EX-99.1 2 centerspace12312020ex991.htm EX-99.1 Document

Exhibit 99.1
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Earnings Release
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Centerspace Announces Financial and Operating Results for the Year Ended
December 31, 2020 and Provides 2021 Financial Outlook 
MINNEAPOLIS, MN, February 22, 2021 – Centerspace (NYSE: CSR) announced today its financial and operating results for the year ended December 31, 2020. The tables below show Net Income (Loss), Funds from Operations (“FFO”)1, and Core FFO1, all on a per share basis, for the year ended December 31, 2020; Same-Store Revenues, Expenses, and Net Operating Income ("NOI")1 over comparable periods; and Same-Store Weighted Average Occupancy for the three months ended December 31, 2020, September 30, 2020, and December 31, 2019 and the twelve months ended December 31, 2020 and 2019.
 Three Months Ended December 31,Twelve Months Ended December 31,
Per Share2020201920202019
Earnings (loss) per share - diluted$(0.46)$3.95 $(0.15)$6.00 
FFO - diluted0.97 0.90 3.47 4.05 
Core FFO - diluted1.02 0.96 3.78 3.72 
 Year-Over-Year ComparisonSequential
Comparison		YTD
Comparison
Same-Store Results4Q20 vs 4Q194Q20 vs. 3Q20CY20 vs. CY19
Revenues2.3 %1.4 %2.1 %
Expenses(0.4)%(5.1)%2.6 %
Net Operating Income (“NOI”)4.2 %6.3 %1.8 %
Three months endedTwelve months ended
Same-Store ResultsDecember 31, 2020September 30, 2020December 31, 2019December 31, 2020December 31, 2019
Weighted Average Occupancy95.0 %94.4 %94.0 %94.8 %94.4 %
(1)Net operating income, Funds from Operations, and Core FFO are non-GAAP financial measures. For more information on their usage and presentation, and a reconciliation to the most directly comparable GAAP measures, refer to "Non-GAAP Financial Measures and Reconciliations" in the Supplemental Financial and Operating Data below.
Highlights for the Year Ended December 31, 2020
•Rebranded the Company as Centerspace in December 2020 to reflect both the transformation of the company and its vision for the future;
•Net Loss was $(0.15) per diluted share for the year ended December 31, 2020, compared to Net Income of $6.00 per diluted share for the year ended December 31, 2019;
•Core FFO increased to $3.78 per diluted share compared to $3.72 for the year ended December 31, 2019;
•Total collections for the year ended December 31, 2020 were 99.1% of expected residential revenue compared to 99.6% for the year ended December 31, 2019 while total collections for the quarter ended December 31, 2020 were 98.6% compared to 99.7% for the same period of 2019;
•Same-store revenue increased 2.1% driven by 1.7% growth in rental revenue and 0.4% increase in occupancy;
•Same-store operating expenses increased 2.6% year-over-year with a decline of 2.9% in same-store controllable expenses, offset by a increase of 13.6% in same-store non-controllable expenses;
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•Same-store NOI growth of 1.8% for the year ended December 31, 2020;
•Acquired two new apartment communities in key growth markets of Minneapolis and Denver in the first and third quarter of 2020 consisting of 647 homes for an aggregate purchase price of $191.0 million;
•Funded $18.5 million of mezzanine/construction loans;
•Acquired the remaining noncontrolling interest in 71 France in the first quarter of 2020;
•Sold four apartment communities consisting of 690 homes in Grand Forks, North Dakota for an aggregate sale price of $42.5 million in the third quarter of 2020;
•Announced Nashville as one of our target markets in June 2020;
•Maintained an annual dividend of $2.80 per share to common shareholders and unitholders;
•Continued to strengthen the balance sheet by issuing 829,000 common shares at an average price of $71.39 per share for total consideration, net of commissions and issuance costs, of approximately $59.2 million in the year ended December 31, 2020; and
•Repurchased and retired approximately 237,000 of our 6.625% Series C preferred shares for an aggregate cost of $5.6 million or an average share price of $23.75.
Subsequent Events
Subsequent to December 31, 2020, Centerspace acquired Union Pointe Apartment Homes in Longmont, Colorado for an aggregate purchase price of $76.9 million. The company also issued $50.0 million of 2.7% unsecured Series C notes, due June 6, 2030. In concert with this issuance, Centerspace amended and expanded its Note Purchase Private Shelf Agreement (the "Agreement") with Prudential to increase the aggregate amount available under the Agreement from $150.0 million to $225.0 million. After the issuance of Series C notes, the company has $50.0 million remaining under the Agreement, which is excluded for purposes of reporting liquidity.
Balance Sheet
At December 31, 2020, Centerspace had $97.5 million of total liquidity on its balance sheet, including $97.1 million available on its lines of credit.
2021 Financial Overview
Centerspace is providing the following guidance for its 2021 calendar year performance.
2021 Calendar Year Financial Outlook
Range for 2021
2020 ActualLowHigh
Earnings per Share - diluted$(0.15)$(0.18)$0.45 
FFO per Share - diluted$3.47 $3.17 $3.52 
Core FFO per Share - diluted$3.78 $3.29 $3.62 
Additional assumptions:
•Same-store capital expenditures of $912 per home to $1,012 per home
•Value-add expenditures of $15.0 million to $20.0 million
•Investments of $145.0 million to $170.0 million, which includes the January 2021 acquisition of Union Pointe in Longmont, Colorado
•Dispositions of $55.0 million to $75.0 million
•Proceeds of $50.0 million to $70.0 million from equity issuance
FFO and Core FFO are non-GAAP financial measures. For more information on their usage and presentation, and a reconciliation to the most directly comparable GAAP measures, please refer to "2021 Financial Outlook" in the Supplemental Financial and Operating Data below.
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COVID-19 Developments
The COVID-19 pandemic, including the associated economic disruptions, has continued to impact business and operations since March 2020. The company continues to prioritize the health and well-being of its residents, team members, and the communities it serves.
A discussion of the ongoing and potential effects of the COVID-19 pandemic on financial condition, results of operations, and cash flows can be found in "Management's Discussion and Analysis of Financial Conditions and Results of Operations" presented in the company's Annual Report on Form 10-K for the year ended December 31, 2020, filed with the SEC on February 22, 2021. For a more detailed description of the risks and uncertainties affecting business, see the risk factors presented in Item 1A in the company's Annual Report on Form 10-K for the year ended December 31, 2020, filed with the SEC on February 22, 2021.
Upcoming Events
Centerspace is scheduled to participate in the Raymond James & Associates' 42nd Annual Institutional Investors Conference, which will be held virtually on March 1-3, 2021.
Earnings Call
Live webcast and replay:  https://www.ir.centerspacehomes.com
  
Live Conference CallConference Call Replay
Tuesday, February 23, 2021 at 10:00 AM ETReplay available until March 9, 2021
USA Toll Free Number1-877-509-9785USA Toll Free Number1-877-344-7529
International Toll Free Number1-412-902-4132International Toll Free Number1-412-317-0088
Canada Toll Free Number1-855-669-9657Canada Toll Free Number1-855-669-9658
  Conference Number10145476
Supplemental Information
Supplemental Operating and Financial Data for the year ended December 31, 2020, is available in the Investors section on Centerspace’s website at https://www.centerspacehomes.com or by calling Investor Relations at 701-837-7104. Non-GAAP financial measures and other capitalized terms, as used in this earnings release, are defined and reconciled in the Supplemental Financial and Operating Data, which accompanies this earnings release.
About Centerspace
Centerspace is an owner and operator of apartment communities committed to providing great homes by focusing on integrity and serving others. Founded in 1970, as of December 31, 2020, Centerspace owned 67 apartment communities consisting of 11,910 homes located in Colorado, Minnesota, Montana, Nebraska, North Dakota, and South Dakota. Centerspace was named a Top Workplace for 2020 by the Minneapolis Star Tribune. For more information, please visit www.centerspacehomes.com.
Forward-Looking Statements
Certain statements in this press release are based on the company's current expectations and assumptions, and are “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements do not discuss historical fact, but instead include statements related to expectations, projections, intentions or other items related to the future. Forward-looking statements are typically identified by the use of terms such as “expects,” “anticipates,” “intends,” “plans,” “believes,” “seeks,” “estimates,” “will,” “assumes,” “may,” “projects,” “outlook,” “future,” and variations of such words and similar expressions. These forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause the actual results, performance, or achievements to be materially different from the results of operations, financial conditions, or plans expressed or implied by the forward-looking statements. Although the company believes the expectations reflected in its forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be achieved. Any statements contained herein that are not statements of historical fact should be deemed forward-looking statements. As a result, reliance should not be placed on these forward-looking statements, as these statements are subject to known and unknown risks, uncertainties, and other factors beyond the company's control and could differ materially from actual results and performance. Such risks and uncertainties are detailed from time to time in filings with the SEC, including the “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Risk Factors” contained in the company's Annual Report on Form 10-K, in quarterly reports on Form 10-Q, and in other reports the company files with the SEC from time to time. The company assumes no obligation to update or supplement forward-looking statements that become untrue due to subsequent events.
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Contact Information
Investor Relations
Emily Miller
Phone: 701-837-7104
E-mail: IR@centerspacehomes.com
Marketing & Media
Kelly Weber
Phone: 701-837-7104
kweber@centerspacehomes.com

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Supplemental Financial and Operating Data
Table of Contents
December 31, 2020



Common Share Data (NYSE: CSR)
 Three Months Ended
 December 31, 2020September 30, 2020June 30, 2020March 31, 2020December 31, 2019
High closing price$74.55 $73.53 $76.82 $84.68 $78.91 
Low closing price$65.79 $61.87 $44.36 $52.55 $71.74 
Average closing price$70.30 $70.15 $63.91 $71.62 $74.67 
Closing price at end of quarter$70.64 $65.17 $70.49 $55.00 $72.50 
Common share distributions—annualized$2.80 $2.80 $2.80 $2.80 $2.80 
Closing price dividend yield - annualized4.0 %4.3 %4.0 %5.1 %3.9 %
Closing common shares outstanding (thousands)13,027 12,976 12,827 12,164 12,099 
Closing limited partnership units outstanding (thousands)977 1,018 1,022 1,044 1,058 
Closing market value of outstanding common shares, plus imputed closing market value of outstanding limited partnership units (thousands)$989,243 $911,989 $976,216 $726,440 $953,883 

S-1


CENTERSPACE
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (unaudited)
(in thousands, except per share amounts)
 Three Months EndedTwelve months ended
12/31/20209/30/20206/30/20203/31/202012/31/201912/31/202012/31/2019
REVENUE$45,540 $44,138 $43,910 $44,406 $45,777 $177,994 $185,755 
EXPENSES
Property operating expenses, excluding real estate taxes12,668 13,129 12,360 13,468 14,018 51,625 57,249 
Real estate taxes5,256 5,402 5,410 5,465 4,835 21,533 21,066 
Property management expenses1,460 1,442 1,345 1,554 1,634 5,801 6,186 
Casualty loss331 91 913 327 205 1,662 1,116 
Depreciation/amortization20,282 18,995 18,156 18,160 18,972 75,593 74,271 
General and administrative expenses3,733 3,077 3,202 3,428 3,647 13,440 14,450 
TOTAL EXPENSES$43,730 $42,136 $41,386 $42,402 $43,311 $169,654 $174,338 
Operating income (loss)1,810 2,002 2,524 2,004 2,466 8,340 11,417 
Interest expense(6,903)(6,771)(6,940)(6,911)(7,357)(27,525)(30,537)
Loss on extinguishment of debt(2)(4)(17)— (864)(23)(2,360)
Interest and other income (loss)406 281 538 (2,777)702 (1,552)2,092 
Income (loss) before gain (loss) on sale of real estate and other investments, and gain (loss) on litigation settlement(4,689)(4,492)(3,895)(7,684)(5,053)(20,760)(19,388)
Gain (loss) on sale of real estate and other investments17 25,676 (190)— 57,850 25,503 97,624 
Gain (loss) on litigation settlement— — — — — — 6,586 
Net income (loss)$(4,672)$21,184 $(4,085)$(7,684)$52,797 $4,743 $84,822 
Dividends to preferred unitholders(160)(160)(160)(160)(160)(640)(537)
Net (income) loss attributable to noncontrolling interest – Operating Partnership460 (1,387)447 692 (4,202)212 (6,752)
Net (income) loss attributable to noncontrolling interests – consolidated real estate entities(6)(8)(5)145 223 126 1,136 
Net income (loss) attributable to controlling interests(4,378)19,629 (3,803)(7,007)48,658 4,441 78,669 
Dividends to preferred shareholders(1,607)(1,607)(1,609)(1,705)(1,705)(6,528)(6,821)
Discount (premium) on redemption of preferred shares— (1)25 273 — 297 — 
NET INCOME (LOSS) AVAILABLE TO COMMON SHAREHOLDERS$(5,985)$18,021 $(5,387)$(8,439)$46,953 $(1,790)$71,848 
Per Share Data - Basic       
Net earnings (loss) per common share – basic$(0.46)$1.40 $(0.44)$(0.69)$3.95 $(0.15)$6.06 
Per Share Data - Diluted
Net earnings (loss) per common share – diluted$(0.46)$1.38 $(0.44)$(0.67)$3.89 $(0.15)$6.00 
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CENTERSPACE
CONDENSED CONSOLIDATED BALANCE SHEETS (unaudited)
(in thousands)
 12/31/20209/30/20206/30/20203/31/202012/31/2019
ASSETS     
Real estate investments     
Property owned$1,812,557 $1,805,390 $1,694,033 $1,687,436 $1,643,078 
Less accumulated depreciation(399,249)(380,392)(383,917)(366,307)(349,122)
 1,413,308 1,424,998 1,310,116 1,321,129 1,293,956 
Unimproved land— — — 1,376 1,376 
Mortgage loans receivable24,661 17,986 10,961 16,775 16,140 
Total real estate investments1,437,969 1,442,984 1,321,077 1,339,280 1,311,472 
Cash and cash equivalents392 16,804 52,714 26,338 26,579 
Restricted cash6,918 2,199 2,535 2,344 19,538 
Other assets18,904 16,947 16,484 21,124 34,829 
TOTAL ASSETS$1,464,183 $1,478,934 $1,392,810 $1,389,086 $1,392,418 
LIABILITIES, MEZZANINE EQUITY, AND EQUITY     
LIABILITIES     
Accounts payable and accrued expenses$55,609 $58,596 $54,883 $52,337 $47,155 
Revolving line of credit152,871 135,000 63,000 83,000 50,079 
Notes payable, net of loan costs269,246 269,202 269,155 269,106 269,058 
Mortgages payable, net of loan costs297,074 313,065 323,705 328,367 329,664 
TOTAL LIABILITIES$774,800 $775,863 $710,743 $732,810 $695,956 
SERIES D PREFERRED UNITS$16,560 $16,560 $16,560 $16,560 $16,560 
EQUITY     
Series C Preferred Shares of Beneficial Interest93,530 93,530 93,579 96,046 99,456 
Common Shares of Beneficial Interest968,263 968,436 958,292 912,653 917,400 
Accumulated distributions in excess of net income(427,681)(412,577)(421,515)(407,150)(390,196)
Accumulated other comprehensive income (loss)(15,905)(17,256)(18,139)(17,360)(7,607)
Total shareholders’ equity$618,207 $632,133 $612,217 $584,189 $619,053 
Noncontrolling interests – Operating Partnership53,930 53,669 52,558 54,777 55,284 
Noncontrolling interests – consolidated real estate entities686 709 732 750 5,565 
TOTAL EQUITY$672,823 $686,511 $665,507 $639,716 $679,902 
TOTAL LIABILITIES, MEZZANINE EQUITY, AND EQUITY$1,464,183 $1,478,934 $1,392,810 $1,389,086 $1,392,418 
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CENTERSPACE
NON-GAAP FINANCIAL MEASURES AND RECONCILIATIONS (unaudited)

This release contains certain non-GAAP financial measures. The non-GAAP financial measures should not be considered a substitute for operating results determined in accordance with accounting principles generally accepted in the United States of America ("GAAP"). The definitions and calculations of these non-GAAP financial measures, as calculated by the company may not be comparable to non-GAAP measures reported by other REITs that do not define each of the non-GAAP financial measures exactly as Centerspace does.
The company provides certain information on a same-store and non-same-store basis. Same-store apartment communities are owned or in service for substantially all of the periods being compared, and, in the case of development properties, have achieved a target level of physical occupancy of 90%. On the first day of each calendar year, Centerspace determines the composition of the same-store pool for that year and adjusts the previous year, to evaluate full period-over-period operating comparisons for existing apartment communities and their contribution to net operating income. Measuring performance on a same-store basis allows investors to evaluate how a fixed pool of communities are performing year-over-year. Centerspace uses this measure to assess success in increasing NOI, renewing leases on existing residents, controlling operating costs, and making prudent capital improvements.
Reconciliation of Operating Income (Loss) to Net Operating Income
Net operating income, or NOI, is a non-GAAP financial measure which the company defines as total real estate revenues less property operating expenses, including real estate taxes. Centerspace believes that NOI is an important supplemental measure of operating performance for real estate because it provides a measure of operations that is unaffected by depreciation and amortization, financing costs, property management expenses, casualty losses, and general and administrative expenses. NOI does not represent cash generated by operating activities in accordance with GAAP and should not be considered an alternative to net income, net income available for common shareholders, or cash flow from operating activities as a measure of financial performance.
 (dollars in thousands)
 Three Months EndedSequentialYear-Over-Year
12/31/202009/30/202012/31/2019$ Change% Change$ Change% Change
Operating income (loss)$1,810 $2,002 $2,466 $(192)(9.6)%$(656)(26.6)%
Adjustments:
Property management expenses1,460 1,442 1,634 18 1.2 %(174)(10.6)%
Casualty loss331 91 205 240 263.7 %126 61.5 %
Depreciation and amortization20,282 18,995 18,972 1,287 6.8 %1,310 6.9 %
General and administrative expenses3,733 3,077 3,647 656 21.3 %86 2.4 %
Net operating income$27,616 $25,607 $26,924 $2,009 7.8 %$692 2.6 %
Revenue
Same-store$38,582 $38,043 $37,718 $539 1.4 %$864 2.3 %
Non-same-store6,353 4,420 3,191 1,933 43.7 %3,162 99.1 %
Other properties and dispositions
605 1,675 4,868 (1,070)(63.9)%(4,263)(87.6)%
Total45,540 44,138 45,777 1,402 3.2 %(237)(0.5)%
Property operating expenses, including real estate taxes
Same-store15,370 16,198 15,432 (828)(5.1)%(62)(0.4)%
Non-same-store2,271 1,712 1,090 559 32.7 %1,181 108.3 %
Other properties and dispositions283 621 2,331 (338)(54.4)%(2,048)(87.9)%
Total17,924 18,531 18,853 (607)(3.3)%(929)(4.9)%
Net operating income
Same-store23,212 21,845 22,286 1,367 6.3 %926 4.2 %
Non-same-store4,082 2,708 2,101 1,374 50.7 %1,981 94.3 %
Other properties and dispositions322 1,054 2,537 (732)(69.4)%(2,215)(87.3)%
Total$27,616 $25,607 $26,924 $2,009 7.8 %$692 2.6 %
S-4

(dollars in thousands)
Twelve Months Ended December 31,
20202019$ Change% Change
Operating income (loss)$8,340 $11,417 $(3,077)(27.0)%
Adjustments:
Property management expenses5,801 6,186 (385)(6.2)%
Casualty loss1,662 1,116 546 48.9 %
Depreciation and amortization75,593 74,271 1,322 1.8 %
General and administrative expenses13,440 14,450 (1,010)(7.0)%
Net operating income$104,836 $107,440 $(2,604)(2.4)%
Revenue
Same-store$152,790 $149,615 $3,175 2.1 %
Non-same-store18,441 6,020 12,421 206.3 %
Other properties and dispositions6,763 30,120 (23,357)(77.5)%
Total177,994 185,755 (7,761)(4.2)%
Property operating expenses, including real estate taxes
Same-store63,227 61,622 1,605 2.6 %
Non-same-store6,817 2,287 4,530 198.1 %
Other properties and dispositions3,114 14,406 (11,292)(78.4)%
Total73,158 78,315 (5,157)(6.6)%
Net operating income
Same-store89,563 87,993 1,570 1.8 %
Non-same-store11,624 3,733 7,891 211.4 %
Other properties and dispositions3,649 15,714 (12,065)(76.8)%
Total$104,836 $107,440 $(2,604)(2.4)%
Reconciliation of Same-Store Controllable Expenses to Property Operating Expenses, Including Real Estate Taxes
Same-store controllable expenses exclude real estate taxes and insurance, in order to provide a measure of expenses that are within management's control, and is used for the purposes of budgeting, business planning, and performance evaluation. This is a non-GAAP financial measure and should not be considered an alternative to total expenses or total property operating expenses and real estate taxes.
 (dollars in thousands)
 Three Months Ended December 31,Twelve Months Ended December 31,
 20202019$ Change% Change20202019$ Change% Change
Controllable expenses
On-site compensation (1)
$4,356 $4,035 $321 8.0 %$17,059 $15,814 $1,245 7.9 %
Repairs and maintenance2,068 2,945 (877)(29.8)%9,499 11,358 (1,859)(16.4)%
Utilities2,579 2,453 126 5.1 %10,096 10,336 (240)(2.3)%
Administrative and marketing763 891 (128)(14.4)%3,265 3,594 (329)(9.2)%
Total$9,766 $10,324 $(558)(5.4)%$39,919 $41,102 $(1,183)(2.9)%
Non-controllable expenses
Real estate taxes$4,350 $4,067 $283 7.0 %$18,379 $16,805 $1,574 9.4 %
Insurance1,254 1,041 213 20.5 %4,929 3,715 1,214 32.7 %
Total5,604 5,108 496 9.7 %23,308 20,520 2,788 13.6 %
Property operating expenses, including real estate taxes - non-same-store$2,271 $1,090 $1,181 108.3 %$6,817 $2,287 $4,530 198.1 %
Property operating expenses, including real estate taxes - other properties and dispositions$283 $2,331 $(2,048)(87.9)%$3,114 $14,406 $(11,292)(78.4)%
Total property operating expenses, including real estate taxes$17,924 $18,853 $(929)(4.9)%$73,158 $78,315 $(5,157)(6.6)%
(1)On-site compensation for administration, leasing, and maintenance personnel.
S-5

Reconciliation of Net Income (Loss) Available to Common Shareholders to Funds From Operations and Core Funds From Operations
Centerspace believes that FFO, which is a non-GAAP financial measurement used as a supplemental measure for equity real estate investment trusts, is helpful to investors in understanding operating performance, primarily because its calculation does not assume that the value of real estate assets diminishes predictably over time as implied by the historical cost convention of GAAP and the recording of depreciation.
Centerspace uses the definition of FFO adopted by the National Association of Real Estate Investment Trusts, Inc. (“Nareit”). Nareit defines FFO as net income or loss calculated in accordance with GAAP, excluding:
•depreciation and amortization related to real estate;
•gains and losses from the sale of certain real estate assets; and
•impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.
The exclusion in Nareit's definition of FFO of impairment write-downs and gains and losses from the sale of real estate assets helps to identify the operating results of the long-term assets that form the base of the company's investments, and assists management and investors in comparing those operating results between periods.
Due to the limitations of the Nareit FFO definition, Centerspace has made certain interpretations in applying the definition. The company believes that all such interpretations not specifically provided for in the Nareit definition are consistent with the definition. Nareit's FFO White Paper - 2018 Restatement clarified that impairment write-downs of land related to a REIT's main business are excluded from FFO, and a REIT has the option to exclude impairment write-downs of assets that are incidental to the main business.
While FFO is widely used by Centerspace as a primary performance metric, not all real estate companies use the same definition of FFO or calculate FFO in the same way. Accordingly, FFO presented here is not necessarily comparable to FFO presented by other real estate companies. FFO should not be considered as an alternative to net income or any other GAAP measurement of performance, but rather should be considered as an additional, supplemental measure. FFO also does not represent cash generated from operating activities in accordance with GAAP, nor is it indicative of funds available to fund all cash needs, including the ability to service indebtedness or make distributions to shareholders.
Core Funds from Operations ("Core FFO") is FFO adjusted for non-routine items or items not considered core to business operations. By further adjusting for items that are not considered part of core business operations, the company believes that Core FFO provides investors with additional information to compare core operating and financial performance between periods. Core FFO should not be considered as an alternative to net income as any other GAAP measurement of performance, but rather should be considered an additional supplemental measure. Core FFO also does not represent cash generated from operating activities in accordance with GAAP, nor is it indicative of funds available to fund all cash needs, including the ability to service indebtedness or make distributions to shareholders. Core FFO is a non-GAAP and non-standardized financial measure that may be calculated differently by other REITs and that should not be considered a substitute for operating results determined in accordance with GAAP.
S-6

(in thousands, except per share amounts)
 Three Months EndedTwelve Months Ended
 12/31/20209/30/20206/30/20203/31/202012/31/201912/31/202012/31/2019
Net (loss) income available to common shareholders$(5,985)$18,021 $(5,387)$(8,439)$46,953 $(1,790)$71,848 
Adjustments:       
Noncontrolling interests - Operating Partnership(460)1,387 (447)(692)4,202 (212)6,752 
Depreciation and amortization20,282 18,995 18,156 18,160 18,972 75,593 74,271 
Less depreciation - non real estate(87)(85)(88)(93)(88)(353)(322)
Less depreciation - partially owned entities(33)(31)(33)(282)(454)(379)(2,059)
Gain on sale of real estate (17)(25,676)190 — (57,850)(25,503)(97,624)
FFO applicable to common shares and Units$13,700 $12,611 $12,391 $8,654 $11,735 $47,356 $52,866 
Adjustments to Core FFO:       
Casualty loss (recovery)204 545 — — — 749 — 
Loss on extinguishment of debt2 4 17 — 864 23 2,360 
Rebranding costs402 — — — — 402 — 
Gain on litigation settlement— — — — — — (6,586)
(Gain) loss on marketable securities— — (175)3,553 (113)3,378 — 
(Discount) premium on redemption of preferred shares— 1 (25)(273)— (297)(113)
Core FFO applicable to common shares and Units$14,308 $13,161 $12,208 $11,934 $12,486 $51,611 $48,527 
FFO applicable to common shares and Units$13,700 $12,611 $12,391 $8,654 $11,735 $47,356 $52,866 
Dividends to preferred unitholders160 160 160 160 160 640 537 
FFO applicable to common shares and Units - diluted$13,860 $12,771 $12,551 $8,814 $11,895 $47,996 $53,403 
Core FFO applicable to common shares and Units$14,308 $13,161 $12,208 $11,934 $12,486 $51,611 $48,527 
Dividends to preferred unitholders160 160 160 160 160 640 537 
Core FFO applicable to common shares and Units - diluted$14,468 $13,321 $12,368 $12,094 $12,646 $52,251 $49,064 
Per Share Data
Earnings (loss) per share and unit - diluted$(0.46)$1.38 $(0.44)$(0.67)$3.89 $(0.15)$6.00 
FFO per share and unit - diluted$0.97 $0.90 $0.93 $0.66 $0.90 $3.47 $4.05 
Core FFO per share and unit - diluted$1.02 $0.94 $0.91 $0.90 $0.96 $3.78 $3.72 
Weighted average shares and units - diluted14,222 14,143 13,558 13,401 13,188 13,835 13,182 
S-7

Reconciliation of Net Income (Loss) Available to Common Shareholders to Adjusted EBITDA
Adjusted EBITDA is earnings before interest, taxes, depreciation, amortization, gain or loss on sale of real estate and other investments, impairment of real estate investments, gain or loss on extinguishment of debt, gain on litigation settlement, and gain/loss from involuntary conversion. Adjusted EBITDA is a non-GAAP financial measure and should not be considered a substitute for operating results determined in accordance with GAAP. The company considers Adjusted EBITDA to be an appropriate supplemental performance measure because it permits investors to view income from operations without the effect of depreciation, financing costs, or non-operating gains and losses.
(in thousands)
 Three Months EndedTwelve Months Ended
 12/31/20209/30/20206/30/20203/31/202012/31/201912/31/202012/31/2019
Net income (loss) attributable to controlling interests$(4,378)$19,629 $(3,803)$(7,007)$48,658 $4,441 $78,669 
Adjustments:
Dividends to preferred unitholders160 160 160 160 160 640 537 
Noncontrolling interests – Operating Partnership(460)1,387 (447)(692)4,202 (212)6,752 
Income (loss) before noncontrolling interests – Operating Partnership(4,678)21,176 (4,090)(7,539)53,020 4,869 85,958 
Adjustments:       
Interest expense6,888 6,756 6,926 6,764 7,112 27,334 29,461 
Loss on extinguishment of debt2 4 17 — 864 23 2,360 
Depreciation/amortization related to real estate investments20,250 18,964 18,123 17,878 18,518 75,215 72,213 
Casualty loss (recovery)204 545 — — — 749 — 
Interest income(328)(256)(331)(597)(415)(1,512)(1,626)
Gain (loss) on sale of real estate and other investments(17)(25,676)190 — (57,850)(25,503)(97,624)
Gain on litigation settlement— — — — — — (6,586)
(Gain) loss on marketable securities— — (175)3,553 (113)3,378 (113)
Adjusted EBITDA$22,321 $21,513 $20,660 $20,059 $21,136 $84,553 $84,043 


S-8


CENTERSPACE
DEBT ANALYSIS
(in thousands)
Debt Maturity Schedule
Annual Expirations
Future Maturities of Debt
Secured Fixed
Debt
Unsecured Fixed
Debt(1)
Unsecured Variable DebtTotal
Debt		% of
Total Debt
Weighted
Average Interest Rate(2)
2021$20,270 $— $5,871 $26,141 3.6 %5.16 %
202233,515 50,000 97,000 180,515 25.0 %2.66 %
202343,721 — — 43,721 6.1 %4.02 %
2024— 70,000 — 70,000 9.7 %3.65 %
202532,915 75,000 — 107,915 15.0 %4.34 %
Thereafter168,024 125,000 — 293,024 40.6 %3.74 %
Total debt$298,445 $320,000 $102,871 $721,316 100.0 %3.62 %
(1)Term loans have variable interest rates that are fixed with interest rate swaps and $50.0 million of the variable interest rate, primary line of credit is fixed with an interest rate swap.
(2)Weighted average interest rate of debt that matures during the year, including the effect of interest rate swaps on the term loans and line of credit.
12/31/20209/30/20206/30/20203/31/202012/31/2019
Debt Balances Outstanding
Secured fixed rate$298,445 $314,511$325,230$329,988$331,376
Unsecured fixed rate line of credit(1)
50,000 50,00050,00050,00050,000
Unsecured variable rate line of credit102,871 85,00013,00033,00079
Unsecured term loans145,000 145,000145,000145,000145,000
Unsecured senior notes125,000 125,000125,000125,000125,000
Debt total$721,316 $719,511$658,230$682,988$651,455
Quarterly Weighted Average Interest Rates
Mortgage debt3.93 %3.99 %4.01 %4.01 %4.02 %
Lines of credit (rate with swap)(1)
2.35 %3.35 %2.97 %3.18 %3.52 %
Term loan (rate with swap)4.18 %4.18 %4.12 %4.13 %4.19 %
Senior notes3.78 %3.78 %3.78 %3.78 %3.78 %
Total debt3.62 %3.68 %3.87 %3.92 %3.97 %
(1)A portion of the primary line of credit is fixed through an interest rate swap.


Debt Maturity by Quarter for the Next Two Years
YearFirst QuarterSecond QuarterThird QuarterFourth QuarterTotal
2021$— $1,997 $24,144 $— $26,141 
2022(1)
2,508 4,866 173,141 — 180,515 
$206,656 
(1)Includes primary line of credit with a balance of $147.0 million which has a 12-month extension available, subject to customary terms.
S-9

CENTERSPACE
CAPITAL ANALYSIS 
(in thousands, except per share and unit amounts)
 12/31/20209/30/20206/30/20203/31/202012/31/2019
Equity Capitalization     
Common shares outstanding13,027 12,976 12,827 12,164 12,099 
Operating partnership units outstanding977 1,018 1,022 1,044 1,058 
Total common shares and units outstanding14,004 13,994 13,849 13,208 13,157 
Market price per common share (closing price at end of period)$70.64 $65.17 $70.49 $55.00 $72.50 
Equity capitalization-common shares and units$989,243 $911,989 $976,216 $726,440 $953,883 
Recorded book value of preferred shares$93,530 $93,530 $93,579 $96,046 $99,456 
Total equity capitalization$1,082,773 $1,005,519 $1,069,795 $822,486 $1,053,339 
Series D preferred units$16,560 $16,560 $16,560 $16,560 16,560 
Debt capitalization    
Total debt721,317 719,511 658,230 682,988 651,455 
Total capitalization$1,820,650 $1,741,590 $1,744,585 $1,522,034 $1,721,354 
Total debt to total capitalization(1)
39.6%41.3 %37.7 %44.9 %37.8 %
(1)Debt to total market capitalization is total debt from the balance sheet divided by the sum of total debt from the balance sheet, market value of common shares and operating partnership units, and book value of Series C preferred shares and Series D preferred units outstanding at the end of the period.
Three Months EndedTwelve Months Ended
12/31/20209/30/20206/30/20203/31/202012/31/201912/31/202012/31/2019
Debt service coverage ratio(1)
2.73 x2.65  x2.48 x2.42  x2.39  x2.57 x2.18 x
Adjusted EBITDA/Interest expense plus preferred distributions and principal amortization
2.28  x2.21  x2.05  x1.97  x1.98  x2.13  x1.83  x
Net debt/Adjusted EBITDA(2)
8.07  x8.17  x7.33  x8.18  x7.19  x8.53  x7.23  x
Net debt and preferred equity/Adjusted EBITDA(2)
9.31  x9.45  x8.66  x9.59  x8.56  x9.83  x8.61  x
Distribution Data
Common shares and units outstanding at record date14,004 13,994 13,849 13,208 13,157 14,004 13,157 
Total common distribution declared
$9,803 $9,796 $9,694 $9,245 $9,210 $38,538 $36,438 
Common distribution per share and unit
$0.70 $0.70 $0.70 $0.70 $0.70 $2.80 $2.80 
Payout ratio (Core FFO per diluted share and unit basis)(3)
68.6 %74.5 %76.9 %77.8 %72.9 %74.1 %75.3 %
(1)Debt service coverage ratio is computed by dividing Adjusted EBITDA by interest expense and principal amortization.
(2)Net debt is the total debt balance less cash and cash equivalents and net tax deferred exchange proceeds (included within restricted cash). For the quarterly period presented, adjusted EBITDA is annualized. Net debt and adjusted EBITDA are non-GAAP measures and should not be considered a substitute for operating results determined in accordance with GAAP. Refer to the Adjusted EBITDA definition included within the Non-GAAP Financial Measures and Reconciliations section.
(3)Payout ratio (Core FFO per diluted share and unit basis) is the current quarterly or annual distribution rate per common share and unit divided by quarterly or annual Core FFO per diluted share and unit. This term is a non-GAAP measure and should not be considered a substitute for operating results determined in accordance with GAAP.

S-10


CENTERSPACE
SAME-STORE FOURTH QUARTER COMPARISONS
(dollars in thousands)
Homes IncludedRevenuesExpensesNOI
RegionsQ42020Q42019% ChangeQ42020Q42019% ChangeQ42020Q42019% Change
Denver, CO664 $3,777 $3,820 (1.1)%$1,115 $1,134 (1.7)%$2,662 $2,686 (0.9)%
Minneapolis, MN1,987 8,978 8,867 1.3 %3,893 3,907 (0.4)%5,085 4,960 2.5 %
North Dakota2,422 8,011 7,724 3.7 %3,070 2,987 2.8 %4,941 4,737 4.3 %
Omaha, NE1,370 3,891 3,751 3.7 %1,648 1,721 (4.2)%2,243 2,030 10.5 %
Rochester, MN1,711 6,357 6,385 (0.4)%2,771 2,571 7.8 %3,586 3,814 (6.0)%
St. Cloud, MN1,190 3,656 3,550 3.0 %1,602 1,719 (6.8)%2,054 1,831 12.2 %
Other Markets(1)
1,223 3,912 3,621 8.0 %1,271 1,393 (8.8)%2,641 2,228 18.5 %
Same-Store Total10,567 $38,582 $37,718 2.3 %$15,370 $15,432 (0.4)%$23,212 $22,286 4.2 %


% of NOI
Weighted Average Occupancy (2)
Average Monthly
Rental Rate (3)
Average Monthly
Revenue per Occupied Home (4)
RegionsQ42020Q42019GrowthQ42020Q42019% ChangeQ42020Q42019% Change
Denver, CO11.5 %94.1 %93.2 %0.9 %$1,776 $1,846 (3.8)%$2,015 $2,057 (2.0)%
Minneapolis, MN21.8 %93.9 %92.0 %1.9 %1,490 1,497 (0.5)%1,604 1,616 (0.7)%
North Dakota21.3 %95.8 %95.7 %0.1 %1,061 1,040 2.0 %1,151 1,111 3.6 %
Omaha, NE9.7 %93.8 %93.5 %0.3 %912 897 1.7 %1,010 977 3.4 %
Rochester, MN15.4 %95.0 %94.5 %0.5 %1,242 1,251 (0.7)%1,304 1,316 (0.9)%
St. Cloud, MN8.9 %94.6 %94.0 %0.6 %973 950 2.4 %1,082 1,058 2.3 %
Other Markets(1)
11.4 %98.1 %95.7 %2.4 %980 945 3.7 %1,087 1,031 5.4 %
Same-Store Total100.0 %95.0 %94.0 %1.0 %$1,177 $1,171 0.5 %$1,282 $1,266 1.3 %
(1)Includes apartment communities in Billings, Montana and Rapid City, South Dakota.
(2)Weighted average occupancy is defined as the percentage resulting from dividing actual rental revenue by scheduled rent. Scheduled rent represents the value of all apartment homes, with occupied apartment homes valued at contractual rates pursuant to leases and vacant apartment homes valued at estimated market rents. When calculating actual rents for occupied apartment homes and market rents for vacant homes, delinquencies and concessions are not taken into account. Market rates are determined using the currently offered effective rates on new leases at the community and are used as the starting point in determination of the market rates of vacant apartment homes.
(3)Average monthly rental rate is scheduled rent divided by the total number of apartment homes.
(4)Average monthly revenue per occupied home is defined as total rental revenues divided by the weighted average occupied apartment homes for the period.

S-11

CENTERSPACE
SAME-STORE SEQUENTIAL QUARTER COMPARISONS(1)
(dollars in thousands)
Homes IncludedRevenuesExpensesNOI
RegionsQ42020Q32020% ChangeQ42020Q32020% ChangeQ42020Q32020% Change
Denver, CO664 $3,777 $3,724 1.4 %$1,115 $1,298 (14.1)%$2,662 $2,426 9.7 %
Minneapolis, MN1,987 8,978 8,892 1.0 %3,893 3,859 0.9 %5,085 5,033 1.0 %
North Dakota2,422 8,011 7,853 2.0 %3,070 3,146 (2.4)%4,941 4,707 5.0 %
Omaha, NE1,370 3,891 3,884 0.2 %1,648 1,790 (7.9)%2,243 2,094 7.1 %
Rochester, MN1,711 6,357 6,351 0.1 %2,771 3,074 (9.9)%3,586 3,277 9.4 %
St. Cloud, MN1,190 3,656 3,548 3.0 %1,602 1,603 (0.1)%2,054 1,945 5.6 %
Other Markets1,223 3,912 3,791 3.2 %1,271 1,428 (11.0)%2,641 2,363 11.8 %
Same-Store Total10,567 $38,582 $38,043 1.4 %$15,370 $16,198 (5.1)%$23,212 $21,845 6.3 %


% of NOI		Weighted Average OccupancyAverage Monthly
Rental Rate		Average Monthly
Revenue per Occupied Home
RegionsQ42020Q32020GrowthQ42020Q32020% ChangeQ42020Q32020% Change
Denver, CO11.5 %94.1 %92.8 %1.4 %$1,776 $1,801 (1.4)%$2,015 $2,014 — 
Minneapolis, MN21.8 %93.9 %93.4 %0.5 %1,490 1,496 (0.4)%1,604 1,596 0.5 %
North Dakota21.3 %95.8 %95.5 %0.3 %1,061 1,054 0.7 %1,151 1,131 1.8 %
Omaha, NE9.7 %93.8 %93.8 %— 912 913 (0.1)%1,010 1,008 0.2 %
Rochester, MN15.4 %95.0 %94.1 %1.0 %1,242 1,249 (0.6)%1,304 1,315 (0.8)%
St. Cloud, MN8.9 %94.6 %94.4 %0.2 %973 965 0.8 %1,082 1,053 2.8 %
Other Markets11.4 %98.1 %97.1 %1.0 %980 970 1.0 %1,087 1,064 2.2 %
Same-Store Total100.0 %95.0 %94.4 %0.6 %$1,177 $1,178 (0.1)%$1,282 $1,271 0.9 %
(1)Refer to footnotes on page S-11.
S-12

CENTERSPACE
SAME-STORE YEAR-TO-DATE COMPARISONS(1)
(dollars in thousands)
Homes IncludedRevenuesExpensesNOI
Regions20202019% Change20202019% Change20202019% Change
Denver, CO664 $15,129 $15,154 (0.2)%$4,767 $4,748 0.4 %$10,362 $10,406 (0.4)%
Minneapolis, MN1,987 36,050 35,407 1.8 %15,148 15,103 0.3 %20,902 20,304 2.9 %
North Dakota2,422 31,342 30,475 2.8 %12,861 12,874 (0.1)%18,481 17,601 5.0 %
Omaha, NE1,370 15,427 14,949 3.2 %6,846 6,870 (0.3)%8,581 8,079 6.2 %
Rochester, MN1,711 25,617 25,346 1.1 %11,471 9,861 16.3 %14,146 15,485 (8.6)%
St. Cloud, MN1,190 14,362 14,127 1.7 %6,485 6,609 (1.9)%7,877 7,518 4.8 %
Other Markets1,223 14,863 14,157 5.0 %5,649 5,557 1.7 %9,214 8,600 7.1 %
Same-Store Total10,567 $152,790 $149,615 2.1 %$63,227 $61,622 2.6 %$89,563 $87,993 1.8 %


% of NOI		Weighted Average OccupancyAverage Monthly
Rental Rate		Average Monthly
Revenue per Occupied Home
Regions20202019Growth20202019% Change20202019% Change
Denver, CO11.6 %93.7 %94.1 %(0.4)%$1,812 $1,834 (1.2)%$2,026 $2,022 0.2 %
Minneapolis, MN23.3 %93.9 %92.7 %1.2 %1,491 1,480 0.7 %1,611 1,601 0.6 %
North Dakota20.6 %95.9 %95.2 %0.7 %1,049 1,040 0.9 %1,125 1,101 2.1 %
Omaha, NE9.6 %94.2 %93.8 %0.4 %905 889 1.8 %996 970 2.8 %
Rochester, MN15.8 %95.3 %95.2 %0.1 %1,244 1,237 0.6 %1,309 1,296 1.0 %
St. Cloud, MN8.8 %94.4 %94.7 %(0.3)%959 950 0.9 %1,065 1,044 2.0 %
Other Markets10.3 %96.5 %95.8 %0.7 %961 935 2.8 %1,050 1,007 4.3 %
Same-Store Total100.0 %94.8 %94.4 %0.4 %$1,173 $1,163 0.9 %$1,270 $1,250 1.7 %
(1)Refer to footnotes on page S-11.
S-13

CENTERSPACE
PORTFOLIO SUMMARY (1)
 Three Months Ended
 12/31/20209/30/20206/30/20203/31/202012/31/2019
Number of Apartment Homes at Period End     
Same-Store10,567 10,567 11,257 11,257 10,402 
Non-Same-Store1,343 1,343 878 878 1,551 
All Communities11,910 11,910 12,135 12,135 11,953 
Average Monthly Rental Rate(2)
 
Same-Store$1,177 $1,178 $1,142 $1,135 $1,085 
Non-Same-Store1,599 1,597 1,594 1,572 1,722 
All Communities$1,225 $1,210 $1,175 $1,163 $1,168 
Average Monthly Revenue per Occupied Apartment Home(3)
 
Same-Store$1,282 $1,271 $1,232 $1,237 $1,169 
Non-Same-Store1,708 1,729 1,681 1,658 1,869 
All Communities$1,330 $1,307 $1,264 $1,263 $1,260 
Weighted Average Occupancy(4)
 
Same-Store95.0 %94.4 %94.6 %95.4 %94.0 %
Non-Same-Store92.3 %93.9 %93.9 %93.3 %93.0 %
All Communities94.6 %94.3 %94.5 %95.2 %93.8 %
Operating Expenses as a % of Scheduled Rent 
Same-Store41.2 %43.4 %41.5 %45.0 %43.5 %
Non-Same-Store35.3 %39.7 %36.1 %37.0 %33.8 %
All Communities40.3 %43.0 %41.0 %44.3 %41.6 %
Capital Expenditures 
Total Capital Expenditures per Apartment Home – Same-Store$326 $293 $262 $151 $427 
(1)Previously reported amounts are not revised for changes in the composition of the same-store properties pool.
(2)Average monthly rental rate is scheduled rent divided by the total number of apartment homes. Scheduled rent represents the value of all apartment homes, with occupied apartment homes valued at contractual rates pursuant to leases and vacant apartment homes valued at estimated market rents. When calculating actual rents for occupied apartment homes and market rents for vacant apartment homes, delinquencies and concessions are not taken into account. Market rates are determined using the currently offered effective rates on new leases at the community and are used as the starting point in determination of the market rates of vacant apartment homes.
(3)Average monthly revenue per occupied apartment home is defined as total rental revenues divided by the weighted average occupied apartment homes for the period.
(4)Weighted average occupancy is the percentage resulting from dividing actual rental revenue by scheduled rent. The company believes that weighted average occupancy is a meaningful measure of occupancy because it considers the value of each vacant unit at its estimated market rate. Weighted average occupancy may not completely reflect short-term trends in physical occupancy, and calculation of weighted average occupancy may not be comparable to that disclosed by other real estate companies.
S-14

CENTERSPACE
CAPITAL EXPENDITURES
(dollars in thousands, except per home amounts)
Three Months EndedTwelve Months Ended
12/31/202012/31/201912/31/202012/31/2019
Total Same-Store Apartment Homes10,567 10,567 10,567 10,567 
Building - Exterior(1)
$1,510 $1,287 $3,106 $1,802 
Building - Interior(1)
32 191 234 340 
Mechanical, Electrical, & Plumbing(1)
436 762 1,888 1,408 
Furniture & Equipment73 146 316 365 
Landscaping & Grounds357 713 1,523 1,546 
Turnover1,033 836 3,586 2,992 
Capital Expenditures - Same-Store$3,441 $3,935 $10,653 $8,453 
Capital Expenditures per Apartment Home - Same-Store$326 $372 $1,008 $800 
Value Add$2,975 $1,712 $10,280 $4,090 
Total Capital Spend - Same-Store$6,416 $5,647 $20,933 $12,543 
Total Capital Spend per Apartment Home - Same Store $607 $534 $1,981 $1,187 
All Properties - Weighted Average Homes11,910 11,909 11,570 12,862 
Capital Expenditures$3,968 $4,939 $12,159 $11,128 
Capital Expenditures per Apartment Home$333 $415 $1,051 $865 
Value Add3,496 2,014 13,901 5,011 
Acquisition Capital302 $1,814 1,567 3,713 
Total Capital Spend$7,766 $8,767 $27,627 $19,852 
Total Capital Spend per Apartment Home$652 $736 $2,388 $1,543 
Value Add Capital Expenditures
Interior - Units
Same-Store$875 $1,072 $4,321 $2,501 
Non-Same-Store390 18 1,684 67 
Total Interior Units$1,265 $1,090 $6,005 $2,568 
Expected Year 1 Annual ROI16.0 %17.3 %17.0 %16.7 %
Common Areas and Exteriors
Same-Store$2,100 $640 $5,959 $1,589 
Non-Same-Store131 284 1,937 854 
Total Common Areas and Exteriors$2,231 $924 $7,896 $2,443 
Expected Year 1 Annual ROI9.0 %14.6 %11.2 %14.7 %
Total Value-Add Capital Expenditures
Same-Store$2,975 $1,712 $10,280 $4,090 
Non-Same-Store521 302 3,621 921 
Total Portfolio Value-Add$3,496 $2,014 $13,901 $5,011 
Expected Year 1 Annual ROI11.5 %16.1 %13.7 %15.7 %
(1)Previously disclosed amounts for capital expenditures related to mechanical, electrical, and plumbing were reclassified from Building - Exterior and Building - Interior into Mechanical, Electrical, & Plumbing.
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CENTERSPACE
2021 Financial Outlook
(in thousands, except per share amounts)
Centerspace is providing guidance for 2021.
12 Months Ended2021 Full-Year Guidance Range
December 31, 2020LowHigh
ActualsAmountAmount
Same-store growth (1)
Revenue$165,807 (0.5)%3.0 %
Controllable expenses$42,902 5.0 %8.5 %
Non-controllable expenses$24,990 2.5 %6.0 %
Total Expenses$67,892 4.0 %7.5 %
Same-store NOI (1)
$97,915 (3.5)%(0.5)%
Components of NOI
Same-store NOI (1)
$97,915 $94,200 $97,600 
Non-same-store NOI (1)
$3.272 $7,900 $8,200 
Other Commercial NOI$1,770 $1,700 $1,800 
Other Sold NOI$1,879 — — 
Total NOI$104,836 $103,800 $107,600 
Accretion from investments and capital market activity, excluding impact from change in share count$— 1,300 990 
Interest expense$(27,525)(28,650)(30,000)
Preferred dividends$(6,528)(6,430)(6,430)
Recurring income and expenses
Interest and other income$(1,657)2,580 2,580 
General and administrative and property management$(19,241)(23,670)(22,000)
Casualty losses$(1,662)(1,750)(1,250)
Non-real estate depreciation and amortization$(353)(280)(280)
Non-controlling interest$126 (65)(70)
Total recurring income and expenses$(22,787)(23,185)$(21,020)
FFO$47,996 $46,835 $51,140 
FFO per diluted share$3.47 $3.17 $3.52 
Non-core income and expenses
Casualty loss$749 $580 $420 
Technology implementation costs— 1,190 990 
Other miscellaneous items3,507 — — 
Total non-core income and expenses$4,256 $1,770 $1,410 
Core FFO$52,252 $48,605 $52,550 
Core FFO per diluted share$3.78 $3.29 $3.62 
EPS - Diluted$(0.15)$(0.18)$0.45 
Weighted average shares outstanding - diluted13,835 14,773 14,515 
(1)Amounts for the year ended December 31, 2020 reflect the 2021 same-store pool.
Additional assumptions:
•Same-store capital expenditures of $912 per home to $1,012 per home
•Value-add expenditures of $15.0 million to $20.0 million
•Investments of $145.0 million to $170.0 million, which includes the January 2021 acquisition of Union Pointe in Longmont, Colorado
•Dispositions of $55.0 million to $75.0 million
•Proceeds of $50.0 million to $70.0 million from equity issuance
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Reconciliation of Net Income (Loss) Available to Common Shareholders to FFO and Core FFO
The following table presents reconciliations of Net income (loss) available to common shareholders to FFO and Core FFO, which are non-GAAP financial measures described in greater detail under "Non-GAAP Financial Measures and Reconciliations." They should not be considered as alternatives to net income or any other GAAP measurement of performance, but rather should be considered as an additional, supplemental measure. FFO and Core FFO also do not represent cash generated from operating activities in accordance with GAAP, nor are they indicative of funds available to fund all cash needs, including the ability to service indebtedness or make distributions to shareholders. The outlook and projections provided below are based on current expectations and are forward-looking.
Outlook
12 Months Ended12 Months Ended
December 31, 2020December 31, 2021
AmountLowHigh
Net income (loss) available to common shareholders$(1,790)$(1,274)$8,031 
Noncontrolling interests - Operating Partnership(212)(1,456)(1,456)
Depreciation and amortization75,593 71,424 71,424 
Less depreciation - non real estate(353)(280)(280)
Less depreciation - partially owned entities(379)(95)(95)
(Gain) loss on sale of real estate(25,503)(22,124)(27,124)
Dividends to preferred unitholders$640 $640 $640 
FFO applicable to common shares and Units$47,996 $46,835 $51,140 
Adjustments to Core FFO:
Casualty loss write off749 580 420 
Loss on extinguishment of debt23 — — 
Rebranding costs402 — — 
(Gain) loss on marketable securities3,378 — — 
(Discount) premium on redemption of preferred shares(297)— — 
Technology implementation costs— 1,190 990 
Core FFO applicable to common shares and Units$52,251 $48,605 $52,550 
Earnings per share - diluted$(0.15)$(0.18)$0.45 
FFO per share - diluted$3.47 $3.17 $3.52 
Core FFO per share - diluted$3.78 $3.29 $3.62 


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