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Exhibit 99.1
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Worthington Reports Fourth Quarter and Fiscal Year Results
 
COLUMBUS, OH--(Marketwired - Jun 24, 2015) - Worthington Industries, Inc. (NYSE: WOR) today reported net sales of $846.0 million and net earnings of $28.9 million, or $0.44 per diluted share, for its fiscal 2015 fourth quarter ended May 31, 2015. Net earnings in the quarter include pre-tax impairment, restructuring and other charges totaling $6.5 million. The after-tax impact of these charges reduced earnings per diluted share by $0.08.
 
In the fourth quarter of the prior year, the Company reported net sales of $891.0 million and net earnings of $33.2 million, or $0.47 per diluted share. Included in the prior year quarter were several impairment and other non-recurring items which resulted in a net pre-tax charge of $16.1 million. The after-tax impact of this net charge reduced earnings per diluted share by $0.13.
 
For the fiscal year ended May 31, 2015, the Company reported net sales of $3.4 billion and net earnings of $76.8 million, or $1.12 per diluted share. Net sales were up 8%, or $257.8 million, driven primarily by acquisitions in Steel Processing and Pressure Cylinders. Current year net earnings were adversely affected by pre-tax impairment, restructuring and other charges totaling $107.1 million, including a non-cash impairment charge of $83.9 million related to the Company's Engineered Cabs business. The after-tax impact of these charges reduced earnings per diluted share by $1.00. Impairment and other non-recurring items in the prior year resulted in net pre-tax charge of $36.0 million. The after-tax impact of this net charge reduced earnings per diluted share by $0.22.
 
Financial highlights for the current and comparative periods are as follows:
 
 
(U.S. dollars in millions, except per share data)
 
4Q 2015
 
3Q 2015
   
4Q 2014
 
12M2015
 
12M2014
Net sales
$
846.0
 
$
804.8
   
$
891.0
 
$
3,384.2
 
$
3,126.4
Operating income (loss)
 
27.2
   
(52.1
)
   
32.3
   
60.6
   
135.8
Equity income
 
18.4
   
18.8
     
22.2
   
87.5
   
91.5
Net earnings (loss)
 
28.9
   
(25.7
)
   
33.2
   
76.8
   
151.3
Earnings (loss) per share
$
0.44
 
$
(0.39
)
 
$
0.47
 
$
1.12
 
$
2.11

 
 
 

 
 
"We had a solid quarter and we generated solid earnings for fiscal 2015; however, we did not meet our goal of year-over-year growth," said John McConnell, Chairman and CEO. "There were a number of factors that contributed to the softer year-over-year results, including falling steel prices, the downturn in oil and gas markets, and operations issues at certain facilities which are being addressed." McConnell added, "We continue to pursue growth opportunities, organically as well as through acquisitions."
 
Consolidated Quarterly Results
 
Net sales for the fourth quarter ended May 31, 2015 were $846.0 million, down 5% from the comparable quarter in the prior year, when net sales were $891.0 million. The decrease was driven by lower volume in Steel Processing and Pressure Cylinders and lower average selling prices in Steel Processing as a result of lower steel prices.
 
Gross margin declined $20.5 million from the prior year quarter to $110.3 million. The overall positive impact from the recent acquisitions was more than offset by lower volume in Pressure Cylinders and higher inventory holding losses in Steel Processing due to falling steel prices.
 
Operating income for the current quarter was $27.2 million, a decrease of $5.1 million from the prior year quarter. The decrease in gross margin was partially offset by lower impairment and restructuring charges.
 
Interest expense was $8.2 million for the current quarter, compared to $8.0 million in the comparable period of the prior year, as average debt levels and average interest rates were relatively unchanged.
 
Equity in net income from unconsolidated joint ventures decreased $3.8 million from the prior year quarter to $18.4 million on sales of $372.3 million. The overall decrease in earnings was led by a $2.5 million decrease at Serviacero, which was negatively impacted by the falling price of steel.
 
Income tax expense was $6.2 million in the current quarter compared to $18.4 million in the comparable quarter in the prior year. The decrease was due to lower earnings and a discrete tax adjustment related to foreign tax credits. The current quarter tax expense reflected an effective rate of 17.8% compared to 35.7% for the prior year quarter.
 
Balance Sheet
 
At quarter end, total debt was $670.7 million, down $29.1 million from February 28, 2015, due to lower short-term borrowings. The Company had $31.1 million of cash at quarter end.
 
Quarterly Segment Results
 
Steel Processing's net sales of $540.0 million were down 4%, or $23.6 million, from the prior year on lower toll volume and lower average selling prices. Operating income of $22.6 million was $10.8 million lower than the prior year quarter due to lower toll volume and higher inventory holding losses.
 
Pressure Cylinders' net sales of $251.6 million were down 5%, or $12.6 million, from the comparable prior year quarter driven by lower volume and lower average selling prices. Operating income of $10.3 million was $4.3 million higher than the prior year quarter as a decrease in total impairment and restructuring charges more than offset the declines in oil and gas equipment and industrial products. Operating income in the prior year quarter also benefited from a $4.9 million litigation gain in SG&A.
 
Engineered Cabs' net sales of $46.5 million were $6.2 million below the prior year quarter due to the January 2015 sale of the assets of Advanced Component Technologies, Inc. and lower volume in the agriculture market. The $3.7 million operating loss in the current quarter showed a $0.5 million improvement over the prior year quarter due to lower SG&A expenses.
 
 
 

 
The "Other" category includes the Construction Services and Energy Innovations businesses, as well as non-allocated corporate expenses. Operations in the "Other" category reported net sales of $8.0 million, a decrease of $2.6 million from the prior year quarter as both the Construction Services and Energy Innovations businesses reported lower volumes. The operating loss of $1.9 million was driven primarily by losses within the Construction Services business, which the Company is exiting.
 
Recent Business Developments
 
 
·
On April 23, 2015, the Company amended its five-year, revolving credit facility, increasing commitments under the facility by $75.0 million, to a total of $500.0 million, and extending the maturity by three years to April 2020.
 
 
·
During the quarter, the Company repurchased a total of 1,095,387 common shares for $29.1 million at an average price of $26.54.
 
 
·
On June 24, 2015, the Board of Directors declared a quarterly dividend of $0.19 per share payable on September 29, 2015 to shareholders of record on September 15, 2015.
 
Outlook
 
"We are confident in our Company's strategy to drive growth and our continuous improvement initiatives. The economy has shown some resiliency in automotive and an improving construction market, but there are other areas, like agriculture, where it is less than robust," McConnell noted, "We are seeing a more stabilized steel pricing environment."
 
Conference Call
 
Worthington will review fourth quarter and full-year results during its quarterly conference call on June 25, 2015, at 10:30 a.m., Eastern Daylight Saving Time. Details regarding the conference call can be found on the Company web site at www.WorthingtonIndustries.com.
 
About Worthington Industries
 
Worthington Industries is a leading global diversified metals manufacturing company with 2015 fiscal year sales of $3.4 billion. Headquartered in Columbus, Ohio, Worthington is North America's premier value-added steel processor providing customers with wide ranging capabilities, products and services for a variety of markets including automotive, construction and agriculture; a global leader in manufacturing pressure cylinders for industrial gas and cryogenic applications, CNG and LNG storage, transportation and alternative fuel tanks, oil and gas equipment, and brand consumer products for camping, grilling, hand torch solutions and helium balloon kits; and a manufacturer of operator cabs for heavy mobile industrial equipment; laser welded blanks for light weighting applications; automotive racking solutions; and through joint ventures, complete ceiling grid solutions; automotive tooling and stampings; and steel framing for commercial construction. Worthington employs approximately 11,000 people and operates 83 facilities in 11 countries.
 
Founded in 1955, the Company operates under a long-standing corporate philosophy rooted in the golden rule. Earning money for its shareholders is the first corporate goal. This philosophy serves as the basis for an unwavering commitment to the customer, supplier, and shareholder, and as the Company's foundation for one of the strongest employee-employer partnerships in American industry.
 
 
 
 

 
Safe Harbor Statement
 
The Company wishes to take advantage of the Safe Harbor provisions included in the Private Securities Litigation Reform Act of 1995 (the "Act"). Statements by the Company relating to outlook, strategy or business plans; the ability to correct performance issues at operations; future or expected growth, forward momentum, performance, sales, volumes, cash flows, earnings, balance sheet strengths, debt, financial condition or other financial measures; projected profitability potential, capacity, and working capital needs; demand trends for the Company or its markets; additions to product lines and opportunities to participate in new markets; pricing trends for raw materials and finished goods and the impact of pricing changes; anticipated capital expenditures and asset sales; anticipated improvements and efficiencies in costs, operations, sales, inventory management, sourcing and the supply chain and the results thereof; the ability to make acquisitions and the projected timing, results, benefits, costs, charges and expenditures related to acquisitions, newly-created joint ventures, headcount reductions and facility dispositions, shutdowns and consolidations; the alignment of operations with demand; the ability to operate profitably and generate cash in down markets; the ability to maintain margins and capture and maintain market share and to develop or take advantage of future opportunities, customer initiatives, new businesses, new products and new markets; expectations for Company and customer inventories, jobs and orders; expectations for the economy and markets or improvements therein; expected benefits from transformation plans, cost reduction efforts and other new initiatives; expectations for increasing volatility or improving and sustaining earnings, earnings potential, margins or shareholder value; effects of judicial rulings and other non-historical matters constitute "forward-looking statements" within the meaning of the Act. Because they are based on beliefs, estimates and assumptions, forward-looking statements are inherently subject to risks and uncertainties that could cause actual results to differ materially from those projected. Any number of factors could affect actual results, including, without limitation, the effect of national, regional and worldwide economic conditions generally and within major product markets, including a recurrent slowing economy; the effect of conditions in national and worldwide financial markets; product demand and pricing; changes in product mix, product substitution and market acceptance of the Company's products; fluctuations in the pricing, quality or availability of raw materials (particularly steel), supplies, transportation, utilities and other items required by operations; effects of facility closures and the consolidation of operations; the effect of financial difficulties, consolidation and other changes within the steel, automotive, construction and other industries in which the Company participates; failure to maintain appropriate levels of inventories; financial difficulties (including bankruptcy filings) of original equipment manufacturers, end-users and customers, suppliers, joint venture partners and others with whom the Company does business; the ability to realize targeted expense reductions from headcount reductions, facility closures and other cost reduction efforts; the ability to realize other cost savings and operational, sales and sourcing improvements and efficiencies, and other expected benefits from transformation initiatives, on a timely basis; the overall success of, and the ability to integrate newly-acquired businesses and joint ventures, maintain and develop their customers, and achieve synergies and other expected benefits and cost savings therefrom; capacity levels and efficiencies, within facilities, within major product markets and within the industry as a whole; the effect of disruption in the business of suppliers, customers, facilities and shipping operations due to adverse weather, casualty events, equipment breakdowns, acts of war or terrorist activities or other causes; changes in customer demand, inventories, spending patterns, product choices, and supplier choices; risks associated with doing business internationally, including economic, political and social instability, foreign currency exposure and the acceptance of our products in these markets; the ability to improve and maintain processes and business practices to keep pace with the economic, competitive and technological environment; the outcome of adverse claims experience with respect to workers' compensation, product recalls or product liability, casualty events or other matters; deviation of actual results from estimates and/or assumptions used by the Company in the application of its significant accounting policies; level of imports and import prices in the Company's markets; the impact of judicial rulings and governmental regulations, both in the United States and abroad, including those adopted by the United States Securities and Exchange Commission and other governmental agencies as contemplated by the Dodd-Frank Wall Street Reform and Consumer Protection Act of 2010; the effect of changes to healthcare laws in the United States which may increase our healthcare and other costs and negatively impact our operations and financial results; and other risks described from time to time in the Company's filings with the United States Securities and Exchange Commission, including those described in "Part I - Item 1A. - Risk Factors" of our Annual Report on Form 10-K for the fiscal year ended May 31, 2014.
 

 
 
 

 
 
WORTHINGTON INDUSTRIES, INC.
 
CONSOLIDATED STATEMENTS OF EARNINGS
 
(In thousands, except per share amounts)
 
   
   
Three Months Ended
   
Twelve Months Ended
 
   
May 31,
   
May 31,
 
   
2015
   
2014
   
2015
   
2014
 
Net sales
  $ 846,023     $ 891,005     $ 3,384,234     $ 3,126,426  
Cost of goods sold
    735,711       760,169       2,920,701       2,633,907  
Gross margin
    110,312       130,836       463,533       492,519  
Selling, general and administrative expense
    76,593       74,781       295,920       300,396  
Impairment of goodwill and long-lived assets
    2,344       22,871       100,129       58,246  
Restructuring and other expense (income)
    4,023       869       6,514       (2,912 )
Joint venture transactions
    139       (12 )     413       1,036  
Operating income
    27,213       32,327       60,557       135,753  
Other income (expense):
                               
Miscellaneous income (expense)
    (961 )     3,066       795       16,963  
Interest expense
    (8,227 )     (7,977 )     (35,800 )     (26,671 )
Equity in net income of unconsolidated affiliates
    18,433       22,233       87,476       91,456  
Earnings before income taxes
    36,458       49,649       113,028       217,501  
Income tax expense
    6,232       18,401       25,772       57,349  
Net earnings
    30,226       31,248       87,256       160,152  
Net earnings (loss) attributable to noncontrolling interest
    1,361       (1,915 )     10,471       8,852  
Net earnings attributable to controlling interest
  $ 28,865     $ 33,163     $ 76,785     $ 151,300  
                                 
Basic
                               
Average common shares outstanding
    64,217       67,980       66,309       68,944  
Earnings per share attributable to controlling interest
  $ 0.45     $ 0.49     $ 1.16     $ 2.19  
                                 
Diluted
                               
Average common shares outstanding
    65,767       70,441       68,483       71,664  
Earnings per share attributable to controlling interest
  $ 0.44     $ 0.47     $ 1.12     $ 2.11  
                                 
                                 
Common shares outstanding at end of period
    64,141       67,408       64,141       67,408  
                                 
Cash dividends declared per share
  $ 0.18     $ 0.15     $ 0.72     $ 0.60  

 
 
 

 
 
 
WORTHINGTON INDUSTRIES, INC.
 
CONSOLIDATED BALANCE SHEETS
 
(In thousands)
 
   
   
May 31,
   
May 31,
 
   
2015
   
2014
 
Assets
           
Current assets:
           
Cash and cash equivalents
  $ 31,067     $ 190,079  
Receivables, less allowances of $3,085 and $3,043 at May 31, 2015 and May 31, 2014, respectively
    474,292       493,127  
Inventories:
               
Raw materials
    181,975       213,173  
Work in process
    107,069       105,872  
Finished products
    85,931       90,957  
Total inventories
    374,975       410,002  
Income taxes receivable
    12,119       5,438  
Assets held for sale
    23,412       32,235  
Deferred income taxes
    22,034       24,272  
Prepaid expenses and other current assets
    54,294       43,769  
Total current assets
    992,193       1,198,922  
                 
Investments in unconsolidated affiliates
    196,776       179,113  
Goodwill
    238,999       251,093  
Other intangible assets, net of accumulated amortization of $47,547 and $35,506 at May 31, 2015 and May 31, 2014, respectively
    119,117       145,993  
Other assets
    24,867       22,399  
Property, plant & equipment:
               
Land
    16,017       15,260  
Buildings and improvements
    218,182       213,848  
Machinery and equipment
    872,986       848,889  
Construction in progress
    40,753       32,135  
Total property, plant & equipment
    1,147,938       1,110,132  
Less: accumulated depreciation
    634,748       611,271  
Property, plant and equipment, net
    513,190       498,861  
Total assets
  $ 2,085,142     $ 2,296,381  
                 
Liabilities and equity
               
Current liabilities:
               
Accounts payable
  $ 294,129     $ 333,744  
Short-term borrowings
    90,550       10,362  
Accrued compensation, contributions to employee benefit plans and related taxes
    66,252       78,514  
Dividends payable
    12,862       11,044  
Other accrued items
    56,913       49,873  
Income taxes payable
    2,845       4,953  
Current maturities of long-term debt
    841       101,173  
Total current liabilities
    524,392       589,663  
                 
Other liabilities
    58,269       76,426  
Distributions in excess of investment in unconsolidated affiliate
    61,585       59,287  
Long-term debt
    579,352       554,790  
Deferred income taxes
    21,495       71,333  
Total liabilities
    1,245,093       1,351,499  
                 
Shareholders' equity - controlling interests
    749,112       850,812  
Noncontrolling interests
    90,937       94,070  
Total equity
    840,049       944,882  
Total liabilities and equity
  $ 2,085,142     $ 2,296,381  

 
 
 

 
 
 
WORTHINGTON INDUSTRIES, INC.
 
CONSOLIDATED STATEMENTS OF CASH FLOWS
 
(In thousands)
 
   
   
Three Months Ended
   
Twelve Months Ended
 
   
May 31,
   
May 31,
 
   
2015
   
2014
   
2015
   
2014
 
Operating activities
                       
Net earnings
  $ 30,226     $ 31,248     $ 87,256     $ 160,152  
Adjustments to reconcile net earnings to net cash provided by operating activities:
                               
Depreciation and amortization
    21,760       19,967       85,089       79,730  
Impairment of goodwill and long-lived assets
    2,344       22,871       100,129       58,246  
Benefit (provision) for deferred income taxes
    1,401       (5,660 )     (39,960 )     (25,916 )
Bad debt expense
    365       462       259       32  
Equity in net income of unconsolidated affiliates, net of distributions
    (3,925 )     (6,960 )     (12,299 )     (15,333 )
Net loss (gain) on sale of assets
    (204 )     (352 )     3,277       (11,212 )
Stock-based compensation
    5,005       8,810       17,916       22,017  
Excess tax benefits - stock-based compensation
    (762 )     (1,586 )     (7,178 )     (8,880 )
Gain on previously held equity interest in TWB
    -       -       -       (11,000 )
Changes in assets and liabilities, net of impact of acquisitions:
                               
Receivables
    21,097       (34,207 )     32,011       (49,206 )
Inventories
    98,033       21,573       54,108       (38,010 )
Prepaid expenses and other current assets
    (4,113 )     (7,057 )     (15,295 )     (2,921 )
Other assets
    (4,014 )     (5,091 )     1,617       (5,278 )
Accounts payable and accrued expenses
    (93,245 )     (38,503 )     (83,190 )     69,682  
Other liabilities
    743       2,924       (9,365 )     6,943  
Net cash provided by operating activities
    74,711       8,439       214,375       229,046  
                                 
Investing activities
                               
Investment in property, plant and equipment
    (22,990 )     (19,181 )     (96,255 )     (71,338 )
Investment in notes receivable
    -       -       (7,300 )     -  
Acquisitions, net of cash acquired
    191       (29,151 )     (105,291 )     (11,517 )
Distributions from (investments in) unconsolidated affiliates
    -       -       (8,230 )     9,223  
Proceeds from sale of assets and insurance
    10,194       3,125       14,007       27,438  
Net cash used by investing activities
    (12,605 )     (45,207 )     (203,069 )     (46,194 )
                                 
Financing activities
                               
Net proceeds from (repayments of) short-term borrowings
    (33,597 )     (24,994 )     79,047       (103,618 )
Proceeds from long-term debt
    4,176       247,566       30,572       247,566  
Principal payments on long-term debt
    (207 )     (364 )     (102,852 )     (1,219 )
Proceeds from (payments for) issuance of common shares
    1,283       (628 )     2,910       4,618  
Excess tax benefits - stock-based compensation
    762       1,586       7,178       8,880  
Payments to noncontrolling interest
    (1,312 )     (1,819 )     (13,379 )     (40,969 )
Repurchase of common shares
    (32,945 )     (37,140 )     (127,360 )     (128,218 )
Dividends paid
    (11,667 )     (10,246 )     (46,434 )     (31,198 )
Net cash provided (used) by financing activities
    (73,507 )     173,961       (170,318 )     (44,158 )
                                 
Increase (decrease) in cash and cash equivalents
    (11,401 )     137,193       (159,012 )     138,694  
Cash and cash equivalents at beginning of period
    42,468       52,886       190,079       51,385  
Cash and cash equivalents at end of period
  $ 31,067     $ 190,079     $ 31,067     $ 190,079  

 
 
 

 
 
 
SUPPLEMENTAL DATA
(In thousands, except Pressure Cylinders units)
 
This supplemental information is provided to assist in the analysis of the results of operations.
   
Three Months Ended
   
Twelve Months Ended
 
   
May 31,
   
May 31,
 
   
2015
   
2014
   
2015
   
2014
 
Volume:
                       
Steel Processing (tons)
    875       949       3,510       3,282  
Pressure Cylinders (units)
    22,082,614       22,503,087       81,112,610       82,859,488  
                                 
Net sales:
                               
Steel Processing
  $ 539,954     $ 563,515     $ 2,145,744     $ 1,936,073  
Pressure Cylinders
    251,613       264,184       1,001,402       928,396  
Engineered Cabs
    46,469       52,714       192,953       200,528  
  Other
    7,987       10,592       44,135       61,429  
Total net sales
  $ 846,023     $ 891,005     $ 3,384,234     $ 3,126,426  
                                 
Material cost:
                               
Steel Processing
  $ 396,142     $ 412,183     $ 1,567,325     $ 1,392,009  
Pressure Cylinders
    122,832       124,442       474,319       426,856  
Engineered Cabs
    22,774       24,639       89,309       90,854  
                                 
Selling, general and administrative expense:
                               
Steel Processing
  $ 33,872     $ 33,755     $ 123,372     $ 129,669  
Pressure Cylinders
    37,026       30,000       141,092       125,984  
Engineered Cabs
    5,903       7,995       26,128       30,620  
Other
    (208 )     3,031       5,328       14,123  
Total selling, general and administrative expense
  $ 76,593     $ 74,781     $ 295,920     $ 300,396  
                                 
Operating income (loss):
                               
Steel Processing
  $ 22,555     $ 33,312     $ 108,707     $ 119,025  
Pressure Cylinders
    10,316       5,997       58,113       55,004  
Engineered Cabs
    (3,726 )     (4,232 )     (97,260 )     (26,516 )
  Other
    (1,932 )     (2,750 )     (9,003 )     (11,760 )
Total operating income
  $ 27,213     $ 32,327     $ 60,557     $ 135,753  

The following provides detail of Pressure Cylinders volume and net sales by principal class of products.
 
   
Three Months Ended
   
Twelve Months Ended
 
   
May 31,
   
May 31,
 
   
2015
   
2014
   
2015
   
2014
 
Volume (units):
                       
Consumer Products
    13,550,943       12,886,257       48,964,578       48,785,465  
Industrial Products
    8,414,576       9,493,075       31,705,116       33,623,049  
Alternative Fuels
    115,105       121,160       431,954       442,685  
Oil and Gas Equipment
    1,717       2,520       10,246       8,201  
  Cryogenics
    273       75       716       88  
Total Pressure Cylinders
    22,082,614       22,503,087       81,112,610       82,859,488  
                                 
Net sales:
                               
Consumer Products
  $ 57,158     $ 60,013     $ 219,355     $ 219,423  
Industrial Products
    118,361       129,383       438,050       455,296  
Alternative Fuels
    26,141       24,038       94,157       93,029  
Oil and Gas Equipment
    46,080       44,990       231,097       153,541  
  Cryogenics
    3,873       5,760       18,743       7,107  
Total Pressure Cylinders
  $ 251,613     $ 264,184     $ 1,001,402     $ 928,396  

 
 
 

 
 
 
WORTHINGTON INDUSTRIES, INC.
SUPPLEMENTAL DATA
(In thousands)
 
The following provides detail of impairment of goodwill and long-lived assets, restructuring and other expense (income), and joint venture transactions included in operating income by segment presented above.
 
   
Three Months Ended
   
Twelve Months Ended
 
   
May 31,
   
May 31,
 
   
2015
   
2014
   
2015
   
2014
 
Impairment of goodwill and long-lived assets:
                       
Steel Processing
  $ -     $ 2,500     $ 3,050     $ 7,141  
Pressure Cylinders
    2,344       20,371       11,911       32,005  
Engineered Cabs
    -       -       83,989       19,100  
  Other
    -       -       1,179       -  
Total impairment of goodwill and long-lived assets
  $ 2,344     $ 22,871     $ 100,129     $ 58,246  
                                 
Restructuring and other expense (income):
                               
Steel Processing
  $ 130     $ -     $ 72     $ (3,382 )
Pressure Cylinders
    3,482       289       6,408       (745 )
Engineered Cabs
    (19 )     -       (332 )     -  
  Other
    430       580       366       1,215  
Total restructuring and other expense (income)
  $ 4,023     $ 869     $ 6,514     $ (2,912 )
                                 
Joint venture transactions:
                               
Steel Processing
  $ -     $ -     $ -     $ -  
Pressure Cylinders
    -       -       -       -  
Engineered Cabs
    -       -       -       -  
  Other
    139       (12 )     413       1,036  
Total joint venture transactions
  $ 139     $ (12 )   $ 413     $ 1,036