revenues


66,561,335



41,735,781







Operating expenses:





Property operating and maintenance


6,538,639



4,021,362


Property salary and benefits reimbursement to related party

3,028,350



2,363,463


Property management fees

1,901,783



1,228,021


Real estate taxes


7,903,801



5,173,441


General and administrative


1,505,510



919,952


Equity compensation to directors and executives

873,102



610,425


Depreciation and amortization


24,826,189



15,346,726


Acquisition and pursuit costs

9,002



2,763,585


Asset management fees to related party


4,512,514



2,766,086


Insurance, professional fees, and other expenses


1,291,404



1,306,981







Total operating expenses


52,390,294



36,500,042


Contingent asset management and general and administrative expense fees

(175,082)



(269,601)







Net operating expenses


52,215,212



36,230,441


Operating income


14,346,123



5,505,340


Interest expense


15,008,703



8,894,830







Net loss before gain on sale of real estate


(662,580)



(3,389,490)







Gain on sale of real estate


30,724,060









Net income (loss)


30,061,480



(3,389,490)


Consolidated net (income) loss attributable to non-controlling interests

(999,066)



88,561







Net income (loss) attributable to the Company


29,062,414



(3,300,929)







Dividends declared to Series A preferred stockholders


(14,386,047)



(7,881,735)


Earnings attributable to unvested restricted stock


(1,705)



(1,451)







Net income (loss) attributable to common stockholders


$

14,674,662



$

(11,184,115)







Net income (loss) per share of Common Stock available to common stockholders,




basic and diluted


$

0.54



$

(0.49)







Dividends per share declared on Common Stock


$

0.22



$

0.1925


Weighted average number of shares of Common Stock outstanding,




basic and diluted


26,936,266



22,983,741


 

 

Reconciliation of FFO, Core FFO, and AFFO

to Net Income (Loss) Attributable to Common Stockholders (A)







Three months ended March 31,






2017


2016









Net income (loss) attributable to common stockholders (See note 1)

$

14,674,662



$

(11,184,115)










Less:

Income (loss) attributable to non-controlling interests (See note 2)

999,066



(88,561)



Gain on sale of real estate


(30,724,060)




Add:

Depreciation of real estate assets


18,131,536



11,083,625



Amortization of acquired real estate intangible assets and deferred leasing costs

6,531,960



4,138,750










FFO

9,613,164



3,949,699










Add:

Acquisition and pursuit costs



9,002



2,763,585



Loan cost amortization on acquisition term note (See note 3)

26,938



79,833



Amortization of loan coordination fees paid to the Manager (See note 4)

355,550



107,844



Costs incurred from extension of management agreement with advisor (See note 5)



111,613










Core FFO

10,004,654



7,012,574










Add:

Non-cash equity compensation to directors and executives

873,102



610,425



Amortization of loan closing costs (See note 6)


797,698



503,530



Depreciation/amortization of non-real estate assets


162,693



124,351



Net loan fees received (See note 7)




701,369



Accrued interest income received (See note 8)


2,524,032



4,208,906


Less:

Non-cash loan interest income (See note 7)


(4,298,502)



(3,238,910)



Cash paid for loan closing costs



(4,234)



Amortization of acquired real estate intangible liabilities (See note 9)

(1,816,630)



(494,232)



Normally recurring capital expenditures and leasing costs (See note 10)

(845,915)



(487,912)










AFFO

$

7,401,132



$

8,935,867










Common Stock dividends and distributions to Unitholders declared:





Common Stock dividends



$

5,970,658



$

4,435,489



Distributions to Unitholders (See note 2)


198,742



117,395



Total




$

6,169,400



$

4,552,884










Common Stock dividends and Unitholder distributions per share


$

0.22



$

0.1925










FFO per weighted average basic share of Common Stock and Unit outstanding

$

0.35



$

0.17


Core FFO per weighted average basic share of Common Stock and Unit outstanding

$

0.36



$

0.30


AFFO per weighted average basic share of Common Stock and Unit outstanding

$

0.27



$

0.38






Weighted average shares of Common Stock and Units outstanding: (A)





Basic:








Common Stock



26,936,266



22,983,741



Class A Units




925,976



616,632



Common Stock and Class A Units


27,862,242



23,600,373











Diluted Common Stock and Class A Units (B)


28,785,670



24,192,250










Actual shares of Common Stock outstanding, including 7,749 and 7,536 unvested shares




 of restricted Common Stock at March 31, 2017 and 2016, respectively

27,193,122



23,070,562


Actual Class A Units outstanding



903,371



886,520



Total




28,096,493



23,957,082










(A) Units and Unitholders refer to Class A Units in our Operating Partnership, or Class A Units, and holders of Class A Units, respectively. Unitholders include recipients of awards of Class B Units in our Operating Partnership, or Class B Units, for annual service which became vested and earned and automatically converted to Class A Units. Unitholders also include the entity that contributed the Wade Green grocery-anchored shopping center. The Class A Units collectively represent an approximate 3.32% weighted average non-controlling interest in the Operating Partnership for the three-month period ended March 31, 2017.


(B) Since our Core FFO and AFFO results are positive for the periods reflected above, we are presenting recalculated diluted weighted average shares of Common Stock and Class A Units for these periods for purposes of this table, which includes the dilutive effect of common stock equivalents from grants of the Class B Units, warrants included in units of Series A Preferred Stock issued, as well as annual grants of restricted Common Stock. The weighted average shares of Common Stock outstanding presented on the Consolidated Statements of Operations are the same for basic and diluted for any period for which we recorded a net loss available to common stockholders.

 

See Notes to Reconciliation of FFO, Core FFO and AFFO to Net Loss Attributable to Common Stockholders on page S-4.

Notes to Reconciliation of FFO, Core FFO and AFFO to Net Income (Loss) Attributable to Common Stockholders

  1. Rental and other property revenues and expenses for the three-month period ended March 31, 2017 include activity for the three multifamily communities and one student housing property acquired during the first quarter 2017 only from their respective dates of acquisition. In addition, the first quarter 2017 period includes a full quarter of activity for the three multifamily communities, 16 grocery-anchored shopping centers, one student housing property and three office buildings acquired during the last three quarters of 2016. Rental and other property revenues and expenses for the three-month period ended March 31, 2016 include activity for the three multifamily communities and one grocery-anchored shopping center only from their respective dates of acquisition during the first quarter 2016.
  2. Non-controlling interests in our Operating Partnership consisted of a total of 903,371 Class A Units as of March 31, 2017. Included in this total are 419,228 Class A Units which were granted as partial consideration to the seller in conjunction with the seller's contribution to us on February 29, 2016 of the Wade Green grocery-anchored shopping center. The remaining Class A units were awarded primarily to our key executive officers. The Class A Units are apportioned a percentage of our financial results as non-controlling interests. The weighted average ownership percentage of these holders of Class A Units was calculated to be 3.32% and 2.61% for the three-month periods ended March 31, 2017 and 2016, respectively.
  3. We incurred loan closing costs for the acquisition of the Village at Baldwin Park multifamily community during the first quarter 2016 on our $35 million acquisition term loan facility, or 2016 Term Loan, and on our $11 million term note. These costs were deferred and are being amortized over the lives of the two instruments. The amortization expense of these deferred costs is an additive adjustment in the calculation of Core FFO.
  4. We pay loan coordination fees to Preferred Apartment Advisors, LLC, our Manager, related to obtaining mortgage financing for acquired properties. Loan coordination fees were introduced to replace acquisition fees and to more accurately reflect the administrative effort involved in arranging debt financing for acquired properties. The portion of the loan coordination fees attributable to the financing are amortized over the lives of the respective mortgage loans, and this non-cash amortization expense is an addition to FFO in the calculation of Core FFO. At March 31, 2017, aggregate unamortized loan coordination fees were approximately $10.3 million, which will be amortized over a weighted average remaining loan life of approximately 9.5 years.
  5. We incurred legal costs pertaining to the extension of our management agreement with our Manager. The three-year extension was effective as of June 3, 2016. Such costs are an additive adjustment to FFO in our calculation of Core FFO.
  6. We incur loan closing costs on our existing mortgage loans, which are secured on a property-by-property basis by each of our acquired real estate assets, and also for occasional amendments to our $150 million syndicated revolving line of credit with Key Bank National Association, or our Revolving Line of Credit. These loan closing costs are also amortized over the lives of the respective loans and the Revolving Line of Credit, and this non-cash amortization expense is an addition to Core FFO in the calculation of AFFO. Neither we nor the Operating Partnership have any recourse liability in connection with any of the mortgage loans, nor do we have any cross-collateralization arrangements with respect to the assets securing the mortgage loans, other than security interests in 49% of the equity interests of the subsidiaries owning such assets, granted in connection with our Revolving Line of Credit, which provides for full recourse liability. At March 31, 2017, aggregate unamortized loan costs were approximately $25.7 million, which will be amortized over a weighted average remaining loan life of approximately 7.9 years.
  7. We receive loan fees in conjunction with the origination of certain real estate loan investments. These fees are then recognized as revenue over the lives of the applicable loans as adjustments of yield using the effective interest method.  The total fees received in excess of amortization income, after the payment of acquisition fees to our Manager are additive adjustments in the calculation of AFFO. Correspondingly, the non-cash income recognized under the effective interest method is a deduction in the calculation of AFFO. We also accrue over the lives of certain loans additional interest amounts that become due to us at the time of repayment of the loan or refinancing of the property, or when the property is sold to a third party. This non-cash income is deducted from Core FFO in the calculation of AFFO.
  8. The Company records deferred interest revenue on certain of its real estate loans. These adjustments reflect the receipt during the periods presented of interest income which was earned and accrued prior to those periods presented on various real estate loans.
  9. This adjustment reflects straight-line rent adjustments and the reversal of the non-cash amortization of below-market and above-market lease intangibles, which were recognized in conjunction with the Company's acquisitions and which are amortized over the estimated average remaining lease terms from the acquisition date for multifamily communities and over the remaining lease terms for grocery-anchored shopping center assets. At March 31, 2017, the balance of unamortized below-market lease intangibles was approximately $28.7 million, which will be recognized over a weighted average remaining lease period of approximately 9.3 years.
  10. We deduct from Core FFO normally recurring capital expenditures that are necessary to maintain our assets' revenue streams in the calculation of AFFO. No adjustment is made in the calculation of AFFO for nonrecurring capital expenditures, which totaled $1,853,419 and $1,593,847 for the three-month periods ended March 31, 2017 and 2016, respectively. This adjustment also deducts from Core FFO capitalized amounts for third party costs during the period to originate or renew leases in our grocery-anchored shopping centers.

See Definitions of Non-GAAP Measures beginning on page S-14.

 

 

Preferred Apartment Communities, Inc.


Consolidated Balance Sheets


(Unaudited)






March 31, 2017


December 31, 2016


Assets






Real estate





Land


$

307,665,224



$

299,547,501



Building and improvements

1,590,022,871



1,513,293,760


(1)

Tenant improvements

30,906,412



23,642,361


(1)

Furniture, fixtures, and equipment

143,692,656



126,357,742



Construction in progress

5,539,735



2,645,634



Gross real estate

2,077,826,898



1,965,486,998



Less: accumulated depreciation

(110,332,373)



(103,814,894)



Net real estate

1,967,494,525



1,861,672,104



Real estate loan investments, net of deferred fee income

195,348,980



201,855,604



Real estate loan investments to related parties, net

144,077,171



130,905,464



Total real estate and real estate loan investments, net

2,306,920,676



2,194,433,172









Cash and cash equivalents

13,365,130



12,321,787



Restricted cash

53,448,631



55,392,984



Notes receivable

16,787,881



15,499,699



Note receivable and revolving line of credit due from related party

22,107,866



22,115,976



Accrued interest receivable on real estate loans

23,440,710



21,894,549



Acquired intangible assets, net of amortization

80,480,916



79,156,400



Deferred loan costs on Revolving Line of Credit, net of amortization

1,927,264



1,768,779



Deferred offering costs

3,881,476



2,677,023



Tenant receivables and other assets

22,068,792



15,572,233









Total assets

$

2,544,429,342



$

2,420,832,602









Liabilities and equity





Liabilities





Mortgage notes payable, principal amount

$

1,395,287,423



$

1,327,878,112



Less: deferred loan costs, net of amortization

(23,671,268)



(22,007,641)



Mortgage notes payable, net of deferred loan costs

1,371,616,155



1,305,870,471



Revolving line of credit

97,000,000



127,500,000



Term note payable

11,000,000



11,000,000



Less: deferred loan costs, net of amortization

(13,157)



(40,095)



Term note payable, net of deferred loan costs

10,986,843



10,959,905



Real estate loan investment participation obligation

18,295,509



20,761,819



Deferred revenue

9,256,887





Accounts payable and accrued expenses

20,299,035



20,814,910



Accrued interest payable

3,387,559



3,541,640



Dividends and partnership distributions payable

10,859,650



10,159,629



Acquired below market lease intangibles, net of amortization

28,694,320



29,774,033



Security deposits and other liabilities

6,772,416



6,189,033



Total liabilities

1,577,168,374



1,535,571,440









Commitments and contingencies











Equity






Stockholder's equity





Series A Redeemable Preferred Stock, $0.01 par value per share; 3,050,000





shares authorized; 1,001,572 and 924,855 shares issued; 987,329 and 914,422





shares outstanding at March 31, 2017 and December 31, 2016, respectively

9,873



9,144



Series M Redeemable Preferred Stock, $0.01 par value per share; 500,000





shares authorized; 1,635 and 0 shares issued and outstanding







at March 31, 2017 and December 31, 2016, respectively

16





Common Stock, $0.01 par value per share; 400,066,666 shares authorized;





27,185,373 and 26,498,192 shares issued and outstanding at







March 31, 2017 and December 31, 2016, respectively

271,854



264,982



Additional paid-in capital

960,681,007



906,737,470



Accumulated earnings (deficit)

5,830,771



(23,231,643)



Total stockholders' equity

966,793,521



883,779,953



Non-controlling interest

467,447



1,481,209



Total equity

967,260,968



885,261,162









Total liabilities and equity

$

2,544,429,342



$

2,420,832,602



(1) In the Company's Annual Report on Form 10-K for the year ended December 31, 2016, the Company reported an amount of tenant improvements on its acquisition of the Three Ravinia office building that should have been classified as building and improvements. Adjusted amounts are shown here.

 

 

Preferred Apartment Communities, Inc.

Consolidated Statements of Cash Flows

(Unaudited)




Three months ended March 31,



2017


2016

Operating activities:





Net income (loss )


$

30,061,480



$

(3,389,490)


Reconciliation of net income (loss) to net cash provided by operating activities:




Depreciation expense


18,287,611



11,203,056


Amortization expense


6,538,578



4,143,670


Amortization of above and below market leases

(797,582)



(265,410)


Deferred fee income amortization

(284,064)



(264,197)


Deferred loan cost amortization

1,180,186



691,207


(Increase) in accrued interest income on real estate loans

(1,546,162)



1,075,458


Equity compensation to executives, directors and consultants

873,102



610,425


Other


186,912



(4,616)


Gain on sale of real estate


(30,724,060)




Changes in operating assets and liabilities:




(Increase) in tenant receivables and other assets

(1,965,423)



(86,020)


(Increase) in tenant lease incentives

(2,912,500)




Increase in accounts payable and accrued expenses

(716,461)



(1,267,380)


Increase in accrued interest payable

(63,808)



721,170


Increase in prepaid rents

150,096



113,055


Increase in security deposits and other liabilities

8,686



109,187


Net cash provided by operating activities

18,276,591



13,390,115







Investing activities:





Investment in real estate loans


(16,271,909)



(56,970,287)


Repayments of real estate loans


9,866,000



27,695,229


Notes receivable issued


(1,263,292)



(3,870,191)


Notes receivable repaid




9,505,081


Note receivable issued to and draws on line of credit by related party

(7,650,000)



(12,382,910)


Repayments of line of credit by related party

7,553,568



5,508,066


Origination fees received on real estate loans



1,403,422


Origination fees paid on real estate loans



(701,369)


Acquisition of properties


(138,467,592)



(220,850,440)


Disposition of properties, net


77,793,170




Additions to real estate assets - improvements

(3,680,079)



(1,461,711)


Deposits paid on acquisitions


(1,837,695)



(2,644,056)


Decrease in restricted cash

4,449,837



1,808,375


Net cash used in investing activities

(69,507,992)



(252,960,791)







Financing activities:





Proceeds from mortgage notes payable

104,300,000



151,640,000


Payment for mortgage extinguishment

(67,140,689)



(2,185,191)


Payments for deposits and other mortgage loan costs

(3,398,718)



(3,716,469)


Proceeds from real estate loan participants

81,632



67,066


Payments to real estate loan participants

(2,466,500)




Proceeds from lines of credit


37,500,000



87,500,000


Payments on lines of credit


(68,000,000)



(105,000,000)


Proceeds from term loan




35,000,000


Repayment of the term loan




(5,000,000)


Proceeds from sales of Units, net of offering costs and redemptions

68,986,692



90,090,574


Proceeds from sales of Common Stock

186,119




Proceeds from exercises of warrants

4,248,574



5,548,468


Common stock dividends paid


(5,740,616)



(4,314,999)


Preferred stock dividends paid


(13,960,568)



(7,391,620)


Distributions to non-controlling interests

(194,957)



(53,241)


Payments for deferred offering costs

(2,126,225)



(350,012)


Net cash provided by financing activities

52,274,744



241,834,576






Net increase (decrease) in cash and cash equivalents

1,043,343



2,263,900


Cash and cash equivalents, beginning of year

12,321,787



2,439,605


Cash and cash equivalents, end of year

$

13,365,130



$

4,703,505


 

Real Estate Loan Investments

The following table presents our portfolio of real estate loan investments. The loan balance column lists the drawn amount of each loan as of March 31, 2017. We hold options, but not obligations, to purchase certain of the properties which are partially financed by our real estate loan investments. The option purchase prices are negotiated at the time of the loan closing and are to be calculated based upon market cap rates at the time of exercise of the purchase option, less a discount ranging from between 15 and 60 basis points, depending on the loan.




Total units
upon


Loan balance at
March 31,


Total loan


Purchase option window

Project/Property

Location


completion (1)


2017 (2)


 commitments


Begin


End













Multifamily communities:










Encore

Atlanta, GA


340



$

10,958,200



$

10,958,200



1/8/2018


5/8/2018

Encore Capital

Atlanta, GA




6,933,429



9,758,200



N/A


N/A

Palisades

Northern VA


304



16,541,073



17,270,000



3/1/2018


7/31/2018

Fusion

Irvine, CA


280



50,514,711



59,052,583



1/1/2018


4/1/2018

Green Park

Atlanta, GA


310



13,464,372



13,464,372



11/1/2017


2/28/2018

Summit Crossing III

Atlanta, GA


172



7,246,400



7,246,400



8/1/2017


11/30/2017

Overture

Tampa, FL


180



6,254,823



6,920,000



1/1/2018


5/1/2018

Aldridge at Town Village

Atlanta, GA


300



10,884,275



10,975,000



11/1/2017


2/28/2018

Bishop Street

Atlanta, GA


232



11,383,876



12,693,457



10/1/2018


12/31/2018

Hidden River

Tampa, FL


300



4,734,960



4,734,960



9/1/2018


12/31/2018

Hidden River Capital

Tampa, FL




4,725,266



5,380,000



N/A


N/A

CityPark II

Charlotte, NC


200



3,364,800



3,364,800



5/1/2018


8/31/2018

CityPark II Capital

Charlotte, NC




3,396,856



3,916,000



N/A


N/A

Park 35 on Clairmont

Birmingham, AL


271



20,219,632



21,060,160



S + 90 days (3)


S + 150 days (3)

Fort Myers

Fort Myers, FL


224



3,765,396



4,000,000



N/A


N/A

Wiregrass

Tampa, FL


392



5,253,571



14,975,853



S + 90 days (3)


S + 150 days (3)

Wiregrass Capital

Tampa, FL




3,338,073



3,744,147



N/A


N/A

360 Forsyth

Atlanta, GA


356



2,622,520



3,225,000



N/A


N/A













Student housing properties:












Haven West

Atlanta, GA


160



6,784,167



6,940,795



N/A


N/A

Haven 12

Starkville, MS


152



5,815,849



6,116,384



9/1/2017


11/30/2017

Stadium Village

Atlanta, GA


198



13,329,868



13,424,995



9/1/2017


11/30/2017

18 Nineteen

Lubbock, TX


217



15,584,017



15,598,352



10/1/2017


12/31/2017

Haven South

Waco, TX


250



15,418,199



15,455,668



10/1/2017


12/31/2017

Haven46

Tampa, FL


158



9,369,251



9,819,662



11/1/2018


1/31/2019

Haven Northgate

College Station, TX


427



53,811,320



64,678,549



10/1/2018


12/31/2018

Lubbock II

Lubbock, TX


140



8,967,201



9,357,171



11/1/2018


1/31/2019

Haven Charlotte

Charlotte, NC


332



196,763



19,581,593



12/1/2019


2/28/2020

Haven Charlotte Member

Charlotte, NC




7,240,278



8,201,170



N/A


N/A













New Market Properties:












Dawson Marketplace

Atlanta, GA




12,857,005



12,857,005



12/16/2017


12/15/2018













Other:












Crescent Avenue

Atlanta, GA




6,000,000



6,000,000



N/A


N/A
















5,895



340,976,151



$

400,770,476






Unamortized loan origination fees




(1,550,000)








Carrying amount





$

339,426,151




















(1) We evaluate each project individually and we make no assurance that we will acquire any of the underlying properties from our real estate loan investment portfolio.

(2) Loan balances presented are principal amounts due.

(3) The option period window begins and ends at the number of days indicated beyond the achievement of a 93% stabilization rate by the underlying property.

 

Multifamily Communities









Three months ended
March 31, 2017


Property


Location


Number
of units


Average unit
size (sq. ft.)


Average
physical
occupancy


Average
rent per
unit














Lake Cameron


Raleigh, NC


328



940



94.8

%


$

951



McNeil Ranch


Austin, TX


192



1,071



92.7

%


$

1,242



Avenues at Cypress


Houston, TX


240



1,166



94.8

%


$

1,388



Avenues at Northpointe


Houston, TX


280



1,154



93.5

%


$

1,310



Stoneridge Farms at the Hunt Club


Nashville, TN


364



1,153



92.2

%


$

1,058



Vineyards


Houston, TX


369



1,122



91.7

%


$

1,119



Aster at Lely Resort


Naples, FL


308



979



94.2

%


$

1,380



Venue at Lakewood Ranch


Sarasota, FL


237



1,001



95.3

%


$

1,556



Citi Lakes


Orlando, FL


346



984



92.2

%


$

1,333



Lenox Portfolio


Nashville, TN


474



886



96.6

%


$

1,170















Total/Avg PAC Same Store




3,138





94

%
















Stone Rise


Philadelphia, PA


216



1,079



93.6

%


$

1,438



Enclave at Vista Ridge


Dallas, TX


300



1,079



94.4

%


$

1,164



Summit Crossing


Atlanta, GA


485



1,053



96.0

%


$

1,109



CityPark View


Charlotte, NC


284



948





$

1,078



Avenues at Creekside


San Antonio, TX


395



974





$

1,114



Stone Creek


Houston, TX


246



852



94.7

%


$

1,026



Overton Rise


Atlanta, GA


294



1,018



93.6

%


$

1,433



Crosstown Walk


Tampa, FL


342



980





$

1,208



525 Avalon Park


Orlando, FL


487



1,394





$

1,316



Sorrel


Jacksonville, FL


290



1,048



94.0

%


$

1,219



Retreat at Greystone


Birmingham, AL


312



1,100





n/a



Broadstone at Citrus Village


Tampa, FL


296



980





n/a



Founders Village


Williamsburg, VA


247



1,070





n/a















Value-add project:












Village at Baldwin Park


Orlando, FL


528



1,069





$

1,490



















4,722





















Joint venture:












City Vista


Pittsburgh, PA


272



1,023





$

1,334















Total PAC Non-Same Store




4,994









Stabilized occupancy








94.1

%

(1)



Student housing communities:










Average
rent per
bed


North by Northwest


Tallahassee, FL


219


(2)

1,137



99.7

%


$

715



Regents on University


Tempe, AZ


225


(2)

1,296































Total All PAC units




8,576





















(1) Excludes average occupancy for student housing communities.


(2) North by Northwest has 679 beds and Regents on University has 640 beds.

 

For the three-month period ended March 31, 2017, our average physical occupancy was 94.1%. We calculate average physical occupancy for quarterly periods as the average number of occupied units on the 20th day of each of the trailing four months from the reporting period end date. For the three-month period ended March 31, 2017, our average economic occupancy was 94%. We define average economic occupancy as market rent reduced by vacancy losses, expressed as a percentage. All of our multifamily properties are included in these calculations except for properties which are not yet stabilized (which we define as properties having first achieved 93% physical occupancy), properties which are owned for less than the entire reporting period and properties which are undergoing significant capital projects or are adding additional phases (Summit Crossing, Stone Creek, Village at Baldwin Park, 525 Avalon Park and CityPark View). We also exclude properties which are currently being marketed for sale (Stone Rise and Enclave at Vista Ridge).

Capital Expenditures

We regularly incur capital expenditures related to our owned properties. Capital expenditures may be nonrecurring and discretionary, as part of a strategic plan intended to increase a property's value and corresponding revenue-generating ability, or may be normally recurring and necessary to maintain the income streams and present value of a property. Certain capital expenditures may be budgeted and reserved for upon acquiring a property as initial expenditures necessary to bring a property up to our standards or to add features or amenities that we believe make the property a compelling value to prospective residents or retail tenants in its individual market. These budgeted nonrecurring capital expenditures in connection with an acquisition are funded from the capital source(s) for the acquisition and are not dependent upon subsequent property operating cash flows for funding.

Excluded from these deductions are capital expenditures made in our office and retail portfolios (i) to lease space to "first generation" tenants (i.e. leasing capital for existing vacancies and known move-outs at the time of acquisition), (ii) to bring recently acquired properties up to our Class A ownership standards (and which amounts were underwritten into the total investment at the time of acquisition), (iii) property re-developments and repositionings, (iv) building improvements that are recoverable from future operating cost savings, and (v) capital incurred within 12 months prior to the disposition date for any properties sold. The addition of the "first generation" capital expenditures category has impacted the analysis of our retail-related tenant improvements and leasing costs, which were solely included under recurring capital expenditures in prior reporting periods.

For the three-month period ended March 31, 2017, our capital expenditures were as follows:



Nonrecurring capital expenditures


Recurring capital
expenditures





Budgeted at
acquisition


Other


Total



Total












Multifamily Communities:











Summit Crossing


$



$



$



$

27,066



$

27,066


Stone Rise








11,043



11,043


Ashford Park




19,800



19,800



11,208



31,008


McNeil Ranch




3,245



3,245



13,708



16,953


Lake Cameron




35,000



35,000



50,414



85,414


Stoneridge Farms at the Hunt Club




9,408



9,408



41,173



50,581


Vineyards




3,798



3,798



45,140



48,938


Enclave




14,983



14,983



49,385



64,368


Sandstone








5,938



5,938


Cypress




9,643



9,643



25,570



35,213


Northpointe




6,383



6,383



30,693



37,076


Lakewood Ranch








8,395



8,395


Aster at Lely








12,404



12,404


CityPark View




22,099



22,099



2,094



24,193


Avenues at Creekside








32,470



32,470


Citilakes




1,599



1,599



24,704



26,303


Stone Creek








20,119



20,119


Lenox Portfolio


175,974



20,818



196,792



29,211



226,003


Village at Baldwin Park


552,980





552,980



33,911



586,891


Crosstown Walk




26,757



26,757



8,436



35,193


Overton Rise


10,568



10,000



20,568



13,621



34,189


525 Avalon Park








58,152



58,152


City Vista




9,634



9,634



2,645



12,279


Sorrel


229,543





229,543



5,543



235,086


Citrus Village


18,152





18,152



4,415



22,567


Retreat at Greystone


10,500





10,500





10,500















997,717



193,167



1,190,884



567,458



1,758,342














































Capital expenditures, continued


Nonrecurring/first generation capital expenditures


Recurring / second
generation capital
expenditures





Budgeted at
acquisition


Other


Total



Total

Grocery-anchored shopping centers:











Woodstock Crossing




2,625



2,625





2,625


Parkway Town Centre




13,812



13,812





13,812


Spring Hill Plaza








17,522



17,522


Deltona Landings




9,358



9,358





9,358


Sweetgrass Corner








116,942



116,942


Salem Cove








16,687



16,687


Independence Square




1,295



1,295



5,144



6,439


Summit Point




3,346



3,346





3,346


The Overlook at Hamilton Place








5,700



5,700


Wade Green Village




3,645



3,645



9,487



13,132


Anderson Central




1,880



1,880



1,626



3,506


East Gate Shopping Center




4,190



4,190





4,190


Fairview Market




9,290



9,290



7,041



16,331


Fury's Ferry




43,420



43,420



19,466



62,886


Rosewood Shopping Center








1,990



1,990


The Market at Victory Village








2,800



2,800


Lakeland Plaza




21,309



21,309



28,364



49,673


Cherokee Plaza




16,270



16,270



14,327



30,597


Oak Park Village




1,937



1,937





1,937


Sandy Plains Exchange




2,115



2,115





2,115


University Palms








2,076



2,076


Shoppes of Parkland




49,070



49,070



6,763



55,833


Champions Village




170,017



170,017





170,017

















353,579



353,579



255,935



609,514













Student Housing:











North by Northwest


308,956





308,956



21,490



330,446


Regents on University








1,032



1,032













Office Buildings:











2nd Generation Leasing Capital











2nd Generation Building Capital

































Total


$

1,306,673



$

546,746



$

1,853,419



$

845,915



$

2,699,334


 

Grocery-Anchored Shopping Center Portfolio

As of March 31, 2017, our grocery-anchored shopping center portfolio consisted of the following properties:

Property name

Location


Year built


GLA (1)


Percent
leased


Grocery anchor
tenant











Woodstock Crossing

 Atlanta, GA


1994


66,122



92.6

%


 Kroger

Cherokee Plaza

 Atlanta, GA


1958


102,864



100.0

%


Kroger

Lakeland Plaza

 Atlanta, GA


1990


301,711



95.2

%


Sprouts

Powder Springs

 Atlanta, GA


1999


77,853



92.8

%


 Publix

Royal Lakes Marketplace

 Atlanta, GA


2008


119,493



84.4

%


 Kroger

Sandy Plains Exchange

 Atlanta, GA


1997


72,784



93.2

%


Publix

Summit Point

 Atlanta, GA


2004


111,970



81.5

%


 Publix

Thompson Bridge Commons

 Atlanta, GA


2001


92,587



97.3

%


Kroger

Wade Green Village

 Atlanta, GA


1993


74,978



89.7

%


 Publix

East Gate Shopping Center

 Augusta, GA


1995


75,716



89.5

%


 Publix

Fury's Ferry

 Augusta, GA


1996


70,458



100.0

%


 Publix

Parkway Centre

 Columbus, GA


1999


53,088



97.4

%


 Publix

Spring Hill Plaza

 Nashville, TN


2005


61,570



100.0

%


 Publix

Parkway Town Centre

 Nashville, TN


2005


65,587



100.0

%


 Publix

Salem Cove

 Nashville, TN


2010


62,356



97.8

%


 Publix

The Market at Victory Village

 Nashville, TN


2007


71,300



98.5

%


 Publix

The Overlook at Hamilton Place

 Chattanooga, TN


1992


213,095



93.6

%


 The Fresh Market

Shoppes of Parkland

 Miami-Ft. Lauderdale, FL


2000


145,720



98.3

%


BJ's Wholesale Club

Barclay Crossing

 Tampa, FL


1998


54,958



100.0

%


 Publix

Deltona Landings

 Orlando, FL


1999


59,966



100.0

%


 Publix

University Palms

 Orlando, FL


1993


99,172



98.4

%


Publix

Champions Village

 Houston, TX


1973


383,093



78.9

%


Randalls

Kingwood Glen

 Houston, TX


1998


103,397



100.0

%


 Kroger

Independence Square

 Dallas, TX


1977


140,218



88.7

%


 Tom Thumb

Oak Park Village

 San Antonio, TX


1970


64,287



100.0

%


H.E.B.

Sweetgrass Corner

 Charleston, SC


1999


89,124



98.6

%


 Bi-Lo

Anderson Central

 Greenville Spartanburg, SC


1999


223,211



97.1

%


 Walmart

Fairview Market

 Greenville Spartanburg, SC


1998


53,888



97.4

%


 Publix

Rosewood Shopping Center

 Columbia, SC


2002


36,887



90.2

%


 Publix

Heritage Station

 Raleigh, NC


2004


72,946



100.0

%


Harris Teeter

Southgate Village

 Birmingham, AL


1988


75,092



100.0

%


 Publix
















3,295,491



93.4

%




(1) Gross leasable area, or GLA, represents the total amount of property square footage that can be leased to tenants.

 

As of March 31, 2017, our grocery-anchored shopping center portfolio was 93.4% leased. We define percent leased as the percentage of gross leasable area that is leased, including noncancelable lease agreements that have been signed which have not yet commenced.

Details regarding lease expirations (assuming no exercises of tenant renewal options) within our grocery-anchored shopping center portfolio as of March 31, 2017 were:


Total grocery-anchored shopping center portfolio


Number of leases


Leased GLA


Percent of leased
GLA







Month to month

9


23,901



0.8

%

2017

52


104,616



3.4

%

2018

89


338,808



11.0

%

2019

77


639,376



20.8

%

2020

69


386,862



12.6

%

2021

67


340,938



11.1

%

2022

36


159,966



5.2

%

2023

6


23,839



0.8

%

2024

14


317,813



10.3

%

2025

14


212,072



6.9

%

2026

5


70,661



2.3

%

2027+

18


458,179



14.8

%








456


3,077,031



100.0

%

 

The Company's Quarterly Report on Form 10-Q for the first quarter 2017 will present statements of operations by reportable segment within the Results of Operations section of Management's Discussion and Analysis of Financial Condition and Results of Operations. Included in this disclosure will be revenues and specifically identifiable expenses of New Market Properties, LLC.

Office Building Portfolio

As of March 31, 2017, our office building portfolio consisted of the following properties:

Property Name


Location


GLA


Percent leased

Three Ravinia


Atlanta, GA


813,746



98.4

%

Brookwood


Birmingham, AL


169,489



100.0

%

Galleria 75


Atlanta, GA


110,597



88.0

%





1,093,832



97.6

%

The Company's office building portfolio includes the following significant tenants:




Square footage


Percentage of
total SF


Annual base rent

InterContinental Hotels Group

491,408



44.9

%


$

11,055,116


State Farm Mutual Automobile Insurance Company

183,168



16.7

%


$

3,205,579


Access Insurance Holdings Inc

77,518



7.1

%


$

1,042,629


Southern Natural Gas Company

63,113



5.8

%


$

2,040,303


Surgical Care Affiliates

47,870



4.4

%


$

1,381,249





863,077



78.9

%











Total office square footage

1,093,832






 

The Company's leased square footage of its office building portfolio expires according to the following schedule:

Office Building portfolio





Percent of

Year of lease
expiration


Rentable square


rented


feet


square feet

2017


40,098



3.8

%

2018


26,740



2.6

%

2019


13,044



1.2

%

2020


91,615



8.7

%

2021


215,742



20.5

%

2022


7,030



0.7

%

2023


34,441



3.3

%

2024


19,147



1.8

%

2025


47,870



4.6

%

2026




%

2027+


554,521



52.8

%



1,050,248



100.00

%

 

Multifamily Same Store Financial Data

The following chart presents same store operating results for the Company's multifamily communities that have been owned for at least 15 full months, enabling comparisons of the current year reporting period to the prior year comparative period. The Company excludes the same store operating results of properties for which construction of adjacent phases have commenced (the Company holds real estate loans partially supporting additional phases of the CityPark View and Summit Crossing multifamily communities, which are excluded as well).  For the periods presented, same store operating results consist of the operating results of the following multifamily communities:

Stoneridge Farms at Hunt Club


Lake Cameron

Vineyards


Aster at Lely

McNeil Ranch


Venue at Lakewood Ranch

Avenues at Cypress


Lenox Portfolio

Avenues at Northpointe


Citi Lakes

Same store net operating income is a non-GAAP measure that is most directly comparable to net income (loss), with a reconciliation following below.

Same Store Net Operating Income












Three months ended:







3/31/2017


3/31/16


$ change


% change

Revenues:









Rental revenues


$

11,049,371



$

10,897,845



$

151,526



1.4

%

Other property revenues


1,158,547



1,137,611



20,936



1.8

%

Total revenues


12,207,918



12,035,456



172,462



1.4

%










Operating expenses:









Property operating and maintenance


1,560,491



1,599,207



(38,716)



(2.4)

%

Payroll


1,065,204



1,070,668



(5,464)



(0.5)

%

Property management fees


485,923



482,228



3,695



0.8

%

Real estate taxes


2,019,758



2,149,716



(129,958)



(6.0)

%

Other


554,513



522,879



31,634



6.0

%

Total operating expenses


5,685,889



5,824,698



(138,809)



(2.4)

%










Same store net operating income


$

6,522,029



$

6,210,758



$

311,271



5.0

%

 

 

Reconciliation of Same Store Net Operating Income (NOI) to Net Income (Loss)








Three months ended:



3/31/2017


3/31/16






Same store net operating income


$

6,522,029



$

6,210,758


Add:





Non-same-store property revenues


41,591,714



19,980,227


Less:





Non-same-store property operating expenses

15,625,379



8,254,922







Property net operating income


32,488,364



17,936,063


Add:





Interest revenue on notes receivable


7,947,811



6,942,159


Interest revenue on related party notes receivable


4,813,892



2,777,940


Less:





Equity stock compensation


873,102



610,425


Depreciation and amortization


24,826,189



15,346,726


Interest expense


15,008,703



8,894,830


Acquisition costs


9,002



2,763,585


Management fees


4,512,514



2,766,086


Insurance, professional fees and other

858,219



933,601


Gain on sale of real estate


30,724,060




Contingent asset management and general and administrative expense fees


(175,082)



(269,601)







Net income (loss)


$

30,061,480



$

(3,389,490)


 

Definitions of Non-GAAP Measures

Funds From Operations Attributable to Common Stockholders and Unitholders ("FFO")

Analysts, managers and investors make certain adjustments to reported net income amounts under U.S. GAAP in order to better assess these vehicles' operating results. FFO is one of the most commonly utilized Non-GAAP measures currently in practice. In its 2002 "White Paper on Funds From Operations," which was most recently revised in 2012, the National Association of Real Estate Investment Trusts, or NAREIT, standardized the definition of how Net income/loss should be adjusted to arrive at FFO, in the interests of uniformity and comparability.

The NAREIT definition of FFO (and the one reported by the Company) is:

Net income/loss:

  • excluding impairment charges on and gains/losses from sales of depreciable property;
  • plus depreciation and amortization of real estate assets and deferred leasing costs; and
  • after adjustments for the Company's proportionate share of unconsolidated partnerships and joint ventures. 

Not all companies necessarily utilize the standardized NAREIT definition of FFO, so caution should be taken in comparing the Company's reported FFO results to those of other companies. The Company's FFO results are comparable to the FFO results of other companies that follow the NAREIT definition of FFO and report these figures on that basis. The Company believes FFO is useful to investors as a supplemental gauge of our operating results.  FFO is a non-GAAP measure that is reconciled to its most comparable GAAP measure, net income/loss available to common stockholders.

Core Funds From Operations Attributable to Common Stockholders and Unitholders ("Core FFO")

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 Company's ongoing operating performance. For example, the Company incurs substantial costs related to property acquisitions, which, prior to 2017, were required to be recognized as expenses when they were incurred. The Company added back any such acquisition and pursuit costs, including costs incurred in connection with obtaining short term debt financing for acquisitions and beginning January 1, 2016, amortization of loan coordination fees to FFO in its calculation of Core FFO since such costs are not representative of our operating results. The Company also adds back any costs incurred related to the extension of our management agreement with our Manager, realized losses on debt extinguishment and any non-cash dividends in this calculation. Core FFO figures reported by us may not be comparable to those Core FFO figures reported by other companies.

We utilize Core FFO as a measure of the operating performance of our portfolio of real estate assets.  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 real estate companies that are not as involved in ongoing acquisition activities. Core FFO is a non-GAAP measure that is reconciled to its most comparable GAAP measure, net income/loss available to common stockholders.

Adjusted Funds From Operations Attributable to Common Stockholders and Unitholders ("AFFO")

AFFO makes further adjustments to Core FFO results in order to arrive at a more refined measure of operating and financial performance. There is no industry standard definition of AFFO and practice is divergent across the industry. The Company calculates AFFO as:

Core FFO, plus:

  • non-cash equity compensation to directors and executives;
  • amortization of loan closing costs, excluding costs incurred in connection with obtaining short term financing related to acquisitions;
  • depreciation and amortization of non-real estate assets;
  • net loan fees received; and
  • accrued interest income received;

Less:

  • non-cash loan interest income;
  • cash paid for pursuit costs on abandoned acquisitions;
  • cash paid for loan closing costs;
  • amortization of acquired real estate intangible liabilities; and
  • normally-recurring capital expenditures and capitalized retail direct leasing costs.

AFFO figures reported by us may not be comparable to those AFFO figures reported by other companies.  We utilize AFFO as another measure of the operating performance of our portfolio of real estate assets.  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 real estate companies.  AFFO is a non-GAAP measure that is reconciled to its most comparable GAAP measure, net income/loss available to common stockholders.  FFO, Core FFO, and AFFO are not considered measures of liquidity and are not alternatives to measures calculated under GAAP.

Same Store Net Operating Income (NOI)

The Company uses same store net operating income as an operational metric for properties the Company has owned for at least 15 full months, enabling comparisons of those properties' operating results between the current reporting period and the prior year comparative period. The Company defines net operating income as rental and other property revenues, less total property and maintenance expenses, property management fees, real estate taxes, general and administrative expenses, and property insurance. The Company believes that net operating income is an important supplemental measure of operating performance for REITs because it provides measures of core operations, rather than factoring in depreciation and amortization, financing costs, acquisition costs, and other corporate expenses. Net operating income is a widely utilized measure of comparative operating performance in the REIT industry, but is not a substitute for the most comparable GAAP-compliant measure, net income/loss.

About Preferred Apartment Communities, Inc.         

Preferred Apartment Communities, Inc. (NYSE: APTS), or the Company, is a Maryland corporation formed primarily to acquire and operate multifamily properties in select targeted markets throughout the United States. As part of our business strategy, we may enter into forward purchase contracts or purchase options for to-be-built multifamily communities and we may make real estate related loans, provide deposit arrangements, or provide performance assurances, as may be necessary or appropriate, in connection with the construction of multifamily communities and other properties.  As a secondary strategy, we also may acquire or originate senior mortgage loans, subordinate loans or real estate loans secured by interests in multifamily properties, membership or partnership interests in multifamily properties and other multifamily related assets and invest a lesser portion of our assets in other real estate related investments, including other income-producing property types, senior mortgage loans, subordinate loans or real estate loans secured by interests in other income-producing property types, or membership or partnership interests in other income-producing property types as determined by Preferred Apartment Advisors, LLC, or our Manager, as appropriate for us. At March 31, 2017, the Company was the approximate 96.8% owner of Preferred Apartment Communities Operating Partnership, L.P., or the Operating Partnership. We elected to be taxed as a real estate investment trust under the Internal Revenue Code of 1986, as amended, commencing with our tax year ended December 31, 2011.

SOURCE Preferred Apartment Communities, Inc.

For further information: For further information: Leonard A. Silverstein, President and Chief Operating Officer, Preferred Apartment Communities, Inc., lsilverstein@pacapts.com, +1-770-818-4147

print email rss