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8-K - 8-K - Paramount Group, Inc.d177786d8k.htm
EX-99.2 - EX-99.2 - Paramount Group, Inc.d177786dex992.htm

Exhibit 99.1

LOGO

Paramount Announces First Quarter 2016 Results

– Reports Core FFO of $0.23 per Diluted Share –

– Reiterates Guidance for Full Year 2016 –

NEW YORK—May 5, 2016 – Paramount Group, Inc. (NYSE: PGRE) (“Paramount” or the “Company”) filed its Quarterly Report on Form 10-Q for the quarter ended March 31, 2016 today and reported results for the quarter ended March 31, 2016.

First Quarter Highlights:

 

    Reported Core Funds from Operations (“Core FFO”) attributable to common stockholders of $49.0 million, or $0.23 per diluted share for the quarter ended March 31, 2016, compared to $39.0 million, or $0.18 per diluted share for the quarter ended March 31, 2015.

 

    Leased 154,951 square feet at a weighted average initial rent of $78.68 per square foot, bringing portfolio leased occupancy to 95.6% at March 31, 2016, up 30 basis points from December 31, 2015.

 

    On January 1, 2016, the Company adopted the accounting provisions of the new consolidation guidance that resulted in the deconsolidation of all of the Company’s real estate fund investments that were previously accounted for at fair value, with the exception of its Residential Development Fund, which was, and continues to be, consolidated at historical cost.

 

    On February 11, 2016, the Company entered into a lease termination agreement with a tenant at 1633 Broadway for approximately 52,500 square feet that was scheduled to expire in August 2024. In connection therewith, the Company recognized net income of $0.3 million, comprised of (i) a lease termination fee of $10.9 million, which was partially offset by (ii) a $10.1 million non-cash write-off primarily related to the above-market lease asset and (iii) a $0.5 million write-off for tenant receivables. On March 3, 2016, the Company re-leased this space for an 11 year term at an initial cash rent of $80.00 per square foot.

 

    On March 15, 2016, the Company’s Board of Directors declared a regular quarterly cash dividend of $0.095 per share for the quarter ended March 31, 2016, which was paid on April 15, 2016.

Transactions Subsequent to the First Quarter:

 

    On April 28, 2016, the Company completed the final closing of Fund VIII (the Company’s debt fund) bringing total capital commitments to $775.2 million.

 

    On May 3, 2016, the Company completed a $500.0 million refinancing of 31 West 52nd Street, a 786,647 square foot Class A office building in Manhattan. The new 10-year loan is interest only at a fixed rate of 3.80%. The Company realized net proceeds of approximately $65.0 million after the repayment of the existing loan, swap breakage costs and closing costs. The property was previously encumbered by a $413.5 million loan that was scheduled to mature in December 2017 and had a weighted average interest rate of 4.23%.

 

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Financial Results

Net loss attributable to common stockholders was $6.5 million, or $0.03 per diluted share, for the quarter ended March 31, 2016, compared to $9.7 million, or $0.05 per diluted share, for the quarter ended March 31, 2015.

FFO attributable to common stockholders was $49.2 million, or $0.23 per diluted share, for the quarter ended March 31, 2016, compared to $43.3 million, or $0.20 per diluted share, for the quarter ended March 31, 2015. FFO attributable to common stockholders for the quarters ended March 31, 2016 and 2015 includes the impact of (i) unrealized gain on interest rate swaps, including the Company’s pro rata share of such gains of an unconsolidated joint venture, (ii) severance costs and (iii) acquisition and transaction related costs. The aggregate of these items, net of amounts attributable to noncontrolling interests, increased FFO attributable to common stockholders for the quarters ended March 31, 2016 and 2015 by $0.2 million and $4.3 million, or $0.00 and $0.02 per diluted share, respectively.

Core FFO attributable to common stockholders, which excludes the impact of these items, was $49.0 million, or $0.23 per diluted share, for the quarter ended March 31, 2016, compared to $39.0 million, or $0.18 per diluted share for the quarter ended March 31, 2015.

Portfolio Operations

During the first quarter, the Company leased 154,951 square feet at a weighted average initial rent of $78.68 per square foot. This leasing activity, offset by lease expirations during the quarter, increased the portfolio wide leased occupancy by 30 basis points from 95.3% at December 31, 2015 to 95.6% at March 31, 2016. Of the 154,951 square feet leased in the first quarter, 100,343 square feet represents second generation space (space that has been vacant for less than twelve months) for which the Company achieved a positive mark-to-market of 12.2% on a GAAP basis and a negative mark-to-market of 1.3% on a cash basis. The weighted average lease term for leases signed during the first quarter was 7.7 years and weighted average tenant improvements and leasing commissions on these leases were $6.83 per square foot per annum, or 8.7% of initial rent.

The first quarter mark-to-market includes the effect of the termination of the aforementioned 52,500 square foot above-market lease at 1633 Broadway that was released shortly thereafter at market rates. Excluding the impact of this lease, GAAP and cash basis mark-to-markets were positive 30.0% and 26.8%, respectively.

Guidance

Based on the Company’s performance for the quarter ended March 31, 2016 and its outlook for the remainder of 2016, the Company is reiterating its Estimated Core FFO Guidance of $0.80 to $0.84 per diluted share for 2016.

 

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Forward-Looking Statements

This press release contains forward-looking statements within the meaning of the Federal securities laws. You can identify these statements by our use of the words “assumes,” “believes,” “estimates,” “expects,” “guidance,” “intends,” “plans,” “projects” and similar expressions that do not relate to historical matters. You should exercise caution in interpreting and relying on forward-looking statements because they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company’s control and could materially affect actual results, performance or achievements. These factors include, without limitation, the ability to enter into new leases or renew leases on favorable terms, dependence on tenants’ financial condition, the uncertainties of real estate development, acquisition and disposition activity, the ability to effectively integrate acquisitions, the costs and availability of financing, the ability of our joint venture partners to satisfy their obligations, the effects of local, national and international economic and market conditions, the effects of acquisitions, dispositions and possible impairment charges on our operating results, regulatory changes and other risks and uncertainties detailed from time to time in the Company’s filings with the Securities and Exchange Commission. The Company does not undertake a duty to update or revise any forward-looking statement, whether as a result of new information, future events or otherwise.

Non GAAP Financial Measures

FFO is a supplemental measure of our performance. We present FFO in accordance with the definition adopted by the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gain from sales of depreciated real estate assets, impairment losses on depreciable real estate and depreciation and amortization expense from real estate assets, including the pro rata share of such adjustments of unconsolidated joint ventures. FFO is commonly used in the real estate industry to assist investors and analysts in comparing results of real estate companies because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. In addition, we present Core FFO as an alternative measure of our operating performance, which adjusts FFO for certain other items, including acquisition and transaction related costs, severance costs and unrealized gains or losses on interest rate swaps, which we believe enhances the comparability of our FFO across periods.

FFO and Core FFO are presented as supplemental financial measures and do not fully represent our operating performance. Other REITs may use different methodologies for calculating FFO and Core FFO or use other definitions of FFO and Core FFO and, accordingly, our presentation of these measures may not be comparable to other real estate companies. Neither FFO nor Core FFO is intended to be a measure of cash flow or liquidity. Please refer to our financial statements, prepared in accordance with GAAP, for purposes of evaluating our financial condition, results of operations and cash flows.

A reconciliation of each Non-GAAP financial measure to the most directly comparable GAAP financial measure can be found in this press release and in our Supplemental Information for the quarter ended March 31, 2016, which is available on our website.    

 

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Investor Conference Call and Webcast

The Company will host a webcast and conference call at 10:00 a.m. Eastern Time on Friday, May 6, 2016, to discuss first quarter 2016 results. The number to call is 1-877-407-0789 (domestic) or 1-201-689-8562 (international). A live webcast will be available in the Investors section of the Company’s website. A replay of the conference call will be archived on the Company’s website and will be available through May 13, 2016, by dialing 1-877-870-5176 (domestic) or 1-858-384-5517 (international) and entering the passcode 13634693.

About Paramount Group, Inc.

Headquartered in New York City, Paramount Group, Inc. is a fully-integrated real estate investment trust that owns, operates, manages, acquires and redevelops high-quality, Class A office properties located in select central business district submarkets of New York City, Washington, D.C. and San Francisco. Paramount is focused on maximizing the value of its portfolio by leveraging the sought-after locations of its assets and its proven property management capabilities to attract and retain high-quality tenants.

Contact Information:

Investor Relations:

212-492-2298

ir@paramount-group.com

Media:

212-492-2285

pr@paramount-group.com

 

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Paramount Group, Inc.

Consolidated Balance Sheets

(Unaudited and in thousands)

 

     March 31, 2016     December 31, 2015  

ASSETS:

    

Rental Property

    

Land

   $ 2,042,071      $ 2,042,071   

Buildings and improvements

     5,630,764        5,610,046   
  

 

 

   

 

 

 
     7,672,835        7,652,117   

Accumulated depreciation and amortization

     (283,379     (243,089
  

 

 

   

 

 

 

Rental Property, net

     7,389,456        7,409,028   

Cash and cash equivalents

     178,721        143,884   

Restricted cash

     42,253        41,823   

Real estate fund investments

     —          416,438   

Investments in unconsolidated real estate funds

     26,880        —     

Investments in unconsolidated joint ventures

     7,121        7,102   

Preferred equity investments

     54,304        53,941   

Marketable securities

     21,398        21,521   

Deferred rent receivable

     97,660        77,792   

Accounts and other receivables, net

     12,092        10,844   

Deferred charges, net

     77,254        74,991   

Intangible assets, net

     464,227        511,207   

Other assets

     32,691        6,658   
  

 

 

   

 

 

 

Total Assets

   $ 8,404,057      $ 8,775,229   
  

 

 

   

 

 

 

LIABILITIES:

    

Notes and mortgages payable, net

   $ 2,923,834      $ 2,922,610   

Revolving credit facility

     40,000        20,000   

Due to affiliates

     27,299        27,299   

Loans payable to noncontrolling interests

     —          45,662   

Accounts payable and accrued expenses

     154,680        102,730   

Dividends and distributions payable

     25,147        25,067   

Deferred income taxes

     1,819        2,533   

Interest rate swap liabilities

     116,943        93,936   

Intangible liabilities, net

     167,069        179,741   

Other liabilities

     45,955        45,101   
  

 

 

   

 

 

 

Total Liabilities

     3,502,746        3,464,679   
  

 

 

   

 

 

 

EQUITY:

    

Paramount Group, Inc. stockholders’ equity

     3,725,824        3,761,017   

Noncontrolling interests in:

    

Consolidated real estate funds

     62,935        414,637   

Consolidated joint ventures

     238,101        236,849   

Operating Partnership

     874,451        898,047   
  

 

 

   

 

 

 

Total Equity

   $ 4,901,311      $ 5,310,550   
  

 

 

   

 

 

 

Total Liabilities and Equity

   $ 8,404,057      $ 8,775,229   
  

 

 

   

 

 

 

 

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Paramount Group, Inc.

Consolidated Statements of Income

(Unaudited and in thousands, except share and per share amounts)

 

     Quarter Ended  
     March 31, 2016     March 31, 2015  

REVENUES:

    

Property rentals

   $ 125,002      $ 126,402   

Straight-line rent adjustments

     19,869        15,951   

Amortization of (above) below-market leases, net

     (3,619     890   
  

 

 

   

 

 

 

Rental income

     141,252        143,243   

Tenant reimbursement income

     10,789        13,488   

Fee income

     3,417        1,535   

Other income

     17,460        2,960   
  

 

 

   

 

 

 

Total revenues

     172,918        161,226   

EXPENSES:

    

Operating

     62,945        61,884   

Depreciation and amortization

     74,812        73,583   

General and administrative

     13,961        12,613   

Acquisition and transaction related costs

     935        1,139   
  

 

 

   

 

 

 

Total expenses

     152,653        149,219   

Operating income

     20,265        12,007   

Income from real estate fund investments

     —          5,221   

Loss from unconsolidated real estate fund

     (326     —     

Income from unconsolidated joint ventures

     1,496        975   

Interest and other income, net

     1,700        854   

Interest and debt expense

     (37,119     (41,888

Unrealized gain on interest rate swaps

     6,860        11,978   
  

 

 

   

 

 

 

Net loss before income taxes

     (7,124     (10,853

Income tax expense

     (363     (574
  

 

 

   

 

 

 

Net loss

     (7,487     (11,427

Less net loss attributable to noncontrolling interests in:

    

Consolidated real estate funds

     674        (2,209

Consolidated joint ventures

     (1,252     1,541   

Operating Partnership

     1,571        2,364   
  

 

 

   

 

 

 

Net loss attributable to common stockholders

   $ (6,494   $ (9,731
  

 

 

   

 

 

 

Net loss per share attributable to common stockholders:

    

Basic

   $ (0.03   $ (0.05
  

 

 

   

 

 

 

Diluted

   $ (0.03   $ (0.05
  

 

 

   

 

 

 

Weighted average common shares outstanding:

    

Basic

     212,403,593        212,106,718   
  

 

 

   

 

 

 

Diluted

     212,403,593        212,106,718   
  

 

 

   

 

 

 

 

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Paramount Group, Inc.

Reconciliation of Net Loss to Funds from Operations

and Core Funds from Operations

(Unaudited and in thousands, except share and per share amounts)

 

     Quarter Ended  
     March 31, 2016     March 31, 2015  

Reconciliation of net loss to FFO and Core FFO:

    

Net loss

   $ (7,487   $ (11,427

Real estate depreciation and amortization (including pro rata share unconsolidated joint ventures)

     76,351        75,059   
  

 

 

   

 

 

 

FFO

     68,864        63,632   

Less FFO attributable to noncontrolling interests in:

    

Consolidated real estate funds

     448        (2,420

Consolidated joint ventures

     (8,147     (7,369
  

 

 

   

 

 

 

FFO attributable to Paramount Group Operating Partnership

     61,165        53,843   

Less FFO attributable to noncontrolling interests in Operating Partnership

     (11,917     (10,526
  

 

 

   

 

 

 

FFO attributable to common stockholders

   $ 49,248      $ 43,317   
  

 

 

   

 

 

 

Per diluted share

   $ 0.23      $ 0.20   
  

 

 

   

 

 

 

FFO

   $ 68,864      $ 63,632   

Non-core (income) expense:

    

Acquisition and transaction related costs

     935        1,139   

Severance costs

     2,874        3,315   

Unrealized gains on interest rate swaps (including pro rata share of unconsolidated joint ventures)

     (6,860     (12,364
  

 

 

   

 

 

 

Core FFO

     65,813        55,722   

Less Core FFO attributable to noncontrolling interests in:

    

Consolidated real estate funds

     448        (2,420

Consolidated joint ventures

     (5,414     (4,871
  

 

 

   

 

 

 

Core FFO attributable to Paramount Group Operating Partnership

     60,847        48,431   

Less Core FFO attributable to noncontrolling interests in Operating Partnership

     (11,855     (9,468
  

 

 

   

 

 

 

Core FFO attributable to common stockholders

   $ 48,992      $ 38,963   
  

 

 

   

 

 

 

Per diluted share

   $ 0.23      $ 0.18   
  

 

 

   

 

 

 

Reconciliation of weighted average shares outstanding:

  

Weighted average shares outstanding

     212,403,593        212,106,718   

Effect of dilutive securities

     4,366        11,928   
  

 

 

   

 

 

 

Denominator for FFO per diluted share

     212,407,959        212,118,646   
  

 

 

   

 

 

 

 

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