EX-99.1 2 brx8k04302018ex991.htm EXHIBIT 99.1 Exhibit
Exhibit 99.1
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450 Lexington Avenue : New York, NY 10017 : 800.468.7526




FOR IMMEDIATE RELEASE

CONTACT:
Stacy Slater                            
Senior Vice President, Investor Relations            
800.468.7526                             
stacy.slater@brixmor.com
BRIXMOR PROPERTY GROUP REPORTS FIRST QUARTER 2018 RESULTS
- Delivers Highest New Lease Volume in Three Years -
- Achieves New Lease Spreads of 36.7% -

NEW YORK, APRIL 30, 2018 - Brixmor Property Group Inc. (NYSE: BRX) (“Brixmor” or the “Company”) announced today its operating results for the three months ended March 31, 2018. For the three months ended March 31, 2018 and 2017, net income attributable to common stockholders was $0.20 per diluted share and $0.23 per diluted share, respectively.

Key highlights for the three months ended March 31, 2018 include:
•
Executed 2.0 million square feet of new and renewal leases at comparable rent spreads of 16.7%, including 1.0 million square feet of new leases at comparable rent spreads of 36.7% with stable tenant improvement costs and lease duration
•
Executed 2.7 million square feet of total leasing volume, including options, at comparable rent spreads of 14.5%
•
Realized total leased occupancy of 92.1%, anchor leased occupancy of 95.4% and small shop leased occupancy of 84.4%
•
Generated same property NOI growth of 0.7%
•
Delivered $31.7 million of value enhancing reinvestment projects at an average incremental NOI yield of 10%
•
Completed seven dispositions for $106.4 million; closed an additional two dispositions for $31.8 million subsequent to quarter end and placed an additional $221.0 million of dispositions under contract
•
Repurchased $29.7 million of common stock
•
Affirmed previously provided NAREIT FFO per diluted share and same property NOI growth expectations for 2018

“I am extremely pleased with how our team continues to execute on all facets of our balanced, self-funded business plan. During the first quarter of 2018, we posted strong new leasing results, including a record-setting 715,000 square feet of new anchor leases and a record-setting new lease small shop ABR per square foot of $23.56,” commented James Taylor, Chief Executive Officer and President. “With our robust new leasing production, our increasing market share with vibrant tenants, our accelerating reinvestment activity and our disciplined capital recycling, we are delivering value now.”

FINANCIAL HIGHLIGHTS
Net Income
•
For the three months ended March 31, 2018 and 2017, net income attributable to common stockholders was $61.0 million, or $0.20 per diluted share, and $71.6 million, or $0.23 per diluted share, respectively.

NAREIT FFO
•
For the three months ended March 31, 2018 and 2017, NAREIT FFO was $154.8 million, or $0.51 per diluted share, and $161.6 million, or $0.53 per diluted share, respectively.




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450 Lexington Avenue : New York, NY 10017 : 800.468.7526



Same Property NOI Growth
•
Same property NOI for the three months ended March 31, 2018 increased 0.7% from the comparable 2017 period.
◦Same property base rent for the three months ended March 31, 2018 contributed 130 basis points to same property NOI growth

Dividend
•
The Company’s Board of Directors declared a quarterly cash dividend of $0.275 per common share (equivalent to $1.10 per annum) for the second quarter of 2018.
•
The dividend is payable on July 16, 2018 to stockholders of record on July 6, 2018, representing an ex-dividend date of July 5, 2018.

PORTFOLIO AND INVESTMENT ACTIVITY
Value Enhancing Reinvestment Opportunities
•
During the three months ended March 31, 2018, the Company completed eight value enhancing reinvestment opportunities with an aggregate net cost of approximately $31.7 million at an average incremental NOI yield of 10%. Completed projects included five anchor space repositioning projects, two outparcel development projects and one redevelopment project.
•
During the three months ended March 31, 2018, the Company added nine new value enhancing reinvestment opportunities to its in process pipeline with an aggregate net estimated cost of approximately $22.5 million at an expected average incremental NOI yield of 13%. Projects added include seven anchor space repositioning projects and two outparcel development projects.
•
At March 31, 2018, the value enhancing reinvestment in process pipeline was comprised of 48 projects with an aggregate net estimated cost of approximately $287.7 million. The in process pipeline includes 25 anchor space repositioning projects with an aggregate net estimated cost of approximately $90.2 million at expected average incremental NOI yields of 9 to 14%; nine outparcel development projects with an aggregate net estimated cost of approximately $16.6 million at an expected average incremental NOI yield of 13%; one new development project with a net estimated cost of approximately $37.8 million at an expected NOI yield of 9%; and 13 redevelopment projects with an aggregate net estimated cost of approximately $143.1 million at an expected average incremental NOI yield of 9%.

Dispositions
•
During the three months ended March 31, 2018, the Company generated approximately $106.4 million of gross proceeds on the disposition of seven assets comprised of 1.2 million square feet.
•
Subsequent to March 31, 2018, the Company generated approximately $31.8 million of gross proceeds on the sale of two assets comprised of 0.1 million square feet and placed $221.0 million of dispositions under contract.

Share Repurchases
•
During the three months ended March 31, 2018, the Company repurchased 1.9 million shares of common stock under the program at an average price per share of $15.47 for a total of approximately $29.7 million, excluding commissions. Since inception of the share repurchase program in December 2017, the Company has repurchased 2.2 million shares of common stock at an average price per share of $15.83 for a total of approximately $35.6 million, excluding commissions.

CAPITAL STRUCTURE
•
During the three months ended March 31, 2018, the Company prepaid $50.0 million of its Tranche A Term Loan maturing July 31, 2018, reducing maturing debt in 2018 to $135.0 million.


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450 Lexington Avenue : New York, NY 10017 : 800.468.7526



GUIDANCE
•
The Company is affirming its previously provided NAREIT FFO per diluted share and same property NOI growth expectations for 2018.

CONNECT WITH BRIXMOR
•
For additional information, please visit www.brixmor.com;
•
Follow Brixmor on Twitter at www.twitter.com/Brixmor;
•
Find Brixmor on LinkedIn at www.linkedin.com/company/brixmor.

CONFERENCE CALL AND SUPPLEMENTAL INFORMATION
The Company will host a teleconference on Tuesday, May 1, 2018 at 10:00 AM ET. To participate, please dial 888.317.6003 (domestic) or 412.317.6061 (international) at least ten minutes prior to the scheduled start of the call (Passcode: 9717368). The teleconference can also be accessed via a live webcast at www.brixmor.com in the Investors section. A replay of the teleconference will be available through midnight ET on May 15, 2018 by dialing 877.344.7529 (domestic) or 412.317.0088 (international) (Passcode: 10117779) or via the web through May 1, 2019 at www.brixmor.com in the Investors section.

The Company’s Supplemental Disclosure will be posted at www.brixmor.com in the Investors section.  These materials are also available to all interested parties upon request to the Company at investorrelations@brixmor.com or 800.468.7526.

NON-GAAP DISCLOSURES
The Company presents the non-GAAP performance measures set forth below. These measures should not be considered as alternatives to, or more meaningful than, net income (presented in accordance with GAAP) or other GAAP financial measures, as an indicator of financial performance and are not alternatives to, or more meaningful than, cash flow from operating activities (presented in accordance with GAAP) as a measure of liquidity. Non-GAAP performance measures have limitations as they do not include all items of income and expense that affect operations, and accordingly, should always be considered as supplemental financial results to those presented in accordance with GAAP. The Company’s computation of these non-GAAP measures may differ in certain respects from the methodology utilized by other REITs and, therefore, may not be comparable to similarly titled measures presented by such other REITs. Investors are cautioned that items excluded from these non-GAAP measures are relevant to understanding and addressing financial performance. A reconciliation of these non-GAAP measures to net income is presented in the attached table.

NAREIT FFO
NAREIT FFO is a supplemental non-GAAP performance measure utilized to evaluate the operating performance of real estate companies. The National Association of Real Estate Investment Trusts (“NAREIT”) defines FFO as net income (loss) presented in accordance with GAAP excluding (i) gain (loss) on disposition of operating properties, and (ii) extraordinary items, plus (iii) depreciation and amortization of operating properties, (iv) impairment of operating properties and real estate equity investments, and (v) after adjustments for unconsolidated joint ventures calculated to reflect FFO on the same basis. 

The Company believes NAREIT FFO assists investors in analyzing Brixmor’s comparative operating and financial performance because, by excluding gains and losses related to dispositions of previously depreciated operating properties, real estate-related depreciation and amortization of continuing operations, impairment of operating properties and real estate equity investments, extraordinary items, and after adjustments for joint ventures calculated to reflect FFO on the same basis, investors can compare the operating performance of a company’s real estate between periods. 

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450 Lexington Avenue : New York, NY 10017 : 800.468.7526



Same Property NOI
Same property NOI is a supplemental, non-GAAP performance measure utilized to evaluate the operating performance of real estate companies. Same property NOI is calculated (using properties owned for the entirety of both periods excluding properties under development), as total property revenues (base rent, ancillary and other, expense reimbursements, and percentage rents) less direct property operating expenses (operating costs, real estate taxes and provision for doubtful accounts). Same property NOI excludes corporate level income (including management, transaction, and other fees), lease termination fees, straight-line rental income, amortization of above- and below-market rent and tenant inducements, straight-line ground rent expense and income / expense associated with the Company’s captive insurance entity.

The Company believes same property NOI assists investors in analyzing Brixmor’s comparative operating and financial performance because it eliminates disparities in NOI due to the acquisition, disposition or stabilization of development properties during the period presented and therefore provides a more consistent metric for comparing the operating performance of a company’s real estate between periods.

ABOUT BRIXMOR PROPERTY GROUP
Brixmor Property Group, a real estate investment trust (REIT), is a leading owner and operator of high-quality, open-air shopping centers. The Company’s more than 475 retail centers comprise 82 million square feet in established trade areas across the nation and are supported by a diverse mix of highly productive non-discretionary and value-oriented retailers, as well as consumer-oriented service providers. Brixmor is committed to maximizing the value of its portfolio by prioritizing investments, cultivating relationships and capitalizing on embedded growth opportunities through driving rents, increasing occupancy and pursuing value-enhancing reinvestment opportunities. Headquartered in New York City, Brixmor is a partner to more than 5,000 best-in-class national, regional and local tenants and is one of the largest landlords to The TJX Companies and The Kroger Company.

SAFE HARBOR LANGUAGE
This press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. These statements include, but are not limited to, statements related to the Company’s expectations regarding the performance of its business, its financial results, its liquidity and capital resources and other non-historical statements. You can identify these forward-looking statements by the use of words such as “outlook,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “seeks,” “approximately,” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates” or the negative version of these words or other comparable words. Such forward-looking statements are subject to various risks and uncertainties, including those described under the section entitled “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2017, as such factors may be updated from time to time in our periodic filings with the SEC, which are accessible on the SEC’s website at www.sec.gov. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in these statements. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this release and in the Company’s filings with the SEC. The Company undertakes no obligation to publicly update or review any forward-looking statement, whether as a result of new information, future developments or otherwise, except as required by law.
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CONSOLIDATED BALANCE SHEETS
Unaudited, dollars in thousands, except share information
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
As of
 
As of
 
 
 
 
 
3/31/18
 
12/31/17
 
Assets
 
 
 
 
 
Real estate
 
 
 
 
 
 
Land
$
1,962,364

 
$
1,984,309

 
 
 
Buildings and tenant improvements
8,063,402

 
8,063,871

 
 
 
Construction in progress
58,356

 
81,214

 
 
 
Lease intangibles
774,344

 
792,097

 
 
 
 
 
10,858,466

 
10,921,491

 
 
 
Accumulated depreciation and amortization
(2,405,579
)
 
(2,361,070
)
 
 
Real estate, net
8,452,887

 
8,560,421

 
 
Cash and cash equivalents
27,332

 
56,938

 
 
Restricted cash
65,437

 
53,839

 
 
Marketable securities
27,063

 
28,006

 
 
Receivables, net of allowance for doubtful accounts of $17,498 and $17,205
219,312

 
232,111

 
 
Deferred charges and prepaid expenses, net
145,421

 
147,508

 
 
Other assets
50,406

 
75,103

 
Total assets
$
8,987,858

 
$
9,153,926

 
 
 
 
 
 
 
 
 
Liabilities
 
 
 
 
 
Debt obligations, net
$
5,622,111

 
$
5,676,238

 
 
Accounts payable, accrued expenses and other liabilities
504,171

 
569,340

 
Total liabilities
6,126,282

 
6,245,578

 
 
 
 
 
 
 
 
 
Equity
 
 
 
 
 
Common stock, $0.01 par value; authorized 3,000,000,000 shares;
 
 
 
 
 
 
305,075,180 and 304,947,144 shares issued and 302,826,470 and 304,620,186 shares outstanding
3,028

 
3,046

 
 
Additional paid-in capital
3,301,482

 
3,330,466

 
 
Accumulated other comprehensive income
28,898

 
24,211

 
 
Distributions in excess of net income
(471,832
)
 
(449,375
)
 
Total equity
2,861,576

 
2,908,348

 
Total liabilities and equity
$
8,987,858

 
$
9,153,926










 
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CONSOLIDATED STATEMENTS OF OPERATIONS
Unaudited, dollars in thousands, except per share amounts
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
 
 
 
 
3/31/18
 
3/31/17
 
 
 
 
 
 
 
 
 
Revenues
 
 
 
 
 
Rental income
$
243,345

 
$
249,621

 
 
Expense reimbursements
70,878

 
73,190

 
 
Other revenues
2,952

 
2,995

 
Total revenues
317,175

 
325,806

 
 
 
 
 
 
 
 
 
Operating expenses
 
 
 
 
 
Operating costs
35,490

 
37,425

 
 
Real estate taxes
45,725

 
46,467

 
 
Depreciation and amortization
90,383

 
93,931

 
 
Provision for doubtful accounts
2,415

 
1,050

 
 
Impairment of real estate assets
15,902

 
5,686

 
 
General and administrative
22,426

 
20,957

 
Total operating expenses
212,341

 
205,516

 
 
 
 
 
 
 
 
 
Other income (expense)
 
 
 
 
 
Dividends and interest
96

 
73

 
 
Interest expense
(55,171
)
 
(55,731
)
 
 
Gain on sale of real estate assets
11,448

 
8,805

 
 
Loss on extinguishment of debt
(132
)
 
(1,262
)
 
 
Other
(53
)
 
(707
)
 
Total other expense
(43,812
)
 
(48,822
)
 
 
 
 
 
 
 
 
 
Income before equity in income of unconsolidated joint venture
61,022

 
71,468

 
Equity in income of unconsolidated joint venture
—

 
187

 
Net income
61,022

 
71,655

 
Net income attributable to non-controlling interests
—

 
(76
)
 
Net income attributable to common stockholders
$
61,022

 
$
71,579

 
 
 
 
 
 
 
 
 
Per common share:
 
 
 
 
 
Net income attributable to common stockholders:
 
 
 
 
 
 
Basic
$
0.20

 
$
0.23

 
 
 
Diluted
$
0.20

 
$
0.23

 
 
Weighted average shares:
 
 
 
 
 
 
Basic
304,158

 
304,569

 
 
 
Diluted
304,278

 
304,795









 
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FUNDS FROM OPERATIONS (FFO)
Unaudited, dollars in thousands, except per share amounts
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
 
 
 
 
3/31/18
 
3/31/17
 
 
 
 
 
 
 
 
 
Net income
$
61,022

 
$
71,655

 
 
Gain on disposition of operating properties
(11,448
)
 
(8,805
)
 
 
Depreciation and amortization- real estate related- continuing operations
89,352

 
93,002

 
 
Depreciation and amortization- real estate related- unconsolidated joint venture
—

 
17

 
 
Impairment of operating properties
15,902

 
5,686

 
NAREIT FFO
$
154,828

 
$
161,555

 
 
 
 
 
 
 
 
 
NAREIT FFO per share/OP Unit - diluted
$
0.51

 
$
0.53

 
Weighted average shares/OP Units outstanding - basic and diluted
304,278

 
305,114

 
 
 
 
 
 
 
 
 
Items that impact FFO comparability
 
 
 
 
 
Litigation and other non-routine legal expenses
$
(584
)
 
$
(243
)
 
 
Loss on extinguishment of debt
(132
)
 
(1,262
)
 
 
Transaction expenses
(33
)
 
—

 
Total items that impact FFO comparability
$
(749
)
 
$
(1,505
)
 
Items that impact FFO comparability, net per share
$
(0.00
)
 
$
(0.00
)
 
 
 
 
 
 
 
 
 
Additional Disclosures
 
 
 
 
 
Straight-line rental income, net (1)
$
3,097

 
$
5,251

 
 
Amortization of above- and below-market leases and tenant inducements, net (2)
6,055

 
7,461

 
 
Straight-line ground rent expense (3)
(30
)
 
(41
)
 
 
 
 
 
 
 
 
 
Dividends declared per share/ OP Unit
$
0.275

 
$
0.260

 
Share/OP Unit dividends declared
$
83,277

 
$
79,272

 
Share/OP Unit dividend payout ratio (as % of NAREIT FFO)
53.8
%
 
49.1
%
 
 
 
 
 
 
 
 
(1) Includes unconsolidated joint venture Montecito Marketplace straight-line rental income, net of $1 at pro rata share for the three months ended March 31, 2017. Montecito Marketplace was sold on August 8, 2017.
(2) Includes unconsolidated joint venture Montecito Marketplace amortization of above- and below-market leases and tenant inducements of $7 at pro rata share for the three months ended March 31, 2017. Montecito Marketplace was sold on August 8, 2017.
(3) Straight-line ground rent expense is included in Operating costs on the Consolidated Statements of Operations.
 
 
 
 
 
 
 
 









 
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SAME PROPERTY NOI ANALYSIS
 
Unaudited, dollars in thousands
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
 
 
 
 
 
 
 
 
3/31/18
 
3/31/17
 
Change
 
 
Same Property NOI Analysis
 
 
 
 
 
 
 
 
Number of properties
 
474

 
474

 
—
 
 
Percent billed
 
89.8
%
 
90.5
%
 
(0.7%)
 
 
Percent leased
 
92.1
%
 
92.6
%
 
(0.5%)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Revenues
 
 
 
 
 
 
 
 
 
Base rent
 
$
223,987

 
$
221,068

 
 
 
 
 
Ancillary and other
 
3,885

 
3,482

 
 
 
 
 
Expense reimbursements
 
68,637

 
70,140

 
 
 
 
 
Percentage rents
 
2,950

 
2,885

 
 
 
 
 
 
 
 
 
299,459

 
297,575

 
0.6%
 
 
Operating expenses
 
 
 
 
 
 
 
 
 
Operating costs
 
(34,523
)
 
(35,384
)
 
 
 
 
 
Real estate taxes
 
(44,408
)
 
(44,557
)
 
 
 
 
 
Provision for doubtful accounts
 
(2,286
)
 
(917
)
 
 
 
 
 
 
 
 
 
(81,217
)
 
(80,858
)
 
0.4%
 
 
Same property NOI
 
$
218,242

 
$
216,717

 
0.7%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same property NOI excluding redevelopments (1)
 
$
202,586

 
$
201,285

 
0.6%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
NOI margin
 
72.9
%
 
72.8
%
 
 
 
 
Expense recovery ratio
 
87.0
%
 
87.7
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Percent contribution to same property NOI growth:
 
 
 
 
 
 
 
 
 
 
 
 
 
Change
 
Percent Contribution
 
 
 
 
 
Base rent
 
$
2,919

 
1.3%
 
 
 
 
 
Ancillary and other
 
403

 
0.2%
 
 
 
 
 
Net recoveries
 
(493
)
 
(0.2%)
 
 
 
 
 
Percentage rents
 
65

 
0.0%
 
 
 
 
 
Provision for doubtful accounts
 
(1,369
)
 
(0.6%)
 
 
 
 
 
 
 
 
 
 
 
0.7%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Reconciliation of Net Income Attributable to Common Stockholders to Same Property NOI
 
 
 
 
Same property NOI
 
$
218,242

 
$
216,717

 
 
 
 
Adjustments:
 
 
 
 
 
 
 
 
 
Non-same property NOI
 
4,650

 
10,737

 
 
 
 
 
Lease termination fees
 
1,531

 
666

 
 
 
 
 
Straight-line rental income, net
 
3,097

 
5,250

 
 
 
 
 
Amortization of above- and below-market leases and tenant inducements, net
 
6,055

 
7,454

 
 
 
 
 
Fee income
 
—

 
81

 
 
 
 
 
Straight-line ground rent expense
 
(30
)
 
(41
)
 
 
 
 
 
Depreciation and amortization
 
(90,383
)
 
(93,931
)
 
 
 
 
 
Impairment of real estate assets
 
(15,902
)
 
(5,686
)
 
 
 
 
 
General and administrative
 
(22,426
)
 
(20,957
)
 
 
 
 
 
Total other expense
 
(43,812
)
 
(48,822
)
 
 
 
 
 
Equity in income of unconsolidated joint venture
 
—

 
187

 
 
 
 
 
Net income attributable to non-controlling interests
 
—

 
(76
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net income attributable to common stockholders
 
$
61,022

 
$
71,579

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(1) Redevelopments include only projects completed in the last comparable twelve month period and all in process projects. See Supplemental Disclosure for reconciliation.
 





 
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