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): November 5, 2019

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:

Securities registered pursuant to Section 12(b) of the Act: None.

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 “Company”), hereby amends its Current Report on Form 8-K dated November 5, 2019, for the purpose of filing the financial statements and pro forma financial information with respect to the Company’s acquisition of a portfolio of four self storage facilities located in the States of Florida, North Carolina and Virginia (the “Four Property Portfolio”) from unaffiliated third parties 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.

Ladera Ranch, California

We have audited the accompanying combined statement of revenues and certain operating expenses (the "financial statement") of the four self storage properties located in the States of Florida, North Carolina and Virginia acquired on November 5, 2019 (the "Four Property Portfolio") for the year ended December 31, 2018, and the related notes to the financial statement.

Management’s Responsibility for the Financial Statement

Management of the seller of the Four Property Portfolio 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 combined revenues and certain operating expenses as described in Note 1 to the financial statement of the Four Property Portfolio for the year ended December 31, 2018 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 as described in Note 1 and is not intended to be a complete presentation of the Four Property Portfolio’s combined revenues and expenses. Our opinion is not modified with respect to that matter.

/s/ BDO USA, LLP

Costa Mesa, California

January 17, 2020

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FOUR PROPERTY PORTFOLIO

COMBINED STATEMENTS OF REVENUES AND CERTAIN OPERATING EXPENSES

Year Ended December 31, 2018 and the Nine Months Ended September 30, 2019 (Unaudited)

See Notes to Combined Statements of Revenues and Certain Operating Expenses.  

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FOUR PROPERTY PORTFOLIO

NOTES TO COMBINED STATEMENTS OF REVENUES AND CERTAIN OPERATING EXPENSES

Year Ended December 31, 2018 and the Nine Months Ended September 30, 2019 (Unaudited)

Note 1 - Organization and basis of presentation

The financial statements include the combined revenues and certain operating expenses of four self storage properties located in Ocoee, Florida, University City and Ardrey Kell, North Carolina and Charlottesville, Virginia (the "Four Property Portfolio"). Strategic Storage Trust IV, Inc. (the "Company") acquired the Four Property Portfolio on November 5, 2019 for a purchase price of approximately $64.5 million, plus closing and acquisition costs.

The accompanying combined 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 combined financial statements are not representative of the actual operations of the Four Property Portfolio 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 Four Property Portfolio 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 Four Property Portfolio. Therefore, the combined financial statements may not be comparable to a statement of operations for the Four Property Portfolio after its acquisition by the Company. The properties in the Four Property Portfolio commenced operations as follows: University City, North Carolina in April 2017, Charlottesville, Virginia in December 2017, Ardrey Kell, North Carolina in May 2018 and Ocoee, Florida in February 2019.

Note 2 - Summary of significant accounting policies

Basis of accounting

The combined 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 combined statement of revenues and certain operating expenses for the nine months ended September 30, 2019 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 combined 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.

Certain operating expenses

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

Use of estimates

The preparation of the combined financial statements in accordance with accounting principles generally accepted in the United States of America requires management of the seller of the Four Property Portfolio 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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FOUR PROPERTY PORTFOLIO

NOTES TO COMBINED STATEMENTS OF REVENUES AND CERTAIN OPERATING EXPENSES

Year Ended December 31, 2018 and the Nine Months Ended September 30, 2019 (Unaudited)

Note 3 - Commitments and contingencies

The Four Property Portfolio, 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 Four Property Portfolio, any liability resulting from such litigation would not be material in relation to the Four Property Portfolio's combined financial position and results of operations.

Note 4 - Subsequent events

The Company has evaluated subsequent events through January 17, 2020, the date the combined 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 September 30, 2019 has been prepared to give effect to the acquisition of the four self storage properties in the States of Florida, North Carolina and Virginia (the “Four Property Portfolio”) from an unaffiliated third party as if the acquisitions were completed on September 30, 2019 by Strategic Storage Trust IV, Inc. (the “Company”). The Four Property Portfolio was acquired on November 5, 2019.

The information included in the “Strategic Storage Trust IV, Inc. Historical” column of the Unaudited Pro Forma Consolidated Balance Sheet as of September 30, 2019 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 September 30, 2019.

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

Additionally, the following Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2018 also gives effect to the acquisition of the following properties acquired in 2019 as if they were completed on January 1, 2018 by the Company:

Pro Forma adjustments for the Riverside Property, Las Vegas I Property, Puyallup Property, Las Vegas II Property, Naples Property and Houston Portfolio are included in the Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2018 in the “2018 Property Acquisitions” column. Pro Forma adjustments for the Plant City Property, Newark Property and Redmond Property are included in the Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2018 in the “2019 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, 2018 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, 2018.  

The following Unaudited Pro Forma Consolidated Statement of Operations for the nine months ended September 30, 2019, gives effect to the acquisition of the following properties as if they were completed on January 1, 2018 by the Company:

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Pro Forma adjustments for the Plant City Property, Newark Property and Redmond Property are included in the Unaudited Pro Forma Consolidated Statement of Operations for the nine months ended September 30, 2019 in the “2019 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 nine months ended September 30, 2019 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 September 30, 2019.

The information included in the “Four Property Portfolio Acquisition” column in the Unaudited Pro Forma Consolidated Statements of Operations for the year ended December 31, 2018 and the nine months ended September 30, 2019 sets forth the Four Property Portfolio’s historical statement of revenues and certain operating expenses for the year ended December 31, 2018 and the nine months ended September 30, 2019, 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 and Exchange Commission. The properties in the Four Property Portfolio commenced operations as follows and the unaudited pro forma adjustments represent the earliest periods presented or the date that operations commenced: University City, North Carolina in April 2017, Charlottesville, Virginia in December 2017, Ardrey Kell, North Carolina in May 2018 and Ocoee, Florida in February 2019.

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

September 30, 2019

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, 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 Nine Months Ended September 30, 2019

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 September 30, 2019 was derived from the Company’s unaudited consolidated balance sheet included in the Company’s Quarterly Report on Form 10-Q filed with the SEC for the quarter ended September 30, 2019.  

The historical column of the Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2018 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, 2018.

The historical column of the Unaudited Pro Forma Consolidated Statement of Operations for the nine months ended September 30, 2019 was derived from the Company’s unaudited consolidated statement of operations included in the Company’s Quarterly Report on Form 10-Q filed with the SEC for the quarter ended September 30, 2019.

The 2018 and 2019 property acquisition columns in the Unaudited Pro Forma Consolidated Statements of Operations for the year ended December 31, 2018 and the nine months ended September 30, 2019 set forth the acquired properties’ incremental historical revenues and certain operating expenses for the period from January 1, 2018 through the respective acquisition’s date of acquisition. The properties in the Four Property Portfolio commenced operations as follows and the unaudited pro forma adjustments represent the earliest periods presented or the date that operations commenced: University City, North Carolina in April 2017, Charlottesville, Virginia in December 2017, Ardrey Kell, North Carolina in May 2018 and Ocoee, Florida in February 2019.

Note 2. Acquisitions

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. 

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. 

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Houston Portfolio

On October 10, 2018, the Company closed on six of the seven self storage facilities in a portfolio located in the State of Texas (the “Houston Portfolio”) for a purchase price of approximately $51.5 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. In connection with the acquisition of the property in Katy, Texas (the “Katy Property”) in the Houston Portfolio, the Katy Loan, as defined below, was assumed. On November 6, 2018, the Company closed on the seventh self storage facility in the Houston Portfolio for a purchase price of approximately $7 million, plus closing costs 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.

2019 Property Acquisitions

Plant City Property

On January 8, 2019, the Company closed on a self storage facility located in Plant City, Florida (the “Plant City Property”) for a purchase price of approximately $14.5 million, plus closing and acquisition costs, which was funded from the net proceeds of the Company’s offering and a $6 million draw on the KeyBank Credit Facility, as defined below. 

Newark Property

On March 26, 2019, the Company closed on a self storage facility located in Newark, New Jersey (the “Newark Property”) for a purchase price of approximately $30 million, plus closing and acquisition costs, which was funded from the net proceeds of the Company’s offering. 

Redmond Property

On July 23, 2019, the Company closed on a self storage facility located in Redmond, Washington (the “Redmond Property”) for a purchase price of approximately $11.5 million, plus closing and acquisition costs, which was funded from the net proceeds of the Company’s offering and a $9 million draw on the Revolving KeyBank Credit Facility, as defined below. 

Four Property Portfolio

On November 5, 2019, the Company closed on four self storage facilities in a portfolio located in the States of Florida, North Carolina and Virginia (the “Four Property Portfolio”) for a purchase price of approximately $64.5 million, plus closing and acquisition costs, which was primarily funded with a $65 million draw on the Revolving KeyBank Credit Facility, as defined below. 

KeyBank Credit Facility

On July 31, 2018, the Company, through certain affiliated entities (collectively, the “Borrower”), entered into a credit agreement (the “Credit Agreement”) with KeyBank which had 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. In order to finance a portion of the Houston Portfolio, the Company borrowed an additional approximately $45 million on the KeyBank Credit Facility. In order to finance a portion of the Plant City Property acquisition, the Company borrowed $6 million on the KeyBank Credit Facility.

The KeyBank Credit Facility was a term loan with a maturity date of July 31, 2019. On June 27, 2019, the KeyBank Credit Facility had a balance of $43 million which was repaid in full and terminated with proceeds from the Revolving KeyBank Credit Facility, as defined below.

Borrowings under the KeyBank Credit Facility bore 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.

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Katy Loan

In connection with the acquisition of the Katy Property, through a special purpose entity formed to acquire and hold the Katy Property, the Company assumed an approximately $2.3 million loan from John Hancock Life Insurance Company (U.S.A) (the “Katy Loan”), which is secured by a deed of trust on the Katy Property. The Katy Loan has a fixed annual interest rate of approximately 6.4% and matures on September 1, 2031.

Revolving KeyBank Credit Facility

On June 27, 2019, the Company, through certain affiliated entities (collectively, the “Borrower”), entered into an amended and restated credit agreement (the “Revolving KeyBank Credit Facility”) with KeyBank, as administrative agent and KeyBanc Capital Markets, LLC, as sole book runner and sole lead arranger. The Revolving KeyBank Credit Facility replaced the KeyBank Credit Facility. The Revolving KeyBank Credit Facility had an initial maximum borrowing capacity of $55 million but may be increased up to $245 million, to a maximum credit facility of $300 million, in minimum increments of $20 million, which KeyBank will arrange on a best effort basis. On August 9, 2019, the Company entered into an amendment and joinder to amend and restate the Revolving KeyBank Credit Facility (the “First Amendment”) with KeyBank. Under the terms of the First Amendment, the Company added an additional $45 million to the maximum borrowing capacity for a total of $100 million with the admission of Texas Capital Bank (“Texas Capital”), Fifth Third Bank (“Fifth Third”) and SunTrust Bank (“SunTrust”) (the “Subsequent Lenders”). The Subsequent Lenders also became a party to the Revolving KeyBank Credit Facility through a joinder agreement in the First Amendment.  

On November 5, 2019, the Company entered into an amendment and joinder to amend and restate the Revolving KeyBank Credit Facility (the “Second Amendment”) with KeyBank. Under the terms of the Second Amendment, the Company added an additional $35 million to increase the maximum borrowing capacity to a total of $135 million, subject to certain financial requirements with respect to both the Borrower and the “Pool” of “Mortgaged Properties” (as defined in the Revolving KeyBank Credit Facility). In order to finance a portion of the Redmond acquisition, the Company borrowed $9 million on the Revolving KeyBank Credit Facility. In order to finance the Four Property Portfolio, the Company borrowed an additional $65 million on the Revolving KeyBank Credit Facility. Subsequent to the acquisition of the Four Property Portfolio, the Revolving KeyBank Credit Facility had a balance of $105 million.

The Revolving KeyBank Credit Facility is a term loan that has a maturity date of June 27, 2022, with two one-year extension options subject to certain conditions outlined further in the Revolving KeyBank Credit Facility.

Borrowings under the Revolving KeyBank Credit Facility bear interest at the Borrower’s option of either (x) Adjusted LIBO Rate plus the Applicable Rate, or (y) or the Maximum Rate (as defined in the Revolving KeyBank Credit Facility).  The Applicable Rate means the percentage rate corresponding to the Company’s total leverage, which are as follows: (1) 225 basis points with a total leverage ratio greater than or equal to 55%; (2) 200 basis points with a total leverage ratio greater than or equal to 45% but less than 55%; (3) 175 basis points with a total leverage ratio greater than or equal to 35% but less than 45%; and (4) 150 basis points with a total leverage ratio less than 35%.

Note 3. Unaudited Consolidated Balance Sheet – Pro Forma Adjustments

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

In accordance with Rule 3-14 and Article 11 of Regulation S-X, the Four Property Portfolio has been shown separately in the Unaudited Pro Forma Consolidated Statements of Operations for the year ended December 31, 2018 and the nine months ended September 30, 2019. Additional property acquisitions are combined pursuant to their acquisition dates in 2018 and 2019 and are also reflected in the Unaudited Pro Forma Consolidated Statements of Operations for the year ended December 31, 2018 and the nine months ended September 30, 2019.

If the underlying floating rate on the Revolving KeyBank Credit Facility were to increase or decrease by 1/8 percent from the initial rate, the effect on interest expense would be approximately $131,000 for the year ended December 31, 2018. If the underlying floating rate on the Revolving KeyBank Credit Facility were to increase or decrease by 1/8 percent from the initial rate, the effect on interest expense would be approximately $98,000 for the nine months ended September 30, 2019.

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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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