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Exhibit 99.1

 

GRAPHIC

 

Corporate Property Associates 17 – Global Incorporated

Supplemental Unaudited Information

 

As of September 30, 2013

 

As used in this supplemental package, the terms “the Company,” “we,” “us” and “our” include Corporate Property Associates 17 – Global Incorporated (“CPA®:17 – Global”), its consolidated subsidiaries and predecessors, unless otherwise indicated. “GAAP” means generally accepted accounting principles in the United States (“U.S.”).

 

Important Note Regarding Non-GAAP Financial Measures

 

This supplemental package includes certain supplemental metrics that are not defined by GAAP (“non-GAAP”), including funds from operations (“FFO”), modified funds from operations (“MFFO”), adjusted revenue, and pro rata amounts. A description of these non-GAAP measures, located in the Terms and Definitions section, and reconciliations to the most directly comparable GAAP measures are provided in this supplemental package.

 

Forward-Looking Statements

 

This supplemental package contains forward-looking statements within the meaning of the Federal securities laws. It is important to note that our actual results could be materially different from those projected in such forward-looking statements. You should exercise caution in relying on forward-looking statements as they involve known and unknown risks, uncertainties and other factors that may materially affect our future results, performance, achievements or transactions. Information on factors which could impact actual results and forward-looking statements contained herein is included in our filings with the Securities and Exchange Commission (the “SEC”), including but not limited to our Annual Report on Form 10-K for the year ended December 31, 2012. We do not undertake to revise or update any forward-looking statements.

 

Executive Offices

50 Rockefeller Plaza

New York, NY 10020

Tel: 1-800-WPCAREY or (212) 492-1100

Fax: (212) 492-8922

Web Site Address: http://www.cpa17global.com

 

Investor Relations

Susan C. Hyde

Managing Director & Director of Investor Relations

W. P. Carey Inc.

Phone: (212) 492-1151

 


 

Corporate Property Associates 17 – Global Incorporated

Reconciliation of Net Income Attributable to CPA®:17 – Global Stockholders

to Modified Funds From Operations (MFFO) (Unaudited)

(in thousands, except share and per share amounts)

 

 

 

Three Months Ended September 30,

 

Nine Months Ended September 30,

 

 

 

2013

 

2012

 

2013

 

2012

 

Net income attributable to CPA®:17 – Global stockholders

 

$

5,026

 

$

12,295

 

$

32,653

 

$

37,684

 

Adjustments:

 

 

 

 

 

 

 

 

 

Depreciation and amortization of real property

 

23,010

 

17,345

 

67,540

 

47,997

 

Gain on sale of real estate

 

(78)

 

-

 

(78)

 

(740)

 

Proportionate share of adjustments to equity in net income of partially-owned entities to arrive at FFO:

 

 

 

 

 

 

 

 

 

Depreciation and amortization of real property

 

4,274

 

4,011

 

11,501

 

12,457

 

Proportionate share of adjustments for noncontrolling interests to arrive at FFO

 

(177)

 

(145)

 

(485)

 

(424)

 

Total adjustments

 

27,029

 

21,211

 

78,478

 

59,290

 

FFO — as defined by NAREIT

 

32,055

 

33,506

 

111,131

 

96,974

 

Adjustments:

 

 

 

 

 

 

 

 

 

Other depreciation, amortization and non-cash charges

 

342

 

(178)

 

(887)

 

827

 

Straight-line and other rent adjustments (a)

 

(4,648)

 

(3,364)

 

(15,255)

 

(10,581)

 

Impairment charges (b)

 

-

 

-

 

-

 

2,019

 

Loss on extinguishment of debt

 

535

 

-

 

535

 

-

 

Acquisition expenses (c)

 

9,185

 

1,598

 

12,321

 

3,323

 

Above- and below-market rent intangible lease amortization, net (d)

 

86

 

96

 

(80)

 

629

 

(Accretion) of discounts/ amortization of premiums on debt investments, net

 

(490)

 

35

 

(421)

 

104

 

Realized gains on foreign currency, derivatives, and other

 

(1,067)

 

(1,630)

 

(3,964)

 

(3,299)

 

Unrealized losses on mark-to-market adjustments

 

6

 

-

 

6

 

-

 

Proportionate share of adjustments to equity in net income of partially-owned entities to arrive at MFFO:

 

 

 

 

 

 

 

 

 

Other depreciation, amortization and non-cash charges

 

(59)

 

2

 

(47)

 

11

 

Straight-line and other rent adjustments (a)

 

(2)

 

(11)

 

(21)

 

(39)

 

Gain on extinguishment of debt

 

-

 

-

 

-

 

(1,914)

 

Acquisition expenses (c)

 

64

 

80

 

1,379

 

208

 

Above- and below-market rent intangible lease amortization, net (d)

 

311

 

47

 

931

 

60

 

Realized (gains) losses on foreign currency, derivatives, and other

 

(3)

 

(9)

 

(1)

 

8

 

Proportionate share of adjustments for noncontrolling interests to arrive at MFFO

 

72

 

(608)

 

185

 

878

 

Total adjustments

 

4,332

 

(3,942)

 

(5,319)

 

(7,766)

 

MFFO

 

$

36,387

 

$

29,564

 

$

105,812

 

$

89,208

 

MFFO per share

 

$

0.13

 

$

0.13

 

$

0.39

 

$

0.44

 

Weighted average shares outstanding

 

314,353,314

 

256,954,985

 

311,634,668

 

236,785,886

 

 

MFFO per share calculation:

 

 

 

Three Months Ended September 30,

 

Nine Months Ended September 30,

 

 

 

2013

 

2012

 

2013

 

2012

 

MFFO

 

$

36,387

 

$

29,564

 

$

105,812

 

$

89,208

 

Issuance of shares to an affiliate in satisfaction of fees due

 

5,658

 

4,906

 

16,131

 

14,224

 

MFFO numerator in determination of MFFO per share

 

$

42,045

 

$

34,470

 

$

121,943

 

$

103,432

 

 

__________

 

 

(a)         Under GAAP, rental receipts are allocated to periods using an accrual basis. This may result in income recognition that is significantly different than underlying contract terms. By adjusting for these items (to reflect such payments from a GAAP accrual basis to a cash basis of disclosing the rent and lease payments), management believes that MFFO provides useful

 

CPA®:17 – Global 9/30/2013 Supplemental 8-K — 2

 


 

supplemental information on the realized economic impact of lease terms and debt investments, provides insight on the contractual cash flows of such lease terms and debt investments, and aligns results with management’s analysis of operating performance.

(b)         Impairment charges were incurred on our commercial mortgage-backed securities portfolio and are considered non-real estate impairments. As such, these impairment charges were not included in our computation of FFO as defined by NAREIT but are included as an adjustment in arriving at MFFO as these charges are not directly related or attributable to our operations.

(c)          Includes Acquisition expenses and amortization of deferred acquisition fees. In evaluating investments in real estate, management differentiates the costs to acquire the investment from the operations derived from the investment. Such information would be comparable only for non-listed REITs that have completed their acquisition activity and have other similar operating characteristics. By excluding expensed acquisition costs and amortization of deferred acquisition fees, management believes MFFO provides useful supplemental information that is comparable for each type of real estate investment and is consistent with management’s analysis of the investing and operating performance of our properties. Acquisition fees and expenses include payments to our advisor or third parties. Acquisition fees and expenses under GAAP are considered operating expenses and as expenses included in the determination of net income and income from continuing operations, both of which are performance measures under GAAP. All paid and accrued acquisition fees and expenses will have negative effects on returns to stockholders, the potential for future distributions, and cash flows generated by us, unless earnings from operations or net sales proceeds from the disposition of properties are generated to cover the purchase price of the property, these fees and expenses and other costs related to the property.

(d)         Under GAAP, certain intangibles are accounted for at cost and reviewed at least annually for impairment, and certain intangibles are assumed to diminish predictably in value over time and amortized, similar to depreciation and amortization of other real estate related assets that are excluded from FFO. However, because real estate values and market lease rates historically rise or fall with market conditions, management believes that by excluding charges relating to amortization of these intangibles, MFFO provides useful supplemental information on the performance of the real estate.

 

CPA®:17 – Global 9/30/2013 Supplemental 8-K — 3

 


 

Corporate Property Associates 17 – Global Incorporated

Adjusted Revenue (Unaudited)

(in thousands)

 

 

 

Three Months Ended

 

Nine Months Ended September 30,

 

 

 

September 30, 2013

 

June 30, 2013

 

March 31, 2013

 

December 31, 2012

 

September 30, 2012

 

2013

 

2012

 

Reconciliation of Adjusted Revenue (a)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total revenue — as reported

 

$

91,619

 

$

88,992

 

$

86,726

 

$

89,083

 

$

68,141

 

$

267,337

 

$

200,470

 

Less: Other operating income – as reported

 

(5,707)

 

(4,915)

 

(4,552)

 

(2,554)

 

(817)

 

(15,174)

 

(2,634)

 

Less: Interest income revenue – as reported

 

(1,880)

 

(1,944)

 

(1,375)

 

(4,261)

 

(1,560)

 

(5,199)

 

(4,781)

 

Less: Other real estate income – as reported

 

(11,643)

 

(12,429)

 

(12,021)

 

(18,816)

 

(8,286)

 

(36,093)

 

(25,799)

 

Total consolidated lease revenues

 

72,389

 

69,704

 

68,778

 

63,452

 

57,478

 

210,871

 

167,256

 

Lease revenues — discontinued operations

 

-

 

-

 

-

 

-

 

-

 

-

 

106

 

Add: Pro rata share of revenues from equity investments

 

9,931

 

9,334

 

9,370

 

9,178

 

8,896

 

28,635

 

27,544

 

Less: Pro rata share of revenues due to noncontrolling interests

 

(4,205)

 

(4,202)

 

(4,174)

 

(4,199)

 

(4,116)

 

(12,581)

 

(12,479)

 

Total pro rata net lease revenues

 

78,115

 

74,836

 

73,974

 

68,431

 

62,258

 

226,925

 

182,427

 

Add: Other real estate income – as reported

 

11,643

 

12,429

 

12,021

 

18,816

 

8,286

 

36,093

 

25,799

 

Adjusted Revenue

 

$

89,758

 

$

87,265

 

$

85,995

 

$

87,247

 

$

70,544

 

$

263,018

 

$

208,226

 

 

__________

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(a)         Adjusted revenue is a non-GAAP measure. See Terms and Definitions section on page 9 for a description of our non-GAAP measures.

 

CPA®:17 – Global 9/30/2013 Supplemental 8-K — 4

 


 

Corporate Property Associates 17 – Global Incorporated

Portfolio Diversification as of September 30, 2013 (Unaudited)

Top Ten Tenants by Rent (Pro Rata Basis)

(in thousands, except percentages)

 

 

 

Annualized Contractual

 

 

 

Tenant/Lease Guarantor

 

Minimum Base Rent (a) (b)

 

Percent

 

Metro Cash & Carry Italia S.p.A. (c)

 

$

30,942

 

10%

 

Agrokor d.d. (c)

 

25,445

 

8%

 

General Parts Inc., Golden State Supply LLC, Straus-Frank Enterprises LLC, General Parts Distribution LLC and Worldpac Inc.

 

17,653

 

6%

 

The New York Times Company

 

14,119

 

5%

 

C1000 Logistiek Vastgoed B.V. (c)

 

13,627

 

4%

 

Hellweg Die Profi-Baumärkte GmbH & Co. KG (c)

 

12,332

 

4%

 

Eroski Sociedad Cooperativa (c)

 

11,887

 

4%

 

Blue Cross and Blue Shield of Minnesota, Inc.

 

11,502

 

4%

 

KBR, Inc.

 

11,227

 

4%

 

DTS Distribuidora de Television Digital SA (c)

 

9,406

 

3%

 

Total

 

$

158,140

 

52%

 

 

 

 

 

 

 

Weighted-Average Lease Term for Portfolio:

 

15.2 years

 

 

 

_________

 

 

 

 

 

 

 

 

 

 

 

(a)         Pro rata annualized contractual minimum base rent represents a non-GAAP measure. See Terms and Definitions section on page 9 for a description of our non-GAAP measures.

(b)         Excludes all operating properties.

(c)          Rent amounts are subject to fluctuations in foreign currency exchange rates.

 

Portfolio

 

At September 30, 2013, our portfolio was comprised of our full or partial ownership interests in 343 properties, substantially all of which were net-leased to 88 tenants, and totaled approximately 33 million square feet. In addition, our portfolio was comprised of our full or partial ownership interests in 69 self-storage properties, three hotel properties, and one shopping center for an aggregate of approximately 6 million square feet.

 

CPA®:17 – Global 9/30/2013 Supplemental 8-K — 5

 


 

Corporate Property Associates 17 – Global Incorporated

Portfolio Diversification as of September 30, 2013 (Unaudited)

by Geography and Property Type (Pro Rata Basis)

(in thousands, except percentages)

 

 

 

Annualized Contractual

 

 

 

Region

 

Minimum Base Rent (a) (b)

 

Percent

 

U.S.

 

 

 

 

 

South

 

$

52,979

 

18%

 

Midwest

 

51,216

 

17%

 

East

 

38,842

 

13%

 

West

 

25,005

 

8%

 

U.S. Total

 

168,042

 

56%

 

 

 

 

 

 

 

International

 

 

 

 

 

Italy

 

30,942

 

10%

 

Croatia

 

25,445

 

8%

 

Spain

 

21,292

 

7%

 

Germany

 

17,829

 

6%

 

Netherlands

 

16,600

 

5%

 

Poland

 

11,188

 

4%

 

Other (c)

 

12,358

 

4%

 

International Total

 

135,654

 

44%

 

 

 

 

 

 

 

Total

 

$

303,696

 

100%

 

 

 

 

 

 

 

 

 

Annualized Contractual

 

 

 

Property Type

 

Minimum Base Rent (a) (b)

 

Percent

 

Warehouse/Distribution

 

$

84,910

 

28%

 

Office

 

73,612

 

25%

 

Retail

 

73,379

 

24%

 

Industrial

 

46,170

 

15%

 

Other (d)

 

25,625

 

8%

 

Total

 

$

303,696

 

100%

 

__________

 

(a)         Pro rata annualized contractual minimum base rent represents a non-GAAP measure. See Terms and Definitions section on page 9 for a description of our non-GAAP measures.

(b)         Excludes all operating properties.

(c)          Includes rent from tenants in Hungary, Japan, and the United Kingdom.

(d)         Includes rent from tenants with the following property types: education (2.6%), automotive dealership (2.1%), sports (2.0%), self-storage (1.0%), and land (0.3%).

 

Portfolio Diversification by Geography

 

Portfolio Diversification by Property Type

 

 

CPA®:17 – Global 9/30/2013 Supplemental 8-K — 6

 


 

Corporate Property Associates 17 – Global Incorporated

Portfolio Diversification as of September 30, 2013 (Unaudited)

by Tenant Industry (Pro Rata Basis)

(in thousands, except percentages)

 

 

 

Annualized Contractual

 

 

 

Industry Type (c)

 

Minimum Base Rent (a) (b)

 

Percent

Retail Trade

 

$

82,793

 

27

%

Grocery

 

54,616

 

18

%

Media: Printing and Publishing

 

26,254

 

9

%

Transportation - Cargo

 

15,084

 

5

%

Insurance

 

14,981

 

5

%

Healthcare, Education, and Childcare

 

11,671

 

4

%

Construction and Building

 

11,253

 

4

%

Machinery

 

10,425

 

3

%

Chemicals, Plastics, Rubber, and Glass

 

9,526

 

3

%

Electronics

 

8,871

 

3

%

Beverages, Food, and Tobacco

 

8,489

 

3

%

Leisure, Amusement, and Entertainment

 

7,549

 

3

%

Business and Commercial Services

 

7,000

 

2

%

Consumer Services

 

5,589

 

2

%

Automobile

 

5,154

 

2

%

Consumer Non-durable Goods

 

4,897

 

1

%

Banking

 

4,430

 

1

%

Buildings and Real Estate

 

3,942

 

1

%

Transportation - Personal

 

3,750

 

1

%

Textiles, Leather, and Apparel

 

2,992

 

1

%

Other (d)

 

4,430

 

2

%

Total

 

$

303,696

 

100

%

__________

 

(a)         Pro rata annualized contractual minimum base rent represents a non-GAAP measure. See Terms and Definitions section on page 9 for a description of our non-GAAP measures.

(b)         Excludes all operating properties.

(c)          Based on the Moody’s Investors Service, Inc. classification system and information provided by the tenant.

(d)         Includes rent from tenants in the following industries: mining, metals, and primary metal industries (0.6%), forest products and paper (0.3%), hotels and gaming (0.2%), finance (0.2%), consumer and durable goods (0.1%), and telecommunications (0.05%).

 

CPA®:17 – Global 9/30/2013 Supplemental 8-K — 7

 

 


 

Corporate Property Associates 17 – Global Incorporated

Investment Activity (Unaudited)

For the Nine Months Ended September 30, 2013

(in thousands, except square footage)

 

Acquisitions

 

Tenant/Lease Guarantor

 

Property Location

 

Purchase Price  (a)

 

Closing Date

 

Property Type

 

Gross Square Footage

 

Penda Corporation

 

Portage, WI

 

$

10,871

 

January-13

 

Industrial

 

270,500

 

Live Nation Entertainment, Inc.

 

Dallas, TX

 

15,700

 

February-13

 

Retail

 

61,876

 

Harbor Freight Tools USA, Inc. (b)

 

Dillon, SC

 

39,004

 

March-13

 

Warehouse/Distribution

 

BTS

 

GEMS Chicago, Inc.

 

Chicago, IL

 

18,188

 

April-13

 

Land

 

324,176

 

Multi-Tenant

 

Northbrook, IL

 

7,934

 

May-13

 

Retail

 

6,006

 

FrieslandCampina Nederland B.V. (c)

 

Wageningen, Netherlands

 

38,569

 

July-13

 

Industrial

 

185,957

 

H&M Hennes & Mauritz AB (c)

 

Poznan, Poland

 

78,063

 

July-13

 

Warehouse/Distribution

 

897,951

 

State Farm Mutual Automobile Company (d)

 

Austin, TX

 

57,802

 

August-13

 

Office

 

239,706

 

RLJ-McLarty-Landers Automotive Holdings, LLC

 

Lewisville, TX

 

15,310

 

August-13

 

Retail

 

74,640

 

Total Acquisitions - Leased Properties

 

 

 

281,441

 

 

 

 

 

2,060,812

 

 

 

 

 

 

 

 

 

 

 

 

 

Property Type

 

Property Location

 

Purchase Price (a)

 

Closing Date

 

 

 

 

 

Self-Storage Facility

 

Cathedral City, CA

 

2,755

 

March-13

 

 

 

 

 

Self-Storage Facility

 

Hilo, HI

 

6,100

 

June-13

 

 

 

 

 

Self-Storage Facility (Equity investment)

 

New York, NY

 

81,237

 

June-13

 

 

 

 

 

Self-Storage Facility

 

Tampa, FL

 

4,430

 

July-13

 

 

 

 

 

Self-Storage Facilities (2 Facilities)

 

Winder, GA

 

2,700

 

July-13

 

 

 

 

 

Self-Storage Facility

 

Orlando, FL

 

6,700

 

August-13

 

 

 

 

 

Self-Storage Facility

 

Palm Coast, FL

 

5,700

 

September-13

 

 

 

 

 

Total Acquisitions - Self-Storage Properties

 

 

 

109,622

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Acquisitions

 

 

 

$

391,063

 

 

 

 

 

 

 

 

__________

 

(a)         Includes capitalized transaction costs, where applicable. For equity investments, the purchase price represents our pro rata share of the jointly-owned investment’s estimated total asset value, excluding debt, plus capitalized transactions costs.

(b)         Acquisition includes a build-to-suit (“BTS”) transaction. Purchase price represents total commitment for BTS funding. Gross square footage cannot be determined at this time.

(c)          Acquisition price reflects applicable foreign exchange rate.

(d)         This investment is jointly owned with Corporate Property Associates 18 – Global Incorporated, an affiliate. Acquisition price reflects our 50% ownership interest.

 

CPA®:17 – Global 9/30/2013 Supplemental 8-K — 8

 

 


 

Terms and Definitions

 

Non-GAAP Financial Disclosures

 

FFO and MFFO

 

Due to certain unique operating characteristics of real estate companies, as discussed below, NAREIT has promulgated a measure known as funds from operations, or FFO, which we believe to be an appropriate supplemental measure to reflect the operating performance of a real estate investment trust, or REIT. The use of FFO is recommended by the REIT industry as a supplemental performance measure. FFO is not equivalent to nor a substitute for net income or loss as determined under GAAP.

 

We define FFO consistent with the standards established by the White Paper on FFO approved by the Board of Governors of NAREIT, as revised in February 2004, or the White Paper. The White Paper defines FFO as net income or loss computed in accordance with GAAP, excluding gains or losses from sales of property, impairment charges on real estate and depreciation and amortization; and after adjustments for unconsolidated partnerships and jointly-owned investments. Adjustments for unconsolidated partnerships and jointly-owned investments are calculated to reflect FFO.

 

The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time, especially if such assets are not adequately maintained or repaired and renovated as required by relevant circumstances and/or is requested or required by lessees for operational purposes in order to maintain the value disclosed. We believe that, since real estate values historically rise and fall with market conditions, including inflation, interest rates, the business cycle, unemployment and consumer spending, presentations of operating results for a REIT using historical accounting for depreciation may be less informative. Historical accounting for real estate involves the use of GAAP. Any other method of accounting for real estate such as the fair value method cannot be construed to be any more accurate or relevant than the comparable methodologies of real estate valuation found in GAAP. Nevertheless, we believe that the use of FFO, which excludes the impact of real estate-related depreciation and amortization as well as impairment charges of real estate-related assets, provides a more complete understanding of our performance to investors and to management, and when compared year over year, reflects the impact on our operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may not be immediately apparent from net income. In particular, we believe it is appropriate to disregard impairment charges, as this is a fair value adjustment that is largely based on market fluctuations and assessments regarding general market conditions which can change over time. An asset will only be evaluated for impairment if certain impairment indications exist and if the carrying, or book value, exceeds the total estimated undiscounted future cash flows (including net rental and lease revenues, net proceeds on the sale of the property, and any other ancillary cash flows at a property or group level under GAAP) from such asset. Investors should note, however, that determinations of whether impairment charges have been incurred are based partly on anticipated operating performance, because estimated undiscounted future cash flows from a property, including estimated future net rental and lease revenues, net proceeds on the sale of the property, and certain other ancillary cash flows, are taken into account in determining whether an impairment charge has been incurred. While impairment charges are excluded from the calculation of FFO described above, investors are cautioned that, due to the fact that impairments are based on estimated future undiscounted cash flows and the relatively limited term of our operations, it could be difficult to recover any impairment charges. However, FFO and MFFO, as described below, should not be construed to be more relevant or accurate than the current GAAP methodology in calculating net income or in its applicability in evaluating the operating performance of the company. The method utilized to evaluate the value and performance of real estate under GAAP should be construed as a more relevant measure of operational performance and considered more prominently than the non-GAAP FFO and MFFO measures and the adjustments to GAAP in calculating FFO and MFFO.

 

Changes in the accounting and reporting promulgations under GAAP (for acquisition fees and expenses from a capitalization/depreciation model to an expensed-as-incurred model) were put into effect in 2009. These other changes to GAAP accounting for real estate subsequent to the establishment of NAREIT’s definition of FFO have prompted an increase in cash-settled expenses, such as acquisition fees, that are typically accounted for as operating expenses. Management believes these fees and expenses do not affect our overall long-term operating performance. Publicly registered, non-listed REITs typically have a significant amount of acquisition activity and are substantially more dynamic during their initial years of investment and operation. While other start-up entities may also experience significant acquisition activity during their initial years, we believe that non-listed REITs are unique in that they have a limited life with targeted exit strategies within a relatively limited time frame after acquisition activity ceases. As disclosed in the prospectus for our follow-on offering dated April 7, 2011 (the “Prospectus”), we intend to begin the process of achieving a liquidity event (i.e., listing of our common stock on a national exchange, a merger or sale of our assets or another similar transaction) within eight to 12 years following the investment of substantially all of the net proceeds from our initial offering, which terminated in April 2011. Thus, we do not intend to continuously purchase assets and intend to have a limited life. Due to the above factors and other unique features of publicly registered, non-listed REITs, the Investment Program Association (“IPA”), an industry trade group, has standardized a measure known as MFFO, which the IPA has recommended as a supplemental measure for publicly registered non-listed REITs and which we believe to be another appropriate supplemental measure to reflect the operating

 

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performance of a non-listed REIT having the characteristics described above. MFFO is not equivalent to our net income or loss as determined under GAAP, and MFFO may not be a useful measure of the impact of long-term operating performance on value if we do not continue to operate with a limited life and targeted exit strategy, as currently intended. We believe that, because MFFO excludes costs that we consider more reflective of investing activities and other non-operating items included in FFO and also excludes acquisition fees and expenses that affect our operations only in periods in which properties are acquired, MFFO can provide, on a going forward basis, an indication of the sustainability (that is, the capacity to continue to be maintained) of our operating performance after the period in which we are acquiring properties and once our portfolio is in place. By providing MFFO, we believe we are presenting useful information that assists investors and analysts to better assess the sustainability of our operating performance now that our offering has been completed and once all of our properties have been acquired. We also believe that MFFO is a recognized measure of sustainable operating performance by the non-listed REIT industry. Further, we believe MFFO is useful in comparing the sustainability of our operating performance since our offering and most of our acquisitions are completed with the sustainability of the operating performance of other real estate companies that are not as involved in acquisition activities. Investors are cautioned that MFFO should only be used to assess the sustainability of a company’s operating performance after a company’s offering has been completed and properties have been acquired, as it excludes acquisition costs that have a negative effect on a company’s operating performance during the periods in which properties are acquired.

 

We define MFFO consistent with the IPA’s Guideline 2010-01, Supplemental Performance Measure for Publicly Registered, Non-Listed REITs: Modified Funds from Operations, or the Practice Guideline, issued by the IPA in November 2010. The Practice Guideline defines MFFO as FFO further adjusted for the following items, as applicable, included in the determination of GAAP net income: acquisition fees and expenses; amounts relating to deferred rent receivables and amortization of above and below market leases and liabilities (which are adjusted in order to reflect such payments from a GAAP accrual basis to a cash basis of disclosing the rent and lease payments); accretion of discounts and amortization of premiums on debt investments; nonrecurring impairments of real estate-related investments (i.e., infrequent or unusual, not reasonably likely to recur in the ordinary course of business); mark-to-market adjustments included in net income; nonrecurring gains or losses included in net income from the extinguishment or sale of debt, hedges, foreign exchange, derivatives or securities holdings where trading of such holdings is not a fundamental attribute of the business plan, unrealized gains or losses resulting from consolidation from, or deconsolidation to, equity accounting, and after adjustments for consolidated and unconsolidated partnerships and jointly-owned investments, with such adjustments calculated to reflect MFFO on the same basis. The accretion of discounts and amortization of premiums on debt investments, nonrecurring unrealized gains and losses on hedges, foreign exchange, derivatives or securities holdings, unrealized gains and losses resulting from consolidations, as well as other listed cash flow adjustments are adjustments made to net income in calculating the cash flows provided by operating activities and, in some cases, reflect gains or losses which are unrealized and may not ultimately be realized. While we are responsible for managing interest rate, hedge and foreign exchange risk, we retain an outside consultant to review all our hedging agreements. Inasmuch as interest rate hedges are not a fundamental part of our operations, we believe it is appropriate to exclude such infrequent gains and losses in calculating MFFO, as such gains and losses are not reflective of on-going operations.

 

In calculating MFFO, we exclude acquisition-related expenses, amortization of above- and below-market leases, fair value adjustments of derivative financial instruments, deferred rent receivables and the adjustments of such items related to noncontrolling interests. Under GAAP, acquisition fees and expenses are characterized as operating expenses in determining operating net income. These expenses are paid in cash by a company. All paid and accrued acquisition fees and expenses will have negative effects on returns to investors, the potential for future distributions, and cash flows generated by the company, unless earnings from operations or net sales proceeds from the disposition of other properties are generated to cover the purchase price of the property, these fees and expenses and other costs related to such property. Further, under GAAP, certain contemplated non-cash fair value and other non-cash adjustments are considered operating non-cash adjustments to net income in determining cash flow from operating activities. In addition, we view fair value adjustments of derivatives and gains and losses from dispositions of assets as infrequent items or items which are unrealized and may not ultimately be realized, and which are not reflective of on-going operations and are therefore typically adjusted for assessing operating performance.

 

Our management uses MFFO and the adjustments used to calculate it in order to evaluate our performance against other non-listed REITs which have limited lives with short and defined acquisition periods and targeted exit strategies shortly thereafter. As noted above, MFFO may not be a useful measure of the impact of long-term operating performance on value if we do not continue to operate in this manner. We believe that our use of MFFO and the adjustments used to calculate it allow us to present our performance in a manner that reflects certain characteristics that are unique to non-listed REITs, such as their limited life, limited and defined acquisition period and targeted exit strategy, and hence that the use of such measures is useful to investors. For example, acquisition costs are generally funded from the proceeds of our offering and other financing sources and not from operations. By excluding expensed acquisition costs, the use of MFFO provides information consistent with management’s analysis of the operating performance of the properties. Additionally, fair value adjustments, which are based on the impact of current market fluctuations and underlying assessments of general market conditions, but can also result from operational factors such as rental and occupancy rates, may not be directly related or attributable to our current operating performance. By excluding such changes that may reflect anticipated and unrealized gains or losses, we believe MFFO provides useful supplemental information.

 

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Presentation of this information is intended to provide useful information to investors as they compare the operating performance of different REITs, although it should be noted that not all REITs calculate FFO and MFFO the same way, so comparisons with other REITs may not be meaningful. Furthermore, FFO and MFFO are not necessarily indicative of cash flow available to fund cash needs and should not be considered as an alternative to net income or income from continuing operations as an indication of our performance, as an alternative to cash flows from operations as an indication of our liquidity, or indicative of funds available to fund our cash needs including our ability to make distributions to our stockholders. FFO and MFFO should be reviewed in conjunction with other GAAP measurements as an indication of our performance.

 

MFFO has limitations as a performance measure in an offering such as ours, where the price of a share of common stock is a stated value and there is no estimated net asset value per share (“NAV”) determination during the offering stage and for a period thereafter. MFFO is useful in assisting management and investors in assessing the sustainability of operating performance in future operating periods, and in particular, after the offering and acquisition stages are complete and NAV is disclosed. MFFO is not a useful measure in evaluating NAV because impairments are taken into account in determining NAV but not in determining MFFO.

 

Neither the SEC, NAREIT nor any other regulatory body has passed judgment on the acceptability of the adjustments that we use to calculate FFO or MFFO. In the future, the SEC, NAREIT or another regulatory body may decide to standardize the allowable adjustments across the non-listed REIT industry and we would have to adjust our calculation and characterization of FFO or MFFO accordingly.

 

Adjusted Revenue

 

Adjusted revenue is a non-GAAP financial measure that represents revenues on a GAAP basis adjusted for our pro rata share of revenues from equity investments as well as the pro rata share of revenues due to noncontrolling interests. We believe that adjusted revenue is useful to investors and analysts as a supplemental measure of revenues from our core operations, and we use it to evaluate the stability of our underlying revenue streams. Adjusted revenue should not be considered as an alternative to revenues computed on a GAAP basis as a measure of our profitability. Adjusted revenue may not be comparable to similarly titled measures of other companies.

 

Pro Rata Amounts

 

This supplemental package contains certain measures prepared under the pro rata consolidation method, which is not in accordance with GAAP. We refer to these non-GAAP measures as pro rata measures. We believe that these pro rata measures are useful to investors as they provide supplemental information on the nature and performance of our investments that is not easily discernible in the equivalent GAAP measures. Consistent with industry practice and as a means of procuring opportunities and sharing risk, we have a number of investments, usually with our affiliates, in which our economic ownership is less than 100%. Under the full consolidation method required under GAAP, we report 100% of the assets, liabilities, revenues, and expenses of those investments that are deemed to be under our control or for which we are deemed to be the primary beneficiary, even if our ownership is less than 100%. Also, under GAAP, for all other jointly-owned investments, we report our net investment and our net income or loss from that investment. Under the pro rata consolidation method, we generally present our proportionate share, based on our economic ownership of these jointly-owned investments, of the assets, liabilities, revenues, and expenses of those investments, as we use this information to evaluate our financial performance without including any ownership of the other investors. Our non-GAAP measures are not intended to be performance measures that should be regarded as alternatives to, or more meaningful than, our GAAP measures.

 

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