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ACQUISITIONS, DEVELOPMENT PROJECTS PLACED IN SERVICE AND DISPOSITIONS | 12 Months Ended
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Apr. 30, 2015
ACQUISITIONS, DEVELOPMENT PROJECTS PLACED IN SERVICE AND DISPOSITIONS [Abstract] |
ACQUISITIONS, DEVELOPMENT PROJECTS PLACED IN SERVICE AND DISPOSITIONS | NOTE 10 · ACQUISITIONS, DEVELOPMENT PROJECTS PLACED IN SERVICE AND DISPOSITIONS PROPERTY ACQUISITIONS IRET Properties added approximately $56.3 million of real estate properties to its portfolio through property acquisitions during fiscal year 2015, compared to $43.6 million in fiscal year 2014. The Company expensed approximately $216,000 and $176,000 of transaction costs related to the acquisitions in fiscal years 2015 and 2014, respectively. The fiscal year 2015 and 2014 acquisitions are detailed below. Fiscal 2015 (May 1, 2014 to April 30, 2015)
|  |  |  | (in thousands) |
|  |  |  | Total |  |  | Form of Consideration |  |  | Investment Allocation |
|  |  |  | Acquisition |  |  |  |  |  |  |  |  |  |  |  |  |  | Intangible |
Acquisitions |  | Date Acquired |  | Cost |  |  | Cash |  | Units(1) |  | Other(2) |  |  | Land |  | Building |  | Assets |
Multifamily |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
152 unit - Homestead Garden - Rapid City, SD(3) |  | 2014-06-02 |  | $ | 15,000 |  |  | $ | 5,092 |  | $ | 0 |  | $ | 9,908 |  |  | $ | 655 |  | $ | 14,139 |  | $ | 206 |
52 unit - Silver Springs - Rapid City, SD |  | 2014-06-02 |  | 3,280 |  |  | 1,019 |  | 0 |  | 2,261 |  |  | 215 |  | 3,006 |  | 59 |
68 unit - Northridge - Bismarck, ND |  | 2014-09-12 |  | 8,500 |  |  | 8,400 |  | 100 |  | 0 |  |  | 884 |  | 7,516 |  | 100 |
119 unit - Legacy Heights - Bismarck, ND(4) |  | 2015-03-19 |  | 15,000 |  |  | 14,300 |  | 700 |  | 0 |  |  | 1,207 |  | 13,742 |  | 51 |
|  |  |  | 41,780 |  |  | 28,811 |  | 800 |  | 12,169 |  |  | 2,961 |  | 38,403 |  | 416 |
Unimproved Land |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Creekside Crossing - Bismarck, ND |  | 2014-05-22 |  | 4,269 |  |  | 4,269 |  | 0 |  | 0 |  |  | 4,269 |  | 0 |  | 0 |
PrairieCare Medical - Brooklyn Park, MN |  | 2014-06-05 |  | 2,616 |  |  | 2,616 |  | 0 |  | 0 |  |  | 2,616 |  | 0 |  | 0 |
71 France Phase I - Edina, MN(5) |  | 2014-06-12 |  | 1,413 |  |  | 0 |  | 0 |  | 1,413 |  |  | 1,413 |  | 0 |  | 0 |
Monticello 7 th Addition - Monticello, MN |  | 2014-10-09 |  | 1,660 |  |  | 1,660 |  | 0 |  | 0 |  |  | 1,660 |  | 0 |  | 0 |
71 France Phase II & III - Edina, MN(5) |  | 2014-11-04 |  | 3,309 |  |  | 0 |  | 0 |  | 3,309 |  |  | 3,309 |  | 0 |  | 0 |
Minot 1525 24 th Ave SW - Minot, ND |  | 2014-12-23 |  | 1,250 |  |  | 1,250 |  | 0 |  | 0 |  |  | 1,250 |  | 0 |  | 0 |
|  |  |  | 14,517 |  |  | 9,795 |  | 0 |  | 4,722 |  |  | 14,517 |  | 0 |  | 0 |
Total Property Acquisitions |  |  |  | $ | 56,297 |  |  | $ | 38,606 |  | $ | 800 |  | $ | 16,891 |  |  | $ | 17,478 |  | $ | 38,403 |  | $ | 416 |
(1) Value of limited partnership units of the Operating Partnership at the acquisition date. (2) Consists of assumed debt (Homestead Garden I: $9.9 million, Silver Springs: $2.3 million) and value of land contributed by the joint venture partner (71 France: $4.7 million). (3) At acquisition the Company adjusted the assumed debt to fair value and recognized approximately $852,000 of goodwill. (4) At acquisition, the purchase price included assets in development (land: $804,000, building: $7.8 million, escrow $1.3 million). (5) Land was contributed to a joint venture in which the Company has an approximately 52.6% interest. The joint venture is consolidated in IRET’s financial statements. Fiscal 2014 (May 1, 2013 to April 30, 2014)
|  |  |  | (in thousands) |
|  |  |  | Total |  |  | Form of Consideration |  |  | Investment Allocation |
|  |  |  | Acquisition |  |  |  |  |  |  |  |  |  |  |  |  |  | Intangible |
Acquisitions |  | Date Acquired |  | Cost |  |  | Cash |  | Units(1) |  | Other(2) |  |  | Land |  | Building |  | Assets |
Multifamily |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
71 unit - Alps Park - Rapid City, SD |  | 2013-05-01 |  | $ | 6,200 |  |  | $ | 2,920 |  | $ | 3,280 |  | $ | 0 |  |  | $ | 287 |  | $ | 5,551 |  | $ | 362 |
96 unit - Southpoint - Grand Forks, ND |  | 2013-09-05 |  | 10,600 |  |  | 10,400 |  | 200 |  | 0 |  |  | 576 |  | 9,893 |  | 131 |
24 unit - Pinecone Villas - Sartell, MN |  | 2013-10-31 |  | 2,800 |  |  | 2,800 |  | 0 |  | 0 |  |  | 584 |  | 2,191 |  | 25 |
|  |  |  | 19,600 |  |  | 16,120 |  | 3,480 |  | 0 |  |  | 1,447 |  | 17,635 |  | 518 |
Healthcare |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
98,174 sq ft Legends at Heritage Place - Sartell, MN |  | 2013-10-31 |  | 11,863 |  |  | 11,863 |  | 0 |  | 0 |  |  | 970 |  | 10,511 |  | 382 |
39,500 sq ft Spring Creek Fruitland - Fruitland, ID |  | 2014-02-05 |  | 7,050 |  |  | 7,050 |  | 0 |  | 0 |  |  | 550 |  | 6,500 |  | 0 |
|  |  |  | 18,913 |  |  | 18,913 |  | 0 |  | 0 |  |  | 1,520 |  | 17,011 |  | 382 |
Unimproved Land |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Chateau II - Minot, ND |  | 2013-05-21 |  | 179 |  |  | 179 |  | 0 |  | 0 |  |  | 179 |  | 0 |  | 0 |
Jamestown Unimproved - Jamestown, ND |  | 2013-08-09 |  | 700 |  |  | 700 |  | 0 |  | 0 |  |  | 700 |  | 0 |  | 0 |
Red 20 - Minneapolis, MN(3) |  | 2013-08-20 |  | 1,900 |  |  | 0 |  | 0 |  | 1,900 |  |  | 1,900 |  | 0 |  | 0 |
Legends at Heritage Place - Sartell, MN |  | 2013-10-31 |  | 537 |  |  | 537 |  | 0 |  | 0 |  |  | 537 |  | 0 |  | 0 |
Spring Creek Fruitland - Fruitland, ID |  | 2014-01-21 |  | 335 |  |  | 335 |  | 0 |  | 0 |  |  | 335 |  | 0 |  | 0 |
Isanti Unimproved - Isanti, MN |  | 2014-02-04 |  | 50 |  |  | 50 |  | 0 |  | 0 |  |  | 50 |  | 0 |  | 0 |
Rapid City Unimproved - Rapid City, SD |  | 2014-03-25 |  | 1,366 |  |  | 1,366 |  | 0 |  | 0 |  |  | 1,366 |  | 0 |  | 0 |
|  |  |  | 5,067 |  |  | 3,167 |  | 0 |  | 1,900 |  |  | 5,067 |  | 0 |  | 0 |
Total Property Acquisitions |  |  |  | $ | 43,580 |  |  | $ | 38,200 |  | $ | 3,480 |  | $ | 1,900 |  |  | $ | 8,034 |  | $ | 34,646 |  | $ | 900 |
(1) Value of limited partnership units of the Operating Partnership at the acquisition date. (2) Consists of value of land contributed by the joint venture partner. (3) Land is owned by a joint venture in which the Company has an approximately 58.6% interest. The joint venture is consolidated in IRET’s financial statements. Acquisitions in fiscal years 2015 and 2014 are immaterial to our real estate portfolio both individually and in the aggregate, and consequently no proforma information is presented. The results of operations from acquired properties are included in the Consolidated Statements of Operations as of their acquisition date. The revenue and net income of our fiscal year 2015 and 2014 acquisitions (excluding development projects placed in service) are detailed below.
|  | (in thousands) |
Year Ended April 30, |  | 2015 |  | 2014 |
Total revenue |  | $ | 2,565 |  | $ | 1,897 |
Net loss |  | $ | (1 | ) | $ | (82 | )
DEVELOPMENT PROJECTS PLACED IN SERVICE IRET Properties placed approximately $124.5 million of development projects in service during fiscal year 2015, compared to $53.5 million in fiscal year 2014. The fiscal year 2015 and 2014 development projects placed in service are detailed below. Fiscal 2015 (May 1, 2014 to April 30, 2015)
|  |  |  | (in thousands) |
Development Projects Placed in Service (1) |  | Date Placed in Service |  | Land |  | Building |  | Development Cost |
Multifamily |  |  |  |  |  |  |  |  |
44 unit - Dakota Commons - Williston, ND(2) |  | 2014-07-15 |  | $ | 823 |  | $ | 9,596 |  | $ | 10,419 |
130 unit - Red 20 - Minneapolis, MN(3) |  | 2014-11-21 |  | 1,900 |  | 26,412 |  | 28,312 |
233 unit - Commons at Southgate - Minot, ND(4) |  | 2014-12-09 |  | 3,691 |  | 31,351 |  | 35,042 |
64 unit - Cypress Court II - St. Cloud, MN(5) |  | 2015-01-01 |  | 447 |  | 6,320 |  | 6,767 |
165 unit - Arcata - Golden Valley, MN(6) |  | 2015-01-01 |  | 2,088 |  | 29,640 |  | 31,728 |
|  |  |  | 8,949 |  | 103,319 |  | 112,268 |
Industrial |  |  |  |  |  |  |  |  |
202,807 sq ft Roseville 3075 Long Lake Road - Roseville, MN |  | 2014-11-10 |  | 0 |  | 9,036 |  | 9,036 |
Other |  |  |  |  |  |  |  |  |
4,998 sq ft Minot Southgate Wells Fargo Bank - Minot, ND(7) |  | 2014-11-10 |  | 992 |  | 2,193 |  | 3,185 |
Total Development Projects Placed in Service |  |  |  | $ | 9,941 |  | $ | 114,548 |  | $ | 124,489 |
(1) Development projects that are placed in service in phases are excluded from this table until the entire project has been placed in service. See Note 6 for additional information on the Renaissance Heights project, which was partially placed in service during fiscal years 2014 and 2015. (2) Costs paid in prior fiscal years totaled $8.1 million. Additional costs paid in fiscal year 2015 totaled $2.3 million, for a total project cost at April 30, 2015 of $10.4 million. (3) Costs paid in prior fiscal years totaled $12.2 million. Additional costs paid in fiscal year 2015 totaled $16.1 million, for a total project cost at April 30, 2015 of $28.3 million. The project is owned by a joint venture entity in which the Company has an approximately 58.6% interest. The joint venture is consolidated in IRET’s financial statements. (4) Costs paid in prior fiscal years totaled $26.5 million, respectively. Additional costs paid in fiscal year 2015 totaled $8.5 million, for a total project cost at April 30, 2015 of $35.0 million. The project is owned by a joint venture entity in which the Company has an approximately 52.9% interest. The joint venture is consolidated in IRET’s financial statements. (5) Costs paid in prior fiscal years totaled $1.2 million. Additional costs paid in fiscal year 2015 totaled $5.6 million, for a total project cost at April 30, 2015 of $6.8 million. The project is owned by a joint venture entity in which the Company has an approximately 86.1% interest. The joint venture is consolidated in IRET’s financial statements. (6) Costs paid in prior fiscal years totaled $11.3 million, respectively. Additional costs paid in fiscal year 2015 totaled $20.4 million, for a total project cost at April 30, 2015 of $31.7 million. (7) Costs paid in fiscal year 2015 totaled $3.2 million, including land acquired in fiscal year 2013. Fiscal 2014 (May 1, 2013 to April 30, 2014)
|  |  |  | (in thousands) |
Development Projects Placed in Service (1) |  | Date Placed in Service |  | Land |  | Building |  | Development Cost |
Multifamily |  |  |  |  |  |  |  |  |
108 unit - Landing at Southgate - Minot, ND(2) |  | 2013-09-04 |  | $ | 2,262 |  | $ | 12,864 |  | $ | 15,126 |
132 unit - Cypress Court - St. Cloud, MN(3) |  | 2013-11-01 |  | 1,136 |  | 12,428 |  | 13,564 |
146 unit - River Ridge - Bismarck, ND(4) |  | 2013-12-02 |  | 589 |  | 24,268 |  | 24,857 |
Total Development Projects Placed in Service |  |  |  | $ | 3,987 |  | $ | 49,560 |  | $ | 53,547 |
(1) Development projects that are placed in service in phases are excluded from this table until the entire project has been placed in service. See Note 15 for additional information on the Renaissance Heights I project, which was partially placed in service during the three months ended April 30, 2014. (2) Costs paid in prior fiscal years totaled $6.3 million. Costs paid in fiscal year 2014 totaled $8.8 million for a total project cost at April 30, 2014 of $15.1 million. The project is owned by a joint venture entity in which the Company has an approximately 52.9% interest. (3) Costs paid in prior fiscal years totaled $5.8 million. Costs paid in fiscal year 2014 totaled $7.8 million for a total project cost at April 30, 2014 of $13.6 million. The project is owned by a joint venture entity in which the Company has an approximately 86.1% interest. (4) Costs paid in prior fiscal years totaled $10.1 million. Costs paid in fiscal year 2014 totaled $14.7 million for a total project cost at April 30, 2014 of $24.9 million. PROPERTY DISPOSITIONS During fiscal year 2015, the Company disposed of one multifamily property, one healthcare property, one industrial property, fifteen other commercial properties, and two unimproved properties for an aggregate sales price of $76.0 million, compared to dispositions totaling $80.9 million in fiscal year 2014. The fiscal year 2015 and 2014 dispositions are detailed below. Fiscal 2015 (May 1, 2014 to April 30, 2015)
|  |  |  | (in thousands) |
Dispositions |  | Date Disposed |  | Sales Price |  | Book Value and Sales Cost |  | Gain/(Loss) |
Multifamily |  |  |  |  |  |  |  |  |
83 unit - Lancaster - St. Cloud, MN |  | 2014-09-22 |  | $ | 4,451 |  | $ | 3,033 |  | $ | 1,418 |
Healthcare |  |  |  |  |  |  |  |  |
45,222 sq ft Jamestown Medical Office Building - Jamestown, MN |  | 2015-02-05 |  | 12,819 |  | 8,710 |  | 4,109 |
Industrial |  |  |  |  |  |  |  |  |
198,600 sq ft Eagan 2785 & 2795 - Eagan, MN |  | 2014-07-15 |  | 3,600 |  | 5,393 |  | (1,793 | )
Other |  |  |  |  |  |  |  |  |
73,338 sq ft Dewey Hill - Edina, MN |  | 2014-05-19 |  | 3,100 |  | 3,124 |  | (24 | )
25,644 sq ft Weston Retail - Weston, WI |  | 2014-07-28 |  | n/a |  | 1,176 |  | (1,176 | )
74,568 sq ft Wirth Corporate Center - Golden Valley, MN |  | 2014-08-29 |  | 4,525 |  | 4,695 |  | (170 | )
52,000 sq ft Kalispell Retail - Kalispell, MT |  | 2014-10-15 |  | 1,230 |  | 1,229 |  | 1 |
34,226 sq ft Fargo Express Center & SC Pad - Fargo, ND |  | 2014-11-18 |  | 2,843 |  | 2,211 |  | 632 |
79,297 sq ft Northgate I — Maple Grove, MN |  | 2014-12-01 |  | 7,200 |  | 6,881 |  | 319 |
14,820 sq ft Weston Walgreens — Weston, WI |  | 2015-02-27 |  | 5,177 |  | 2,152 |  | 3,025 |
26,000 sq ft Northgate II - Maple Grove, MN |  | 2015-03-02 |  | 2,725 |  | 1,727 |  | 998 |
45,019 sq ft Burnsville Bluffs II - Burnsville, MN |  | 2015-03-25 |  | 1,245 |  | 2,245 |  | (1,000 | )
26,186 sq ft Plymouth I - Plymouth, MN |  | 2015-03-25 |  | 1,985 |  | 1,492 |  | 493 |
26,186 sq ft Plymouth II - Plymouth, MN |  | 2015-03-25 |  | 1,625 |  | 1,356 |  | 269 |
26,186 sq ft Plymouth III - Plymouth, MN |  | 2015-03-25 |  | 2,500 |  | 1,977 |  | 523 |
126,936 sq ft Plymouth IV & V - Plymouth, MN |  | 2015-03-25 |  | 12,910 |  | 11,706 |  | 1,204 |
58,300 sq ft Southeast Tech Center - Eagan, MN |  | 2015-03-25 |  | 3,300 |  | 4,196 |  | (896 | )
61,138 sq ft Whitewater Plaza - Minnetonka, MN |  | 2015-03-25 |  | 3,035 |  | 4,625 |  | (1,590 | )
13,374 sq ft 2030 Cliff Road - Eagan, MN |  | 2015-04-21 |  | 950 |  | 834 |  | 116 |
|  |  |  | 54,350 |  | 51,626 |  | 2,724 |
Unimproved Land |  |  |  |  |  |  |  |  |
Kalispell Unimproved - Kalispell, MT |  | 2014-10-15 |  | 670 |  | 670 |  | 0 |
Weston — Weston, WI |  | 2015-02-17 |  | 158 |  | 158 |  | 0 |
|  |  |  | 828 |  | 828 |  | 0 |
Total Property Dispositions |  |  |  | $ | 76,048 |  | $ | 69,590 |  | $ | 6,458 |
Fiscal 2014 (May 1, 2013 to April 30, 2014)
|  |  |  | (in thousands) |
Dispositions |  | Date Disposed |  | Sales Price |  | Book Value and Sales Cost |  | Gain/(Loss) |
Multifamily |  |  |  |  |  |  |  |  |
84 unit - East Park - Sioux Falls, SD |  | 2013-12-18 |  | $ | 2,214 |  | $ | 2,358 |  | $ | (144 | )
48 unit - Sycamore Village - Sioux Falls, SD |  | 2013-12-18 |  | 1,296 |  | 1,380 |  | (84 | )
|  |  |  | 3,510 |  | 3,738 |  | (228 | )
Industrial |  |  |  |  |  |  |  |  |
41,880 sq ft Bodycote Industrial Building- Eden Prairie, MN |  | 2013-05-13 |  | 3,150 |  | 1,375 |  | 1,775 |
42,244 sq ft Fargo 1320 45 th Street N - Fargo, ND |  | 2013-05-13 |  | 4,700 |  | 4,100 |  | 600 |
49,620 sq ft Metal Improvement Company - New Brighton, MN |  | 2013-05-13 |  | 2,350 |  | 1,949 |  | 401 |
172,057 sq ft Roseville 2929 Long Lake Road - Roseville, MN |  | 2013-05-13 |  | 9,275 |  | 9,998 |  | (723 | )
322,751 sq ft Brooklyn Park 7401 Boone Ave - Brooklyn Park, MN |  | 2013-09-12 |  | 12,800 |  | 12,181 |  | 619 |
50,400 sq ft Cedar Lake Business Center - St. Louis Park, MN |  | 2013-09-12 |  | 2,550 |  | 2,607 |  | (57 | )
35,000 sq ft API Building - Duluth, MN |  | 2013-09-24 |  | 2,553 |  | 1,488 |  | 1,065 |
59,292 sq ft Lighthouse - Duluth, MN |  | 2013-10-08 |  | 1,825 |  | 1,547 |  | 278 |
606,006 sq ft Dixon Avenue Industrial Park - Des Moines, IA |  | 2013-10-31 |  | 14,675 |  | 10,328 |  | 4,347 |
41,685 sq ft Winsted Industrial Building - Winsted, MN |  | 2014-01-17 |  | 725 |  | 747 |  | (22 | )
69,984 sq ft Minnetonka 13600 County Road 62 - Minnetonka, MN |  | 2014-01-30 |  | 3,800 |  | 3,084 |  | 716 |
42,510 sq ft Clive 2075NW 94 th Street - Clive, IA |  | 2014-01-30 |  | 2,735 |  | 2,675 |  | 60 |
|  |  |  | 61,138 |  | 52,079 |  | 9,059 |
Other |  |  |  |  |  |  |  |  |
23,187 sq ft Eagan Community - Eagan, MN |  | 2013-05-14 |  | 2,310 |  | 2,420 |  | (110 | )
121,669 sq ft Bloomington Business Plaza - Bloomington, MN |  | 2013-09-12 |  | 4,500 |  | 7,339 |  | (2,839 | )
118,125 sq ft Nicollet VII - Burnsville, MN |  | 2013-09-12 |  | 7,290 |  | 6,001 |  | 1,289 |
42,929 sq ft Pillsbury Business Center - Bloomington, MN |  | 2013-09-12 |  | 1,160 |  | 1,164 |  | (4 | )
10,625 sq ft Anoka Strip Center- Anoka, MN |  | 2013-12-23 |  | 325 |  | 347 |  | (22 | )
8,400 sq ft Burnsville 2 Strip Center - Burnsville, MN |  | 2014-01-08 |  | 650 |  | 796 |  | (146 | )
|  |  |  | 16,235 |  | 18,067 |  | (1,832 | )
Total Property Dispositions |  |  |  | $ | 80,883 |  | $ | 73,884 |  | $ | 6,999 |

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