Morguard Real Estate Investment Trust Announces 2024 First Quarter Results

CNW Group

Wed, May 1, 2024, 2:15 PM 9 min read

In thousands of dollars, except per-unit amounts	Three Months Ended March 31,
In thousands of dollars, except per-unit amounts	2024	2023
Revenue from real estate properties	$64,398	$64,816
Net operating income	30,905	31,546
Fair value losses on real estate properties	(50,223)	(21,541)
Net loss	(36,775)	(5,157)
Funds from operations ¹	13,419	16,278
Adjusted funds from operations^1,2	7,409	10,300
Amounts presented on a per unit basis
Net loss – basic	($0.57)	($0.08)
Net loss – diluted	($0.57)	($0.08)
Funds from operations – basic ¹	$0.21	$0.25
Funds from operations – diluted ¹	$0.18	$0.22
Adjusted funds from operations – basic^1,2	$0.12	$0.16
Adjusted funds from operations – diluted^1,2	$0.11	$0.15

1. The following represents a non-GAAP financial measure/ratio that does not have any standardized meaning prescribed by IFRS and is not necessarily comparable to similar measures presented by other reporting issuers in similar or different industries. This measure should be considered as supplemental in nature and not as substitutes for related financial information prepared in accordance with IFRS. Additional information on this non-GAAP financial measure/ratio can be found under the MD&A section Part I, "Specified Financial Measures".

2. The Trust uses normalized productive capacity maintenance expenditures to calculate adjusted funds from operations.

3. Includes the dilutive impact of convertible debentures and presented on a cash settlement basis for consistency with industry practice for calculating FFO and AFFO.

SELECTED FINANCIAL INFORMATION

The table below sets forth selected financial data relating to the Trust's fiscal three months ended March 31, 2024, and 2023. This financial data is derived from the Trust's condensed consolidated statements which are prepared in accordance with IFRS.

For the three months ended March 31,	2024	2023	% Change
Revenue from real estate properties	$64,398	$64,816	(0.6 %)
Property operating expenses	(18,409)	(18,611)	(1.1 %)
Property taxes	(12,866)	(12,420)	3.6 %
Property management fees	(2,218)	(2,239)	(0.9 %)
Net operating income	30,905	31,546	(2.0 %)
Interest expense	(16,876)	(14,709)	14.7 %
General and administrative	(1,024)	(1,056)	(3.0 %)
Other items	—	(21)	(100.0 %)
Fair value losses on real estate properties	(50,223)	(21,541)	133.2 %
Net income from equity-accounted investment	443	624	(29.0 %)
Net loss	($36,775)	($5,157)	613.1 %

CONSOLIDATED OPERATING HIGHLIGHTS

The following is an analysis of net operating income by asset type:

For the three months ended March 31,	2024	2023	% Change
Enclosed regional centres	$10,171	$11,560	(12.0 %)
Community strip centres	5,801	5,660	2.5 %
Subtotal – retail	15,972	17,220	(7.2 %)

Single-/dual-tenant buildings	12,512	12,129	3.2 %
Multi-tenant buildings	1,903	1,762	8.0 %
Subtotal – office	14,415	13,891	3.8 %

Industrial	518	435	19.1 %
Net operating income	$30,905	$31,546	(2.0 %)

The decrease in enclosed regional centres net operating income for the three months ended March 31, 2024, is due to a one-time prior year property tax refund recorded in 2023 on an enclosed regional centre in the amount of $2.8 million, primarily for vacant space and space previously occupied by bankrupt or otherwise failed tenants. This decrease was partially offset by increases in basic rent of $0.6 million and percentage rent $0.3 million.

The increase in multi-tenant office net operating income for the three months ended March 31, 2024, is due to lower vacancy in this asset class.

The increase in industrial net operating income for the three months ended March 31, 2024, is due to increased basic rent at one of the Trust's industrial properties.

The following is an analysis of revenue from real estate properties by segment:

For the three months ended March 31,	2024	2023	Variance
Industrial	$995	$873	$122
Office – Single-/dual-tenant buildings	22,136	21,743	393
Office – Multi-tenant buildings	6,373	6,140	233
Retail – Community strip centres	9,654	9,479	175
Retail – Enclosed regional centres	25,240	26,581	(1,341)
Total	$64,398	$64,816	($418)

The following is an analysis of revenue from real estate properties by revenue type:

For the three months ended March 31,	2024	2023	Variance
Rental revenue	$39,166	$38,109	$1,057
CAM recoveries	12,971	12,840	131
Property tax and insurance recoveries	9,996	12,130	(2,134)
Other revenue and lease cancellation fees	1,298	914	384
Parking revenue	1,331	1,298	33
Amortized rents	(364)	(475)	111
	$64,398	$64,816	($418)

Property operating expenses include costs related to interior and exterior maintenance, insurance and utilities. Property operating expenses for the three months ended March 31, 2024, decreased 1.1% to $18.4 million from $18.6 million for the same period in 2023. This decrease is primarily due to decreased utility prices in Alberta in 2024.

Net operating income for the three months ended March 31, 2024, decreased 2.0% as compared to 2023. This decrease stems from a one-time prior year property tax refund recorded in 2023 on an enclosed regional centre in the amount of $2.8 million, primarily for vacant space and space previously occupied by bankrupt or otherwise failed tenants.

Interest expense for the three months ended March 31, 2024, increased 14.7% vs the same period in 2023. This increase is primarily due to higher interest rates on both variable and new fixed rate debt on a year-over-year basis, partially offset by a $1.8 million decline in overall debt levels.

The Trust records its income producing properties at fair value in accordance with IFRS. These adjustments are a result of the Trust's regular quarterly IFRS fair value process. In accordance with this policy, the following fair value adjustments by segment have been recorded:

For the three months ended March 31,	2024	2023
Retail – enclosed regional centres	($22,164)	$3,570
Retail – community strip centres	696	(1,159)
Office	(28,795)	(24,461)
Industrial	40	509
	($50,223)	($21,541)

Reported net loss for the three months ended March 31, 2024, was $36.8 million as compared to loss of $5.2 million in 2023. This change is due to the fair value losses recorded in 2024, as described above.

FUNDS FROM OPERATIONS AND ADJUSTED FUNDS FROM OPERATIONS

The Trust presents FFO and AFFO in accordance with the current definition of the REALPAC.

FUNDS FROM OPERATIONS AND ADJUSTED FUNDS FROM OPERATIONS

In thousands of dollars, except per unit amounts	Three Months Ended March 31,
In thousands of dollars, except per unit amounts	2024	2023	% Change
Net loss	($36,775)	($5,157)	613.1 %
Adjustments:
Fair value losses on real estate properties ¹	50,215	21,458	134.0 %
Amortization of right-of-use assets	—	21	(100.0 %)
Payment of lease liabilities, net	(21)	(44)	(52.3 %)
Funds from operations – basic	13,419	16,278	(17.6 %)
Interest expense on convertible debentures	2,058	2,058	— %
Funds from operations – diluted	$15,477	$18,336	(15.6 %)

Funds from operations – basic	$13,419	$16,278	(17.6 %)
Adjustments:
Amortized stepped rents ¹	240	272	(11.8 %)
Normalized PCME	(6,250)	(6,250)	— %
Adjusted funds from operations – basic	7,409	10,300	(28.1 %)
Interest expense on convertible debentures	2,058	2,058	— %
Adjusted funds from operations – diluted	$9,467	$12,358	(23.4 %)

1. Includes respective adjustments included in net income from equity-accounted investment.
2. Includes the dilutive impact of convertible debentures and presented on a cash settlement basis for consistency with industry practice for calculating FFO and AFFO.

SPECIFIED FINANCIAL MEASURES

The Trust reports its financial results in accordance with International Financial Reporting Standards ("IFRS"). However, this earnings release also uses specified financial measures that are not defined by IFRS which follow the disclosure requirements established by National Instrument 52-112 Non-GAAP and Other Financial Measures Disclosure. Specified financial measures are categorized as non-GAAP financial measures, non-GAAP ratios, and other financial measures. Additional details on specified financial measures including supplementary financial measures, capital management measures and total segment measures are set out in the Trust's Management's Discussion and Analysis for the period ended March 31, 2024 and available on the Trust's profile on SEDAR+ at www.sedarplus.ca

The following Non-GAAP financial measures do not have any standardized meaning prescribed by IFRS and are not necessarily comparable to similar measures presented by other reporting issuers in similar or different industries. These measures should be considered as supplemental in nature and not as substitutes for related financial information prepared in accordance with IFRS. The Trust's management uses these measures to aid in assessing the Trust's underlying core performance and provides these additional measures so that investors may do the same. Management believes that the non-GAAP financial measures, which supplement the IFRS measures, provide readers with a more comprehensive understanding of management's perspective on the Trust's operating results and performance.

FUNDS FROM OPERATIONS ("FFO")

FFO is a non-GAAP measure widely used as a real estate industry standard that supplements net income and evaluates operating performance but is not indicative of funds available to meet the Trust's cash requirements. FFO can assist with comparisons of the operating performance of the Trust's real estate between periods and relative to other real estate entities. FFO is computed by the Trust in accordance with the current definition of the Real Property Association of Canada ("REALPAC") and is defined as net income adjusted for fair value changes on real estate properties and gains/(losses) on the sale of real estate properties. The Trust considers FFO to be a useful measure for reviewing its comparative operating and financial performance.

ADJUSTED FUNDS FROM OPERATIONS ("AFFO")

AFFO is a non-GAAP measure that was developed to be a recurring economic earnings measure for real estate entities. The Trust presents AFFO in accordance with the current definition of the REALPAC. The Trust defines AFFO as FFO adjusted for straight-line rent and productive capacity maintenance expenditures ("PCME"). AFFO should not be interpreted as an indicator of cash generated from operating activities as it does not consider changes in working capital.

Financial Statements and Management's Discussion and Analysis

The Trust's Q1 2024 Consolidated Financial Statements and Management's Discussion and Analysis will be made available on the Trust's website at www.morguard.com and have been filed with SEDAR+ at www.sedarplus.ca

Conference Call Details:

Date: Thursday, May 2, 2024, 4:00 p.m. (ET)

Conference Call #: 416-764-8688 or 1-888-390-0546

Conference ID #: 24565739

About Morguard Real Estate Investment Trust

The Trust is a closed-end real estate investment trust, which owns a diversified portfolio of 46 retail, office and industrial income producing properties in Canada with a book value of $2.2 billion and approximately 8.2 million square feet of leasable space.

SOURCE Morguard Real Estate Investment Trust