UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, DC 20549
_______________
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934
Date of report (Date of earliest event reported): May 11, 2015
American Realty Capital Daily Net Asset Value Trust, Inc.
(Exact Name of Registrant as Specified in Its Charter)
Maryland
(State or Other Jurisdiction of Incorporation)
333-169821 | 27-3441614 | |||
(Commission File Number) | (IRS Employer Identification No.) | |||
405 Park Avenue, 14th Floor | ||||
New York, NY 10022 | ||||
(Address, including zip code, of Principal Executive Offices) | ||||
(215) 415-6500 | ||||
(Registrant's Telephone Number, Including Area Code) | ||||
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
o | Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) |
o | Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) |
o | Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) |
o | Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) |
Item 8.01. Other Events.
On May 1, 2015, American Realty Capital Daily Net Asset Value Trust, Inc.'s (the "Company") net asset value (“NAV”) per institutional share is $9.944 and its NAV per retail share is $10.210.
The following sets forth the calculation of NAV for each of the institutional shares and retail shares:
Net Asset Value as of April 1, 2015: | $ | 25,513,295.94 | ||||
Net Assets as of May 1, 2015: | ||||||
Real Estate Properties, at Fair Value | $ | 36,820,000.00 | ||||
Non-Real Estate Assets (1) | ||||||
Cash and Cash Equivalents | 1,181,764.76 | |||||
Receivable from Advisor | 4,962,732.00 | |||||
Prepaid and Other Costs | 82,392.66 | |||||
Total Assets | 43,046,889.42 | |||||
Liabilities | ||||||
Financing | 16,434,451.83 | |||||
Deferred Revenue | 131,556.33 | |||||
Other Liabilities (1) | 1,035,454.30 | |||||
Total Liabilities | 17,601,462.46 | |||||
Net Asset Value | $ | 25,445,426.96 | ||||
________________________________
(1) As described in “Valuation Policies” in the Company's Prospectus, it estimates operating income and certain expenses and adds, or deducts, the daily accrual of such estimated expenses in determining NAV. Any operating income or such expense items that exceed the amount of such estimates will be adjusted monthly on a going forward basis.
The NAV per share for a particular day can be found on the Company's website at www.arcdailynav.com or by calling its toll-free, automated telephone line at 1-866-532- 4743.
Below is the NAV per share for each of the institutional shares and the retail shares for each day subsequent to April 1, 2015.
Date | NAV per institutional share | NAV per retail share | ||
April 2, 2015 | $9.944 | $10.208 | ||
April 6, 2015 | $9.944 | $10.209 | ||
April 7, 2015 | $9.944 | $10.209 | ||
April 8, 2015 | $9.944 | $10.209 | ||
April 9, 2015 | $9.944 | $10.209 | ||
April 10, 2015 | $9.944 | $10.209 | ||
April 13, 2015 | $9.944 | $10.209 | ||
April 14, 2015 | $9.944 | $10.209 | ||
April 15, 2015 | $9.944 | $10.209 | ||
April 16, 2015 | $9.944 | $10.209 | ||
April 17, 2015 | $9.944 | $10.209 | ||
April 20, 2015 | $9.944 | $10.209 | ||
April 21, 2015 | $9.944 | $10.209 | ||
April 22, 2015 | $9.944 | $10.209 | ||
April 23, 2015 | $9.944 | $10.209 | ||
April 24, 2015 | $9.944 | $10.209 | ||
April 27, 2015 | $9.944 | $10.210 | ||
April 28, 2015 | $9.944 | $10.210 | ||
April 29, 2015 | $9.944 | $10.210 | ||
April 30, 2015 | $9.944 | $10.210 | ||
May 1, 2015 | $9.944 | $10.210 | ||
As of May 1, 2015, the valuation of $36.8 million compares to a GAAP basis of real estate properties (before accumulated depreciation and amortization) of $34.8 million, representing an increase of approximately $2.0 million or 6%. The following are key assumptions (shown on a weighted-average basis) that are used in the direct capitalization models to estimate the value of the Company's real estate investments by property type:
Property | Type | Overall Cap Rate | Direct Cap Value | |||||
Carlisle, IA | Retail | 7.25% | $ | 1,230,000 | ||||
Phoenix, AZ | Retail | 7.00% | $ | 2,160,000 | ||||
Gloster, MS | Retail | 8.50% | $ | 810,000 | ||||
Alorton, IL | Retail | 8.25% | $ | 1,000,000 | ||||
Kansas, OK | Retail | 8.50% | $ | 1,060,000 | ||||
Woodville, MS | Retail | 8.50% | $ | 820,000 | ||||
Chili, NY | Industrial | 7.00% | $ | 21,150,000 | ||||
Temple, TX | Retail | 7.50% | $ | 1,100,000 | ||||
Converse, TX | Retail | 7.50% | $ | 1,100,000 | ||||
Slidell, LA | Retail | 7.00% | $ | 980,000 | ||||
New Castle, IN | Retail | 7.25% | $ | 720,000 | ||||
Sturgeon Bay, WI | Office | 8.50% | $ | 620,000 | ||||
Evanston, WY | Industrial | 7.00% | $ | 2,170,000 | ||||
Clayton, NC | Retail | 7.25% | $ | 1,900,000 | ||||
Weighted Average Basis | 7.22% | |||||||
A change in the rates used would impact the calculation of the value of the Company's properties. For example, assuming all other factors remain constant, an increase in the weighted average annual overall capitalization rate of 0.25% would reduce the value of the Company's real properties as of May 1, 2015 by approximately 3.37%.
This is only a mathematical illustration and is not intended to qualify the values reflected above.
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
AMERICAN REALTY CAPITAL DAILY NET ASSET VALUE TRUST, INC.
Date: May 11, 2015 | By: | /s/ William M. Kahane | |
William M. Kahane | |||
Chief Executive Officer and | |||
Chairman of the Board of Directors | |||