SOURCE: Excel Trust

Excel Trust

April 30, 2014 17:11 ET

Excel Trust Announces Results for the Quarter Ended March 31, 2014 Declares Dividend

SAN DIEGO, CA--(Marketwired - Apr 30, 2014) - Excel Trust, Inc. (NYSE: EXL) (the "Company") announced today financial and operating results for the quarter ended March 31, 2014. A supplemental financial package with additional information can be found on Excel Trust's website under the Investor Relations tab.

Highlights for the First Quarter 2014

  • Reported Adjusted Funds from Operations (AFFO) for the quarter of $11.9 million, or $0.24 per diluted share
  • Reported Funds from Operations (FFO) for the quarter of $11.4 million or $0.23 per diluted share
  • Declared a second quarter 2014 dividend of $0.175 per share, which equates to an annualized dividend rate of $0.70 per share
  • Published Moody's investment grade credit rating of (P)Baa3 with a stable outlook
  • Increased share buy-back program to $50.0 million

"We are pleased with the results for the first quarter," commented Gary Sabin, Chairman and CEO. "As discussed on our previous conference call, this year we outlined a strategy that we believe will help our stock price better reflect our net asset value. Since that call, our stock has taken a step in the right direction and we hope that as we continue to execute our strategy the gap will narrow further."

Financial Results

Excel Trust reported Adjusted Funds From Operations (AFFO) for the first quarter of $11.9 million, or $0.24 per diluted share. Excel Trust reported Funds From Operations (FFO) for the first quarter of $11.4 million or $0.23 per diluted share. Net loss attributable to the common stockholders for the first quarter was $0.5 million, or $0.01 per diluted share. This compares to AFFO of $10.0 million, or $0.21 per diluted share, FFO of $10.3 million or $0.22 per diluted share and net loss attributable to the common stockholders of $2.4 million, or $0.06 per diluted share in the three-month period ended March 31, 2013.

Excel Trust considers AFFO and FFO important supplemental measures of its operating performance and believes that they are frequently used by securities analysts, investors and other interested parties in the evaluation of real estate investment trusts (REITs), many of which present AFFO and FFO when reporting their results. A complete reconciliation containing adjustments from GAAP net income available to common shareholders to AFFO and FFO and a definition of both are included at the end of this release.

Operating Results

At the end of the first quarter 2014, the retail portfolio was 93.7% leased compared to 94.0% in the fourth quarter 2013. Anchor space was 99.1% leased compared to 99.1% in the fourth quarter 2013 and inline space was 83.9% leased compared to 84.6% during the fourth quarter 2013.

During the first quarter 2014, the Company signed 49 retail leases and renewals, totaling 192,993 square feet. The average releasing spread on comparable new leases was 4.4%.

Same Store Net Operating Income ("SSNOI") for the first quarter 2014 increased 2.1%.

Summary of Significant Activities During First Quarter 2014

On January 6, 2014, the Company published an investment grade credit rating from Moody's. The agency assigned a (P)Baa3 rating citing Excel Trust's high quality property portfolio, sound liquidity, and moderate leverage. Additionally, Moody's stated that Excel Trust's management team has a long, successful operating history, in both the private and public markets. The Company obtained an investment grade rating to facilitate access to the investment grade unsecured debt market as part of its strategy to maximize its financial flexibility and manage its cost of capital.

Second Quarter 2014 Dividends Declared

The Board of Directors declared a second quarter cash dividend of $0.175 per common share payable on July 15, 2014 to shareholders of record as of June 30, 2014.

The Board of Directors has also declared a dividend of $0.4375 per share on the Company's Series A Cumulative Convertible Perpetual Preferred Shares, and a dividend of $0.5078 on its Series B Cumulative Redeemable Preferred Shares. The dividend on Excel Trust's outstanding Series A and Series B Preferred Shares will be payable on July 15, 2014 to the Series A and Series B Preferred shareholders of record as of June 30, 2014.


Excel Trust expects its AFFO per share for fiscal year 2014 to be between $0.91 and $0.98 and its FFO per share to be between $0.90 and $0.97. The Company will further discuss assumptions surrounding guidance tomorrow on the conference call.

Conference Call

In conjunction with Excel Trust's results, you are invited to listen to its conference call on Thursday, May 1, 2014 at 1:00 p.m. Eastern Time.

PHONE: Conference call access information is as follows:
Dial in number: (800) 299-8538
International Dial in number: (617) 786-2902
Pass code: 34697712

INTERNET: A live webcast of the conference call will be available through Excel Trust's web site at The conference call will be recorded and available for replay for seven days beginning at 4:00 p.m. ET on May 1, 2014. Replay access information is as follows:
Dial in number: (888) 286-8010
International Dial in number: (617) 801-6888
Pass code: 30082346

About Excel Trust
Excel Trust, Inc. is a retail focused REIT that primarily targets community and power centers, grocery anchored neighborhood centers and freestanding retail properties. The Company has elected to be treated as a REIT, for U.S. federal income tax purposes. Excel Trust trades publicly on the NYSE under the symbol "EXL". For more information on Excel Trust, Inc., please visit

Forward Looking Statements

This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially. These risks and uncertainties include, without limitation: general risks affecting the real estate industry (including, without limitation, the inability to enter into or renew leases, dependence on tenants' financial condition, and competition from other developers, owners and operators of real estate); adverse economic or real estate developments in the retail industry or the markets in which the Company operates; increased interest rates and operating costs; decreased rental rates or increased vacancy rates; the Company's failure to obtain necessary outside financing on favorable terms or at all; changes in the availability of additional acquisition opportunities; the Company's inability to successfully complete real estate acquisitions or successfully operate acquired properties; the Company's failure to qualify or maintain its status as a REIT; risks associated with the Company's dependence on key personnel whose continued service is not guaranteed; and risks associated with downturns in domestic and local economies, and volatility in the securities markets. For a further list and description of such risks and uncertainties, see the reports filed by the Company with the Securities and Exchange Commission, including the Company's most recent annual report on Form 10-K and quarterly reports on Form 10-Q. The Company disclaims any intention or obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

Funds From Operations (FFO) and Adjusted Funds From Operations (AFFO)
Excel Trust considers FFO and AFFO to be important supplemental measures of its operating performance and believes they are frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO and AFFO when reporting their results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO and AFFO exclude depreciation and amortization unique to real estate, gains and losses from property dispositions and extraordinary items, they provide a performance measure that, when compared year-over-year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from net income.

Excel Trust computes FFO in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT. As defined by NAREIT, FFO represents net income (loss) (computed in accordance with generally accepted accounting principles, or GAAP), excluding real estate-related depreciation and amortization, impairment charges and net gains (losses) on the disposition of assets and after adjustments for unconsolidated partnerships and joint ventures. Excel Trust computes AFFO by adding to FFO the non-cash compensation expense, amortization of prepaid financing costs and non-recurring transaction costs, and other one-time items, then subtracting or adding straight-line rents, amortization of above and below market leases and non-incremental capital expenditures. Excel Trust's computation of FFO and AFFO may differ from the methodology for calculating FFO and AFFO utilized by other equity REITs and, accordingly, may not be comparable to such other REITs. Further, FFO and AFFO do not represent amounts available for management's discretionary use because of needed capital replacement or expansion, debt service obligations, or other commitments and uncertainties.

FFO and AFFO should not be considered alternatives to net income (loss) (computed in accordance with GAAP) as an indicator of Excel Trust's financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of Excel Trust's liquidity, nor are they indicative of funds available to fund Excel Trust's cash needs, including Excel Trust's ability to pay dividends or make distributions.

Summarized Financial Statements
Reported results are preliminary and not final until the filing of Excel Trust's Form 10-Q or 10-K with the Securities and Exchange Commission and, therefore, remain subject to adjustment. The accompanying notes to follow in the Form 10-Q or 10-K are an integral part of these consolidated financial statements.

(Dollars in thousands)  
  March 31, 2014     December 31, 2013  
  Land $ 380,368     $ 380,366  
  Buildings   646,062       642,356  
  Site improvements   64,283       63,242  
  Tenant improvements   55,624       54,025  
  Construction in progress   8,028       7,576  
  Less accumulated depreciation   (68,635 )     (61,479 )
    Property, net   1,085,730       1,086,086  
Cash and cash equivalents   5,307       3,245  
Restricted cash   8,535       8,147  
Tenant receivables, net   3,746       5,117  
Lease intangibles, net   73,013       78,345  
Deferred rent receivable   9,819       9,226  
Other assets (1)   21,143       20,135  
Real estate held for sale, net of accumulated amortization   -       -  
Investment in unconsolidated entities   8,405       8,520  
    Total assets $ 1,215,698     $ 1,218,821  
  Mortgages payable, net $ 238,543     $ 251,191  
  Notes payable   198,000       179,500  
  Unsecured notes   100,000       100,000  
  Accounts payable and other liabilities   23,964       21,700  
  Lease intangibles, net   26,967       28,114  
  Dividends/distributions payable   10,944       10,932  
  Total liabilities   598,418       591,437  
  Total stockholders' equity   605,665       615,446  
  Non-controlling interests   11,615       11,938  
  Total equity   617,280       627,384  
    Total liabilities and equity $ 1,215,698     $ 1,218,821  
(1) Other assets is primarily comprised of deposits, notes receivable, prepaid expenses and furniture, fixtures, and equipment  
(In thousands, except per share data and dividends per share)  
    Three Months Ended
March 31, 2014
    Three Months Ended
March 31, 2013
  Rental revenue   $ 24,908     $ 21,902  
  Tenant recoveries     5,256       4,630  
  Other income     434       315  
    Total revenues     30,598       26,847  
  Maintenance and repairs     2,223       1,681  
  Real estate taxes     3,366       2,965  
  Management fees     518       218  
  Other operating expenses     1,731       1,508  
  Changes in fair value of contingent consideration     -       -  
  General and administrative     3,815       3,831  
  Depreciation and amortization     11,796       12,166  
    Total expenses     23,449       22,369  
Net operating income     7,149       4,478  
  Interest expense     (4,989 )     (4,578 )
  Interest income     49       50  
  Income (loss) from equity in unconsolidated entities     69       -  
  Changes in fair value of financial instruments and gain on OP unit redemption     -       230  
Net income (loss) from continuing operations     2,278       180  
Income from discontinued operations before gain on sale of real estate assets     -       105  
  Gain on sale of real estate assets     -       -  
Income from discontinued operations     -       105  
Net income (loss)     2,278       285  
  Net (income) loss attributable to non-controlling interests     (83 )     (28 )
Net income (loss) attributable to Excel Trust, Inc.     2,195       257  
  Preferred stock dividends     (2,744 )     (2,744 )
Net income (loss) attributable to the common stockholders   $ (549 )   $ (2,487 )
Basic and diluted net income (loss) per share   $ (0.01 )   $ (0.06 )
Weighted-average common shares outstanding - basic and diluted     47,785       45,352  
The notes in the Form 10-Q or 10-K are an integral part of these condensed consolidated financial statements.  
Reconciliation of Net Income to FFO and AFFO  
For the Periods Ended March 31, 2014  
(In thousands, except per share data)  
Excel Trust, Inc.'s FFO and AFFO available to common stockholders and operating partnership unitholders and a reconciliation to net income(loss) for the three months ended March 31, 2014 and 2013 is as follows:
    Three Months Ended March 31, 2014     Three Months Ended March 31, 2013  
Net income (loss) attributable to the common stockholders   $ (549 )   $ (2,448 )
  Non-controlling interests in operating partnership     (10 )     (59 )
  Depreciation and amortization     11,796       12,390  
  Depreciation and amortization related to joint venture     170       411  
  Gain on sale of real estate assets     -       -  
Funds from operations   $ 11,407     $ 10,294  
  Transaction costs     306       133  
  Deferred financing costs     424       495  
  Stock-based and other non-cash compensation expense     574       562  
  Changes in fair value of financial instruments     -       (230 )
  Straight-line effects of lease revenue     (592 )     (877 )
  Amortization of above- and below-market leases     (138 )     40  
  Non-incremental capital expenditures     (111 )     (116 )
  Non-cash expenses (income) related to joint venture     (9 )     (297 )
Adjusted funds from operations   $ 11,861     $ 10,004  
Weighted average common shares outstanding     47,785       45,352  
  OP units     1,020       1,241  
  Restricted stock     -       234  
  Contingent consideration related to business combinations     -       190  
  Weighted average common shares outstanding - diluted (FFO and AFFO)     48,805       47,017  
Funds from operations per share (diluted)   $ 0.23     $ 0.22  
Adjusted funds from operations per share (diluted)   $ 0.24     $ 0.21  
Other Information:                
  Leasing commissions paid   $ 272     $ 508  
  Tenant improvements paid   $ 1,257     $ 2,381  

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