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EX-99.2 - EX-99.2 - Paramount Group, Inc.d540174dex992.htm
8-K - FORM 8-K - Paramount Group, Inc.d540174d8k.htm

Exhibit 99.1

 

 

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Paramount Announces Fourth Quarter 2017 Results

– Leases 1,281,503 square feet in 2017 –

– Initiates Guidance for Full Year 2018 –

NEW YORK—February 15, 2018 – Paramount Group, Inc. (NYSE: PGRE) (“Paramount” or the “Company”) filed its Annual Report on Form 10-K for the year ended December 31, 2017 today and reported results for the quarter ended December 31, 2017.

Fourth Quarter Highlights:

 

    Reported net loss attributable to common stockholders of $6.8 million, or $0.03 per diluted share, for the quarter ended December 31, 2017, compared to $6.5 million, or $0.03 per diluted share, for the quarter ended December 31, 2016.

 

    Reported Core Funds from Operations (“Core FFO”) attributable to common stockholders of $51.6 million, or $0.22 per diluted share, for the quarter ended December 31, 2017, compared to $39.0 million, or $0.17 per diluted share, for the quarter ended December 31, 2016.

 

    Leased 334,623 square feet, of which the Company’s share was 301,745 square feet that was leased at a weighted average initial rent of $74.44 per square foot. Of the square footage leased, 167,442 square feet represented second generation space, for which the Company achieved a positive mark-to-market of 3.3% on a cash basis and 0.3% on a GAAP basis.

 

    Declared a fourth quarter cash dividend of $0.095 per common share on December 15, 2017, which was paid on January 12, 2018.

Transactions Subsequent to Fourth Quarter:

 

    Amended its revolving credit facility, on January 10, 2018, to extend the maturity date from November 2018 to January 2022, with two six-month extension options and increase the capacity to $1.0 billion from $800.0 million. The interest rate on the extended facility, at current leverage levels, was lowered by 10 basis points from LIBOR plus 125 basis points to LIBOR plus 115 basis points, and the facility fee was reduced by 5 basis points from 25 basis points to 20 basis points.

 

    Formed Paramount Gateway Office Club (the “Club”), a strategic real estate co-investment platform with aggregate third-party equity capital commitments of $600.0 million. The Club will serve as our investment vehicle for all investments that fit within its investment parameters, subject to our option to co-invest up to 51.0% in each transaction, until the four year anniversary of the final closing of the Club.

 

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Financial Results

Quarter Ended December 31, 2017

Net loss attributable to common stockholders was $6.8 million, or $0.03 per diluted share, for the quarter ended December 31, 2017, compared to $6.5 million, or $0.03 per diluted share, for the quarter ended December 31, 2016.

Funds from Operations (“FFO”) attributable to common stockholders was $48.1 million, or $0.20 per diluted share, for the quarter ended December 31, 2017, compared to $41.0 million, or $0.18 per diluted share, for the quarter ended December 31, 2016. FFO attributable to common stockholders for the quarters ended December 31, 2017 and 2016 includes the impact of non-core items, which are listed in the table on page 9. The aggregate of these items, net of amounts attributable to noncontrolling interests, decreased FFO attributable to common stockholders for the quarter ended December 31, 2017 by $3.5 million, or $0.02 per diluted share, and increased FFO attributable to common stockholders for the quarter ended December 31, 2016 by $2.0 million, or $0.01 per diluted share.

Core FFO attributable to common stockholders, which excludes the impact of the non-core items listed on page 9, was $51.6 million, or $0.22 per diluted share, for the quarter ended December 31, 2017, compared to $39.0 million, or $0.17 per diluted share, for the quarter ended December 31, 2016.

Year Ended December 31, 2017

Net income attributable to common stockholders was $86.4 million, or $0.37 per diluted share, for the year ended December 31, 2017, compared to a net loss of $9.9 million, or $0.05 per diluted share, for the year ended December 31, 2016.

FFO attributable to common stockholders was $205.6 million, or $0.87 per diluted share, for the year ended December 31, 2017, compared to $195.1 million, or $0.89 per diluted share, for the year ended December 31, 2016. FFO attributable to common stockholders for the years ended December 31, 2017 and 2016 includes the impact of non-core items, which are listed in the table on page 9. The aggregate of these items, net of amounts attributable to noncontrolling interests, decreased FFO attributable to common stockholders for the year ended December 31, 2017 by $4.5 million, or $0.02 per diluted share, and increased FFO attributable to common stockholders for the year ended December 31, 2016 by $11.5 million, or $0.05 per diluted share.

Core FFO attributable to common stockholders, which excludes the impact of the non-core items listed on page 9, was $210.1 million, or $0.89 per diluted share, for the year ended December 31, 2017, compared to $183.6 million, or $0.84 per diluted share, for the year ended December 31, 2016.

 

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Portfolio Operations

Quarter Ended December 31, 2017

During the quarter ended December 31, 2017, the Company leased 334,623 square feet, of which the Company’s share was 301,745 square feet that was leased at a weighted average initial rent of $74.44 per square foot. This leasing activity, partially offset by lease expirations in the quarter, increased leased occupancy and same store leased occupancy (properties owned by the Company in both reporting periods) by 120 basis points to 93.5% at December 31, 2017 from 92.3% at September 30, 2017. Of the 334,623 square feet leased in the fourth quarter, 167,442 square feet represented second generation space (space that had been vacant for less than twelve months) for which the Company achieved positive mark-to-markets of 3.3% on a cash basis and 0.3% on a GAAP basis. The weighted average lease term for leases signed during the fourth quarter was 8.0 years and weighted average tenant improvements and leasing commissions on these leases were $9.93 per square foot per annum, or 13.3% of initial rent.

Year Ended December 31, 2017

During the year ended December 31, 2017, the Company leased 1,281,503 square feet, of which the Company’s share was 1,161,176 square feet that was leased at a weighted average initial rent of $77.42 per square foot. This leasing activity, partially offset by lease expirations in the year, increased leased occupancy by 80 basis points during the year to 93.5% at December 31, 2017 from 92.7% at December 31, 2016. Same store leased occupancy (properties owned by the Company in both reporting periods) increased by 130 basis points to 93.6% at December 31, 2017 from 92.3% at December 31, 2016. Of the 1,281,503 square feet leased in the year, 761,860 square feet represented second generation space (space that had been vacant for less than twelve months) for which the Company achieved positive mark-to-markets of 13.1% on a cash basis and 8.7% on a GAAP basis. The weighted average lease term for leases signed during the year was 9.0 years and weighted average tenant improvements and leasing commissions on these leases were $9.39 per square foot per annum, or 12.1% of initial rent.

 

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Guidance

The Company is providing Estimated Core FFO Guidance for the full year of 2018, which is reconciled below to estimated net income attributable to common stockholders per diluted share in accordance with GAAP. The Company estimates that net income attributable to common stockholders will be between $0.02 and $0.06 per diluted share. The estimated net income attributable to common stockholders per diluted share is not a projection and is being provided solely to satisfy the disclosure requirements of the U.S. Securities and Exchange Commission.

The Company estimates 2018 Core FFO to be between $0.92 and $0.96 per diluted share. The Estimated Core FFO of $0.94 per diluted share at the midpoint of the Company’s Guidance for 2018, when compared to Core FFO of $0.89 per diluted share for 2017, assumes, among other items, increases and decreases in the Company’s share of the following components: (i) an increase in Same Store Cash NOI of 7.0% to 10.0%, resulting in an incremental $0.10 per diluted share and (ii) an increase in non-cash straight-line rent and amortization of above and below-market lease revenue of $0.01 per diluted share, partially offset by (iii) a net decrease in Cash NOI of $0.02 per diluted share from the disposition of Waterview, partially offset by the acquisition of a 31.1% interest in 50 Beale Street, (iv) a decrease in lease termination income of $0.01 per diluted share, (v) a decrease in fee income, net of income taxes, of $0.01 per diluted share, (vi) an increase in interest and debt expense of $0.01 per diluted share and (vii) an increase in general and administrative expenses of $0.01 per diluted share (resulting from the amortization of a new layer of equity grants).

 

For the Year Ending December 31, 2018:

   Low      High  

Estimated net income attributable to common stockholders per diluted share

   $ 0.02      $ 0.06  

Pro rata share of real estate depreciation and amortization, including the Company’s share of unconsolidated joint ventures

     0.90        0.90  
  

 

 

    

 

 

 

Estimated Core FFO per diluted share

   $ 0.92      $ 0.96  
  

 

 

    

 

 

 

Except as described above, these estimates reflect management’s view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels and the earnings impact of the events referenced in this release and otherwise to be referenced during the conference call referred to below. These estimates do not include the impact on operating results from possible future property acquisitions or dispositions, capital markets activity or unrealized gains or losses on real estate fund investments. The estimates set forth above may be subject to fluctuations as a result of several factors, including the straight-lining of rental income and the amortization of above and below-market leases. There can be no assurance that the Company’s actual results will not differ materially from the estimates set forth above.

 

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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, including changes to tax laws and regulations, 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 gains from sales of depreciated real estate assets, impairment losses on depreciable real estate and depreciation and amortization expense from real estate assets, including our 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 that we believe enhance the comparability of our FFO across periods. Core FFO, when applicable, excludes the impact of certain items, including, transaction related costs, realized and unrealized gains or losses on real estate fund investments, unrealized gains or losses on interest rate swaps, severance costs and gains or losses on early extinguishment of debt, in order to reflect the Core FFO of our real estate portfolio and operations. In future periods, we may also exclude other items from Core FFO that we believe may help investors compare our results.

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 December 31, 2017, which is available on our website.

 

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Investor Conference Call and Webcast

The Company will host a conference call and audio webcast on Friday, February 16, 2018 at 10:00 a.m. Eastern Time (ET), during which management will discuss the fourth quarter results and provide commentary on business performance. A question and answer session with analysts and investors will follow the prepared remarks.

The conference call can be accessed by dialing 877-407-0789 (domestic) or 201-689-8562 (international). An audio replay of the conference call will be available from 1:00 p.m. ET on February 16, 2018 through February 23, 2018 and can be accessed by dialing 844-512-2921 (domestic) or 412-317-6671 (international) and entering the passcode 13675205.

A live audio webcast of the conference call will be available through the “Investors” section of the Company’s website, www.paramount-group.com. A replay of the webcast will be archived on the Company’s website.

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:

 

Wilbur Paes

Executive Vice President, Chief Financial Officer

212-237-3122

ir@paramount-group.com

  

Christopher Brandt

Vice President, Investor Relations

212-237-3134

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)

 

     December 31, 2017     December 31, 2016  

ASSETS:

    

Real estate, at cost

    

Land

   $ 2,209,506     $ 2,091,535  

Buildings and improvements

     6,119,969       5,757,558  
  

 

 

   

 

 

 
     8,329,475       7,849,093  

Accumulated depreciation and amortization

     (487,945     (318,161
  

 

 

   

 

 

 

Real estate, net

     7,841,530       7,530,932  

Cash and cash equivalents

     219,381       162,965  

Restricted cash

     31,044       29,374  

Investments in unconsolidated joint ventures

     44,762       6,411  

Investments in unconsolidated real estate funds

     7,253       28,173  

Preferred equity investments, net

     35,817       55,051  

Marketable securities

     29,039       22,393  

Accounts and other receivables, net

     17,082       15,251  

Deferred rent receivable

     220,826       163,695  

Deferred charges, net

     98,645       71,184  

Intangible assets, net

     352,206       412,225  

Assets held for sale

     —         346,685  

Other assets

     20,076       22,829  
  

 

 

   

 

 

 

Total assets

   $ 8,917,661     $ 8,867,168  
  

 

 

   

 

 

 

LIABILITIES:

    

Notes and mortgages payable, net

   $ 3,541,300     $ 3,364,898  

Revolving credit facility

     —         230,000  

Due to affiliates

     27,299       27,299  

Accounts payable and accrued expenses

     117,630       103,896  

Dividends and distributions payable

     25,211       25,151  

Intangible liabilities, net

     130,028       153,018  

Other liabilities

     54,109       76,959  
  

 

 

   

 

 

 

Total liabilities

     3,895,577       3,981,221  
  

 

 

   

 

 

 

EQUITY:

    

Paramount Group, Inc. equity

     4,176,741       3,990,005  

Noncontrolling interests in:

    

Consolidated joint ventures

     404,997       253,788  

Consolidated real estate fund

     14,549       64,793  

Operating Partnership

     425,797       577,361  
  

 

 

   

 

 

 

Total equity

     5,022,084       4,885,947  
  

 

 

   

 

 

 

Total liabilities and equity

   $ 8,917,661     $ 8,867,168  
  

 

 

   

 

 

 

 

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Paramount Group, Inc.

Consolidated Statements of Income

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

 

     For the Three Months Ended     For the Year Ended  
     December 31,     December 31,  
     2017     2016     2017     2016  

REVENUES:

        

Property rentals

   $ 142,639     $ 127,041     $ 554,907     $ 498,057  

Straight-line rent adjustments

     10,924       14,725       54,453       82,568  

Amortization of above and below-market leases, net

     5,359       2,943       19,523       9,536  
  

 

 

   

 

 

   

 

 

   

 

 

 

Rental income

     158,922       144,709       628,883       590,161  

Tenant reimbursement income

     13,657       11,842       52,418       44,943  

Fee and other income

     7,678       10,251       37,666       48,237  
  

 

 

   

 

 

   

 

 

   

 

 

 

Total revenues

     180,257       166,802       718,967       683,341  

EXPENSES:

        

Operating

     68,440       63,076       266,136       250,040  

Depreciation and amortization

     67,894       60,975       266,037       269,450  

General and administrative

     16,953       14,175       61,577       53,510  

Transaction related costs

     976       679       2,027       2,404  
  

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

     154,263       138,905       595,777       575,404  

Operating income

     25,994       27,897       123,190       107,937  

Income from unconsolidated joint ventures

     1,042       2,122       20,185       7,413  

(Loss) income from unconsolidated real estate funds

     (90     2,042       (6,143     (498

Interest and other income (loss), net

     2,951       1,905       (9,031     6,934  

Interest and debt expense

     (36,194     (39,732     (143,762     (153,138

Loss on early extinguishment of debt

     —         (4,608     (7,877     (4,608

Gain on sale of real estate

     —         —         133,989       —    

Unrealized gain on interest rate swaps

     —         10,153       1,802       39,814  
  

 

 

   

 

 

   

 

 

   

 

 

 

Net (loss) income before income taxes

     (6,297     (221     112,353       3,854  

Income tax expense

     (935     (2,602     (5,177     (1,785
  

 

 

   

 

 

   

 

 

   

 

 

 

Net (loss) income

     (7,232     (2,823     107,176       2,069  

Less net (income) loss attributable to noncontrolling interests in:

        

Consolidated joint ventures

     (664     (5,361     10,365       (15,423

Consolidated real estate fund

     398       497       (19,797     1,316  

Operating Partnership

     705       1,198       (11,363     2,104  
  

 

 

   

 

 

   

 

 

   

 

 

 

Net (loss) income attributable to common stockholders

   $ (6,793   $ (6,489   $ 86,381     $ (9,934
  

 

 

   

 

 

   

 

 

   

 

 

 

Per share:

        

Basic

   $ (0.03   $ (0.03   $ 0.37     $ (0.05
  

 

 

   

 

 

   

 

 

   

 

 

 

Diluted

   $ (0.03   $ (0.03   $ 0.37     $ (0.05
  

 

 

   

 

 

   

 

 

   

 

 

 

Weighted average common shares outstanding:

        

Basic

     239,997,181       223,221,284       236,372,801       218,053,062  
  

 

 

   

 

 

   

 

 

   

 

 

 

Diluted

     239,997,181       223,221,284       236,401,548       218,053,062  
  

 

 

   

 

 

   

 

 

   

 

 

 

 

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Paramount Group, Inc.

Reconciliation of Net Income to FFO and Core FFO

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

 

     For the Three Months Ended     For the Year Ended  
     December 31,     December 31,  
     2017     2016     2017     2016  

Reconciliation of Net (Loss) Income to FFO and Core FFO:

        

Net (loss) income

   $ (7,232   $ (2,823   $ 107,176     $ 2,069  

Real estate depreciation and amortization (including our share of unconsolidated joint ventures)

     69,915       62,451       273,938       275,653  

Gain on sale of Waterview

     —         —         (110,583     —    
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO

     62,683       59,628       270,531       277,722  

Less FFO attributable to noncontrolling interests in:

        

Consolidated joint ventures

     (9,965     (11,294     (19,748     (41,320

Consolidated real estate fund

     398       272       (20,132     419  
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO attributable to Paramount Group Operating Partnership

     53,116       48,606       230,651       236,821  

Less FFO attributable to noncontrolling interests in Operating Partnership

     (4,995     (7,572     (25,093     (41,681
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO attributable to common stockholders

   $ 48,121     $ 41,034     $ 205,558     $ 195,140  
  

 

 

   

 

 

   

 

 

   

 

 

 

Per diluted share

   $ 0.20     $ 0.18     $ 0.87     $ 0.89  
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO

   $ 62,683     $ 59,628     $ 270,531     $ 277,722  

Non-core items:

        

Severance costs

     2,626       —         2,626       2,874  

Transaction related costs

     976       679       2,027       2,404  

Our share of earnings from 712 Fifth Avenue in excess of distributions received and (distributions in excess of basis)

     176       —         (14,205     —    

Realized and unrealized loss (gain) from unconsolidated real estate funds

     99       (1,911     6,380       607  

After-tax net gain on sale of residential condominium land parcel

     —         —         (21,568     —    

Valuation allowance on preferred equity investment

     —         —         19,588       —    

Loss on early extinguishment of debt

     —         4,608       7,877       4,608  

Unrealized gain on interest rate swaps (including our share of unconsolidated joint ventures)

     —         (10,930     (2,750     (41,869
  

 

 

   

 

 

   

 

 

   

 

 

 

Core FFO

     66,560       52,074       270,506       246,346  

Less Core FFO attributable to noncontrolling interests in:

        

Consolidated joint ventures

     (9,965     (6,114     (35,022     (23,890

Consolidated real estate fund

     398       272       156       419  
  

 

 

   

 

 

   

 

 

   

 

 

 

Core FFO attributable to Paramount Group Operating Partnership

     56,993       46,232       235,640       222,875  

Less Core FFO attributable to noncontrolling interests in Operating Partnership

     (5,360     (7,202     (25,568     (39,296
  

 

 

   

 

 

   

 

 

   

 

 

 

Core FFO attributable to common stockholders

   $ 51,633     $ 39,030     $ 210,072     $ 183,579  
  

 

 

   

 

 

   

 

 

   

 

 

 

Per diluted share

   $ 0.22     $ 0.17     $ 0.89     $ 0.84  
  

 

 

   

 

 

   

 

 

   

 

 

 

Reconciliation of weighted average shares outstanding:

        

Weighted average shares outstanding

     239,997,181       223,221,284       236,372,801       218,053,062  

Effect of dilutive securities

     37,360       23,141       28,747       15,869  
  

 

 

   

 

 

   

 

 

   

 

 

 

Denominator for FFO and Core FFO per diluted share

     240,034,541       223,244,425       236,401,548       218,068,931  
  

 

 

   

 

 

   

 

 

   

 

 

 

 

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