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EX-99.2 - EX-99.2 - Paramount Group, Inc.d577500dex992.htm
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Exhibit 99.1

 

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Paramount Announces First Quarter 2018 Results

NEW YORK—May 2, 2018 – Paramount Group, Inc. (NYSE: PGRE) (“Paramount” or the “Company”) filed its Quarterly Report on Form 10-Q for the quarter ended March 31, 2018 today and reported results for the quarter ended March 31, 2018.

First Quarter Highlights:

 

    Reported net income attributable to common stockholders of $1.1 million, or $0.00 per diluted share, for the quarter ended March 31, 2018, compared to $0.4 million, or $0.00 per diluted share, for the quarter ended March 31, 2017.

 

    Reported Core Funds from Operations (“Core FFO”) attributable to common stockholders of $55.0 million, or $0.23 per diluted share, for the quarter ended March 31, 2018, compared to $51.5 million, or $0.22 per diluted share, for the quarter ended March 31, 2017.

 

    Reported a 15.2% increase in Same Store Cash Net Operating Income (“NOI”) and a 6.6% increase in Same Store NOI in the quarter ended March 31, 2018, compared to the same period in the prior year.

 

    Leased 285,167 square feet, of which the Company’s share was 216,848 square feet that was leased at a weighted average initial rent of $86.32 per square foot. Of the square footage leased, 161,215 square feet represented second generation space, for which the Company achieved a positive mark-to-market of 17.8% on a cash basis and 12.9% on a GAAP basis.

 

    Increased leased occupancy and same store leased occupancy by 50 basis points to 94.0% at March 31, 2018 from 93.5% at December 31, 2017.

 

    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.

 

    Increased the quarterly cash dividend on its common stock by 5.3% on March 15, 2018 to $0.10 per common share, which was paid on April 13, 2018.

 

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Financial Results

Quarter Ended March 31, 2018

Net income attributable to common stockholders was $1.1 million, or $0.00 per diluted share, for the quarter ended March 31, 2018, compared to $0.4 million, or $0.00 per diluted share, for the quarter ended March 31, 2017.

Funds from Operations (“FFO”) attributable to common stockholders was $53.7 million, or $0.22 per diluted share, for the quarter ended March 31, 2018, compared to $51.6 million, or $0.22 per diluted share, for the quarter ended March 31, 2017. FFO attributable to common stockholders for the quarters ended March 31, 2018 and 2017 includes the impact of non-core items, which are listed in the table on page 8. The aggregate of these items, net of amounts attributable to noncontrolling interests, decreased FFO attributable to common stockholders for the quarter ended March 31, 2018 by $1.3 million, or $0.01 per diluted share, and increased FFO attributable to common stockholders for the quarter ended March 31, 2017 by $0.1 million, or $0.00 per diluted share.

Core FFO attributable to common stockholders, which excludes the impact of the non-core items listed on page 8, was $55.0 million, or $0.23 per diluted share, for the quarter ended March 31, 2018, compared to $51.5 million, or $0.22 per diluted share, for the quarter ended March 31, 2017.

Portfolio Operations

Quarter Ended March 31, 2018

Same Store Cash NOI increased by $11.0 million, or 15.2%, to $83.8 million for the quarter ended March 31, 2018 from $72.8 million for the quarter ended March 31, 2017. Same Store NOI increased by $6.1 million, or 6.6%, to $98.1 million for the quarter ended March 31, 2018 from $92.0 million for the quarter ended March 31, 2017.

During the quarter ended March 31, 2018, the Company leased 285,167 square feet, of which the Company’s share was 216,848 square feet that was leased at a weighted average initial rent of $86.32 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 50 basis points to 94.0% at March 31, 2018 from 93.5% at December 31, 2017. Of the 285,167 square feet leased in the first quarter, 161,215 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 17.8% on a cash basis and 12.9% on a GAAP basis. The weighted average lease term for leases signed during the first quarter was 8.3 years and weighted average tenant improvements and leasing commissions on these leases were $7.88 per square foot per annum, or 9.1% of initial rent.

 

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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.

 

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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.

NOI is used to measure the operating performance of our properties. NOI consists of property-related revenue (which includes rental income, tenant reimbursement income and certain other income) less operating expenses (which includes building expenses such as cleaning, security, repairs and maintenance, utilities, property administration and real estate taxes). We also present Cash NOI which deducts from NOI, straight-line rent adjustments and the amortization of above and below-market leases, net, including our share of such adjustments of unconsolidated joint ventures. In addition, we present PGRE’s share of NOI and Cash NOI which represents our share of NOI and Cash NOI of consolidated and unconsolidated joint ventures, based on our percentage ownership in the underlying assets. We use NOI and Cash NOI internally as performance measures and believe they provide useful information to investors regarding our financial condition and results of operations because they reflect only those income and expense items that are incurred at property level.

Same Store NOI is used to measure the operating performance of properties that were owned by us in a similar manner during both the current period and prior reporting periods and represents Same Store NOI from consolidated and unconsolidated joint ventures based on our percentage ownership in the underlying assets. Same Store NOI also excludes lease termination income, bad debt expense and certain other items that may vary from period to period. We also present Same Store Cash NOI, which excludes the effect of non-cash items such as the straight-lining of rental revenue and the amortization of above and below-market leases.

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, 2018, 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 Thursday, May 3, 2018 at 10:00 a.m. Eastern Time (ET), during which management will discuss the first 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 May 3, 2018 through May 10, 2018 and can be accessed by dialing 844-512-2921 (domestic) or 412-317-6671 (international) and entering the passcode 13678478.

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)

 

     March 31, 2018     December 31, 2017  

ASSETS:

    

Real estate, at cost

    

Land

   $ 2,209,506     $ 2,209,506  

Buildings and improvements

     6,150,115       6,119,969  
  

 

 

   

 

 

 
     8,359,621       8,329,475  

Accumulated depreciation and amortization

     (534,934     (487,945
  

 

 

   

 

 

 

Real estate, net

     7,824,687       7,841,530  

Cash and cash equivalents

     212,547       219,381  

Restricted cash

     33,032       31,044  

Investments in unconsolidated joint ventures

     67,355       44,762  

Investments in unconsolidated real estate funds

     7,276       7,253  

Preferred equity investments, net

     35,870       35,817  

Marketable securities

     24,984       29,039  

Accounts and other receivables, net

     17,036       17,082  

Deferred rent receivable

     234,758       220,826  

Deferred charges, net

     106,415       98,645  

Intangible assets, net

     333,983       352,206  

Other assets

     75,925       20,076  
  

 

 

   

 

 

 

Total assets

   $ 8,973,868     $ 8,917,661  
  

 

 

   

 

 

 

LIABILITIES:

    

Notes and mortgages payable, net

   $ 3,560,230     $ 3,541,300  

Revolving credit facility

     —         —    

Due to affiliates

     27,299       27,299  

Accounts payable and accrued expenses

     128,625       117,630  

Dividends and distributions payable

     26,627       25,211  

Intangible liabilities, net

     122,673       130,028  

Other liabilities

     54,344       54,109  
  

 

 

   

 

 

 

Total liabilities

     3,919,798       3,895,577  
  

 

 

   

 

 

 

EQUITY:

    

Paramount Group, Inc. equity

     4,162,439       4,176,741  

Noncontrolling interests in:

    

Consolidated joint ventures

     404,137       404,997  

Consolidated real estate fund

     51,456       14,549  

Operating Partnership

     436,038       425,797  
  

 

 

   

 

 

 

Total equity

     5,054,070       5,022,084  
  

 

 

   

 

 

 

Total liabilities and equity

   $ 8,973,868     $ 8,917,661  
  

 

 

   

 

 

 

 

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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
March 31,
 
     2018     2017  

REVENUES:

    

Property rentals

   $ 145,741     $ 132,235  

Straight-line rent adjustments

     13,244       20,147  

Amortization of above and below-market leases, net

     4,420       3,008  
  

 

 

   

 

 

 

Rental income

     163,405       155,390  

Tenant reimbursement income

     14,246       12,852  

Fee and other income

     6,620       12,994  
  

 

 

   

 

 

 

Total revenues

     184,271       181,236  

EXPENSES:

    

Operating

     68,978       65,971  

Depreciation and amortization

     65,156       62,992  

General and administrative

     12,631       13,581  

Transaction related costs

     120       275  
  

 

 

   

 

 

 

Total expenses

     146,885       142,819  
  

 

 

   

 

 

 

Operating income

     37,386       38,417  

(Loss) income from unconsolidated joint ventures

     (62     1,937  

(Loss) income from unconsolidated real estate funds

     (66     288  

Interest and other income, net

     2,016       3,200  

Interest and debt expense

     (36,082     (37,018

Loss on early extinguishment of debt

     —         (2,715

Unrealized gain on interest rate swaps

     —         1,802  
  

 

 

   

 

 

 

Net income before income taxes

     3,192       5,911  

Income tax expense

     (477     (4,282
  

 

 

   

 

 

 

Net income

     2,715       1,629  

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

    

Consolidated joint ventures

     (1,055     (1,291

Consolidated real estate fund

     (430     88  

Operating Partnership

     (116     (54
  

 

 

   

 

 

 

Net income attributable to common stockholders

   $ 1,114     $ 372  
  

 

 

   

 

 

 

Per share:

    

Basic

   $ 0.00     $ 0.00  
  

 

 

   

 

 

 

Diluted

   $ 0.00     $ 0.00  
  

 

 

   

 

 

 

Weighted average common shares outstanding:

    

Basic

     240,311,744       230,924,271  
  

 

 

   

 

 

 

Diluted

     240,338,698       230,958,441  
  

 

 

   

 

 

 

 

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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
March 31,
 
     2018     2017  

Reconciliation of Net Income to FFO and Core FFO:

    

Net income

   $ 2,715     $ 1,629  

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

     67,160       64,840  
  

 

 

   

 

 

 

FFO

     69,875       66,469  

Less FFO attributable to noncontrolling interests in:

    

Consolidated joint ventures

     (10,207     (7,195

Consolidated real estate fund

     (430     (140
  

 

 

   

 

 

 

FFO attributable to Paramount Group Operating Partnership

     59,238       59,134  

Less FFO attributable to noncontrolling interests in Operating Partnership

     (5,585     (7,545
  

 

 

   

 

 

 

FFO attributable to common stockholders

   $ 53,653     $ 51,589  
  

 

 

   

 

 

 

Per diluted share

   $ 0.22     $ 0.22  
  

 

 

   

 

 

 

FFO

   $ 69,875     $ 66,469  

Non-core items:

    

Our share of earnings from 712 Fifth Avenue in excess of distributions received

     1,195       —    

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

     131       (235

Transaction related costs

     120       275  

Loss on early extinguishment of debt

     —         2,715  

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

     —         (2,386
  

 

 

   

 

 

 

Core FFO

     71,321       66,838  

Less Core FFO attributable to noncontrolling interests in:

    

Consolidated joint ventures

     (10,207     (7,661

Consolidated real estate fund

     (430     (140
  

 

 

   

 

 

 

Core FFO attributable to Paramount Group Operating Partnership

     60,684       59,037  

Less Core FFO attributable to noncontrolling interests in Operating Partnership

     (5,721     (7,532
  

 

 

   

 

 

 

Core FFO attributable to common stockholders

   $ 54,963     $ 51,505  
  

 

 

   

 

 

 

Per diluted share

   $ 0.23     $ 0.22  
  

 

 

   

 

 

 

Reconciliation of weighted average shares outstanding:

    

Weighted average shares outstanding

     240,311,744       230,924,271  

Effect of dilutive securities

     26,954       34,170  
  

 

 

   

 

 

 

Denominator for FFO and Core FFO per diluted share

     240,338,698       230,958,441  
  

 

 

   

 

 

 

 

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Paramount Group, Inc.

Reconciliation of Net Income to Same Store NOI and Same Store Cash NOI

(Unaudited and in thousands)

 

     Three Months Ended
March 31,
 
     2018     2017  

Reconciliation of net income to Same Store NOI and Same Store Cash NOI:

    

Net income

   $ 2,715     $ 1,629  

Add (subtract) adjustments to arrive at NOI and Cash NOI:

    

Depreciation and amortization

     65,156       62,992  

General and administrative

     12,631       13,581  

Interest and debt expense

     36,082       37,018  

Loss on early extinguishment of debt

     —         2,715  

Transaction related costs

     120       275  

Income tax expense

     477       4,282  

NOI from unconsolidated joint ventures

     4,740       4,823  

Loss (income) from unconsolidated joint ventures

     62       (1,937

Loss (income) from unconsolidated real estate funds

     66       (288

Fee income

     (3,465     (9,556

Interest and other income, net

     (2,016     (3,200

Unrealized gain on interest rate swaps

     —         (1,802
  

 

 

   

 

 

 

NOI

     116,568       110,532  

Less NOI attributable to noncontrolling interests in:

    

Consolidated joint ventures

     (16,014     (12,029

Consolidated real estate fund

     26       (141
  

 

 

   

 

 

 

PGRE’s share of NOI

     100,580       98,362  

Acquisitions

     (2,306     —    

Dispositions

     —         (6,300

Lease termination income (including our share of unconsolidated joint ventures)

     (190     (66
  

 

 

   

 

 

 

PGRE’s share of Same Store NOI

   $ 98,084     $ 91,996  
  

 

 

   

 

 

 

NOI

   $ 116,568     $ 110,532  

Less:

    

Straight-line rent adjustments (including our share of unconsolidated joint ventures)

     (13,197     (20,511

Amortization of above and below-market leases, net (including our share of unconsolidated joint ventures)

     (4,257     (2,881
  

 

 

   

 

 

 

Cash NOI

     99,114       87,140  

Less Cash NOI attributable to noncontrolling interests in:

    

Consolidated joint ventures

     (13,193     (7,882

Consolidated real estate fund

     26       (141
  

 

 

   

 

 

 

PGRE’s share of Cash NOI

     85,947       79,117  

Acquisitions

     (1,964     —    

Dispositions

     —         (6,300

Lease termination income (including our share of unconsolidated joint ventures)

     (190     (66
  

 

 

   

 

 

 

PGRE’s share of Same Store Cash NOI

   $ 83,793     $ 72,751  
  

 

 

   

 

 

 

 

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