UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

Form 8-K/A

Current Report

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): July 31, 2018

Strategic Storage Trust IV, Inc.

(Exact name of registrant as specified in its charter)

Commission File Number: 000-55928

10 Terrace Road, Ladera Ranch, California 92694

(Address of principal executive offices, including zip code)

(877) 327-3485

(Registrant’s telephone number, including area code)

None

(Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§ 230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§ 240.12b-2 of this chapter). Emerging growth company☒

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☒

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EXPLANATORY NOTE

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, Strategic Storage Trust IV, Inc., a Maryland Corporation (the “Registrant”), hereby amends its Current Report on Form 8-K filed on August 6, 2018, for the purpose of filing the financial statements and pro forma financial information with respect to the Registrant’s acquisition of a self storage facility (the “Naples Property”) from an unaffiliated third party in accordance with Rule 3-14 and Article 11 of Regulation S-X.

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Independent Auditor’s Report

To the Board of Directors and Stockholders

Strategic Storage Trust IV, Inc.

We have audited the accompanying statement of revenues and certain operating expenses (the "financial statement") of the self storage property located in Naples, Florida (the "Naples Property") for the year ended December 31, 2017, and the related notes to the financial statement.

Management’s Responsibility for the Financial Statement

Management of the seller of the Naples Property is responsible for the preparation and fair presentation of the financial statement in conformity with accounting principles generally accepted in the United States of America; this includes the design, implementation, and maintenance of internal control relevant to the preparation and fair presentation of the financial statement that is free from material misstatement, whether due to fraud or error.

Auditor’s Responsibility

Our responsibility is to express an opinion on the financial statement based on our audit. We conducted our audit in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statement is free from material misstatement.

An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the financial statement. The procedures selected depend on the auditor's judgment, including the assessment of the risks of material misstatement of the financial statement, whether due to fraud or error. In making those risk assessments, the auditor considers internal control relevant to the entity's preparation and fair presentation of the financial statement in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the entity's internal control. Accordingly, we express no such opinion. An audit also includes evaluating the appropriateness of accounting policies used and the reasonableness of significant accounting estimates made by management, as well as evaluating the overall presentation of the financial statement.

We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our audit opinion.

Opinion

In our opinion, the financial statement referred to above presents fairly, in all material respects, the revenues and certain operating expenses as described in Note 1 to the financial statement of the Naples Property for the year ended December 31, 2017 in accordance with accounting principles generally accepted in the United States of America.

Emphasis of Matter

The accompanying financial statement was prepared for the purpose of complying with the rules and regulations of the Securities and Exchange Commission (for inclusion in the Current Report on Form 8-K/A filed by Strategic Storage Trust IV, Inc.) as described in Note 1 and is not intended to be a complete presentation of the Naples Property’s revenues and expenses. Our opinion is not modified with respect to that matter.

/s/ BDO USA, LLP

Costa Mesa, California

October 15, 2018

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NAPLES PROPERTY

STATEMENTS OF REVENUES AND CERTAIN OPERATING EXPENSES

Year Ended December 31, 2017 and the Six Months Ended June 30, 2018 (Unaudited)

See Notes to Statements of Revenues and Certain Operating Expenses.  

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NAPLES PROPERTY

NOTES TO STATEMENTS OF REVENUES AND CERTAIN OPERATING EXPENSES

Year Ended December 31, 2017 and the Six Months Ended June 30, 2018 (Unaudited)

Note 1 - Organization and basis of presentation

The financial statements include the revenues and certain operating expenses of the self storage property located in Naples, Florida (the "Naples Property"). Strategic Storage Trust IV, Inc. (the "Company") acquired the Naples Property on August 1, 2018 for a purchase price of approximately $27.3 million, plus closing and acquisition costs.

The accompanying financial statements were prepared for the purpose of complying with Rule 3-14 of Regulation S-X of the Securities and Exchange Commission (“SEC”) for the acquisition of real estate properties. The financial statements are not representative of the actual operations of the Naples Property for the periods presented because certain operating expenses that may not be comparable to the expenses to be incurred in the proposed future operations of the Naples Property have been excluded. Items excluded generally consist of management fees, interest and debt related costs, depreciation and intangible amortization expense and certain other allocated corporate expenses not directly related to the operations of the Naples Property. Therefore, the financial statements may not be comparable to a statement of operations for the Naples Property after its acquisition by the Company.

Note 2 - Summary of significant accounting policies

Basis of accounting

The financial statements have been prepared using the accrual method of accounting on the basis of presentation described in Note 1. As such, revenue is recorded when earned and expenses are recognized when incurred.

The statement of revenues and certain operating expenses for the six months ended June 30, 2018 is unaudited; however, management of the seller believes that all material adjustments of a normal, recurring nature considered necessary for a fair presentation of the interim statement of revenues and certain operating expenses have been included. The interim financial information does not necessarily represent or indicate what the operating results would be for a full year.

Revenue recognition

Self storage rental revenue is recognized when due over the lease terms, which are generally month-to-month leases. Ancillary operating revenue, consisting primarily of merchandise sales, is recognized when earned.

Certain operating expenses

Certain operating expenses represent the direct expenses of operating the Naples Property and consist primarily of repairs and maintenance, utilities, real estate taxes, property insurance, general and administrative, salaries, marketing and other operating expenses that are expected to continue in the ongoing operation of the Naples Property.

Use of estimates

The preparation of the financial statements in accordance with accounting principles generally accepted in the United States of America requires management of the seller of the Naples Property to make certain estimates and assumptions that affect the reported amounts of revenues and certain operating expenses during the reporting period. Actual results could materially differ from those estimates. 

Advertising and marketing

Advertising and marketing costs are charged to expense as incurred.

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Naples Property

Notes to Statements of Revenues and Certain Operating Expenses

Year Ended December 31, 2017 and the Six Months Ended June 30, 2018 (Unaudited)

Note 3 - Commitments and contingencies

The Naples Property, from time to time, may be involved with lawsuits arising in the ordinary course of business. In the opinion of the management of the seller of the Naples Property, any liability resulting from such litigation would not be material in relation to the Naples Property's financial position and results of operations.

Note 4 - Subsequent events

The Company has evaluated subsequent events through October 15, 2018, the date the financial statements were available to be issued.

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STRATEGIC STORAGE TRUST IV, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS

The following Unaudited Pro Forma Consolidated Balance Sheet as of June 30, 2018 has been prepared to give effect to the acquisition of a property acquired on July 18, 2018, in Las Vegas, Nevada (the “Las Vegas II Property”) from an unaffiliated third party and the Naples Property acquired on August 1, 2018 from an unaffiliated third party as if the acquisitions were completed on June 30, 2018 by Strategic Storage Trust IV, Inc. (the “Company”).

The information included in the “Strategic Storage Trust IV, Inc. Historical” column of the Unaudited Pro Forma Consolidated Balance Sheet as of June 30, 2018 sets forth the Company’s unaudited historical consolidated balance sheet which is derived from the Company’s consolidated financial statements included in the Company’s Quarterly Report on Form 10-Q filed with the SEC for the quarter ended June 30, 2018.

The following Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2017 gives effect to the acquisition of the following properties acquired in 2017 as if they were completed on January 1, 2017 by the Company:

Additionally, the following Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2017 also gives effect to the acquisition of the following properties acquired in 2018 as if they were completed on January 1, 2017 by the Company:

Pro Forma adjustments for the Jensen Beach Property and the Texas City Property are included in the Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2017 in the “2017 Property Acquisitions” column.  Pro Forma adjustments for the Riverside Property, Las Vegas I Property, Puyallup Property and Las Vegas II Property are included in the Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2017 in the “2018 Property Acquisitions” column.

The information included in the “Strategic Storage Trust IV, Inc. Historical” column of the Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2017 sets forth the Company’s historical consolidated statement of operations which is derived from the Company’s audited consolidated financial statements included in the Company’s Annual Report on Form 10-K filed with the SEC for the year ended December 31, 2017.  

The following Unaudited Pro Forma Consolidated Statement of Operations for the six months ended June 30, 2018, gives effect to the acquisition of the following properties as if they were completed on January 1, 2017 by the Company:

Pro Forma adjustments for the Riverside Property, Las Vegas I Property, Puyallup Property and Las Vegas II Property are included in the Unaudited Pro Forma Consolidated Statement of Operations for the six months ended June 30, 2018 in the “2018 Property Acquisitions” column.

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The information included in the “Strategic Storage Trust IV, Inc. Historical” column of the Unaudited Pro Forma Consolidated Statement of Operations for the six months ended June 30, 2018 sets forth the Company’s historical consolidated statement of operations which is derived from the Company’s unaudited consolidated financial statements included in the Company’s Quarterly Report on Form 10-Q filed with the SEC for the quarter ended June 30, 2018.

The information included in the “Naples Property” column in the Unaudited Pro Forma Consolidated Statements of Operations for the year ended December 31, 2017 and the six months ended June 30, 2018 sets forth the Naples Property’s historical statement of revenues and certain operating expenses for the year ended December 31, 2017 and the six months ended June 30, 2018, respectively, as included in the accompanying Statements of Revenues and Certain Operating Expenses in accordance with Rule 3-14 of Regulation S-X of the Securities Exchange Commission.

The following Unaudited Pro Forma Consolidated Financial Statements are based on the historical consolidated financial statements of the Company and the historical statements of operations of the acquisitions noted above.

The unaudited pro forma adjustments are based on available information and certain estimates and assumptions that the Company believes are reasonable and factually supportable. These unaudited pro forma consolidated financial statements do not purport to represent what the actual financial position or results of the Company would have been assuming such transactions had been completed as set forth above nor does it purport to represent the results of the Company for future periods.

The Unaudited Pro Forma Consolidated Financial Statements set forth below should be read in conjunction with the audited consolidated financial statements and related notes of the Company included in the SEC filings discussed above.

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STRATEGIC STORAGE TRUST IV, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONSOLIDATED BALANCE SHEET

June 30, 2018

See accompanying notes to the unaudited pro forma consolidated financial statements.

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STRATEGIC STORAGE TRUST IV, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS

For the Year Ended December 31, 2017

See accompanying notes to the unaudited pro forma consolidated financial statements.

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STRATEGIC STORAGE TRUST IV, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS

For the Six Months Ended June 30, 2018

See accompanying notes to the unaudited pro forma consolidated financial statements.

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STRATEGIC STORAGE TRUST IV, INC. AND SUBSIDIARIES

NOTES TO UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS

Note 1. Basis of Presentation

The historical column of the Unaudited Pro Forma Consolidated Balance Sheet as of June 30, 2018 was derived from the Company’s consolidated balance sheet included in the Company’s Quarterly Report on Form 10-Q filed with the SEC for the quarter ended June 30, 2018.  

The historical column of the Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2017 was derived from the Company’s consolidated statement of operations included in the Company’s Annual Report on Form 10-K filed with the SEC for the year ended December 31, 2017.

The historical column of the Unaudited Pro Forma Consolidated Statement of Operations for the six months ended June 30, 2018 was derived from the Company’s consolidated statement of operations included in the Company’s Quarterly Report on Form 10-Q filed with the SEC for the quarter ended June 30, 2018.

The 2017 and 2018 property acquisition columns in the Unaudited Pro Forma Consolidated Statements of Operations for the year ended December 31, 2017 and the six months ended June 30, 2018 set forth the acquired properties’ incremental historical revenues and certain operating expenses for the period from January 1, 2017 through the respective acquisition’s date of acquisition.

Note 2. Acquisitions

2017 Property Acquisitions

Jensen Beach Property

On April 11, 2017, the Company closed on a self storage facility located in Jensen Beach, Florida (the “Jensen Beach Property”) for a purchase price of approximately $5.0 million, plus closing and acquisition costs, which was funded from the net proceeds of the Company’s offering. 

Texas City Property

On November 17, 2017, the Company closed on a self storage facility located in Texas City, Texas (the “Texas City Property”) for a purchase price of approximately $8.0 million, plus closing and acquisition costs, which was funded from the net proceeds of the Company’s offering. 

2018 Property Acquisitions

Riverside Property

On March 27, 2018, the Company closed on a self storage facility located in Riverside, California (the “Riverside Property”) for a purchase price of approximately $6.9 million, plus closing and acquisition costs, which was funded from the net proceeds of the Company’s offering. 

Las Vegas I Property

On April 5, 2018, the Company closed on a self storage facility located in Las Vegas, Nevada (the “Las Vegas I Property”) for a purchase price of approximately $9.2 million, plus closing and acquisition costs, which was funded from the net proceeds of the Company’s offering. 

Puyallup Property

On May 22, 2018, the Company closed on a self storage facility located in Puyallup, Washington (the “Puyallup Property”) for a purchase price of approximately $13.6 million, plus closing and acquisition costs, which was funded from the net proceeds of the Company’s offering. 

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Las Vegas II Property

On July 18, 2018, the Company closed on a self storage facility located in Las Vegas, Nevada (the “Las Vegas II Property”) for a purchase price of approximately $12.8 million, plus closing and acquisition costs, which was funded from the net proceeds of the Company’s offering. 

Naples Property

On August 1, 2018, the Company closed on a self storage facility located in Naples, Florida (the “Naples Property”) for a purchase price of approximately $27.3 million, plus closing and acquisition costs, which was funded with net proceeds of the Company’s offering and a draw on the KeyBank Credit Facility, as defined below. 

On July 31, 2018, the Company, through certain affiliated entities (collectively, the “Borrower”), entered into a credit agreement (the “Credit Agreement”) with KeyBank and have a maximum borrowing capacity of $70 million (the “KeyBank Credit Facility”). However, certain financial requirements with respect to both the Borrower and the “Pool” of “Mortgaged Properties” (as each term is defined in the Credit Agreement) must be satisfied prior to making any drawdowns on the KeyBank Credit Facility in accordance with the Credit Agreement. In order to finance a portion of the Naples Property acquisition, the Company borrowed $17 million on the KeyBank Credit Facility.

The KeyBank Credit Facility is a term loan that has a maturity date of July 31, 2019, which may, in certain circumstances, be extended at the option of the Borrower until July 31, 2020.

Borrowings under the KeyBank Credit Facility bear interest at the Borrower’s option of either (x) LIBOR plus 275 basis points, or (y) or Base Rate (as defined in the Credit Agreement) plus 175 basis points. The Company elected to have LIBOR plus 275 basis points, which equated to an initial interest rate of approximately 4.8%.

Note 3. Unaudited Consolidated Balance Sheet – Pro Forma Adjustments

Note 4. Unaudited Consolidated Statements of Operations – Pro Forma Adjustments

Acquisitions requiring financial statements in accordance with Rule 3-14 and Article 11 of Regulation S-X have been shown separately in the Unaudited Pro Forma Consolidated Statements of Operations for the year ended December 31, 2017 and the six months ended June 30, 2018. Additional property acquisitions are combined pursuant to their acquisition dates in 2017 and 2018 and are also reflected in the Unaudited Pro Forma Consolidated Statements of Operations for the year ended December 31, 2017 and the six months ended June 30, 2018.

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Signature(s)

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

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