MISSISSAUGA, ON, Feb. 12, 2025 /CNW/ - Morguard Real Estate Investment Trust ("the Trust") (TSX: MRT.UN) today is pleased to announce its 2024 Fourth Quarter and Annual Results.
In thousands of dollars, except per-unit amounts
Three Months Ended December 31,
Year Ended December 31,
2024
2023
2024
2023
Revenue from real estate properties
$67,437
$65,857
$259,174
$255,076
Net operating income
33,476
33,409
128,461
125,973
Fair value losses on real estate properties
(48,851)
(42,880)
(114,448)
(131,765)
Net loss
(35,393)
(27,795)
(58,823)
(74,445)
Funds from operations 1
16,530
15,685
58,974
60,896
Adjusted funds from operations 1,2
10,478
9,670
34,670
36,965
Amounts presented on a per unit basis
Net loss – basic
($0.55)
($0.43)
($0.92)
($1.16)
Net loss – diluted
($0.55)
($0.43)
($0.92)
($1.16)
Funds from operations – basic 1
$0.26
$0.24
$0.92
$0.95
Funds from operations – diluted 1
$0.22
$0.21
$0.80
$0.82
Adjusted funds from operations – basic 1,2
$0.16
$0.15
$0.54
$0.58
Adjusted funds from operations – diluted 1,2
$0.15
$0.14
$0.51
$0.54
1. 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 a substitute for related financial information prepared in accordance with IFRS. Additional information on this non-GAAP financial measure/ratio can be found in the MD&A, Part I, "Specified Financial Measures".
2. The Trust uses normalized productive capacity maintenance expenditures to calculate adjusted funds from operations.
SELECTED FINANCIAL INFORMATION The table below sets forth selected financial data relating to the Trust's fiscal years ended December 31, 2024, and 2023. This financial data is derived from the Trust's condensed consolidated statements which are prepared in accordance with IFRS.
Three Months Ended December 31,
Year Ended December 31,
2024
2023
% Change
2024
2023
% Change
Revenue from real estate properties
$67,437
$65,857
2.4 %
$259,174
$255,076
1.6 %
Property operating expenses
(19,757)
(18,292)
8.0 %
(72,698)
(72,066)
0.9 %
Property taxes
(11,918)
(11,896)
0.2 %
(49,173)
(48,296)
1.8 %
Property management fees
(2,286)
(2,260)
1.2 %
(8,842)
(8,741)
1.2 %
Net operating income
33,476
33,409
0.2 %
128,461
125,973
2.0 %
Interest expense
(16,420)
(17,173)
(4.4 %)
(67,378)
(62,845)
7.2 %
General and administrative
(927)
(873)
6.2 %
(3,748)
(3,843)
(2.5 %)
Other items
2
(8)
(125.0 %)
(58)
(65)
(10.8 %)
Fair value losses on real estate properties
(48,851)
(42,880)
13.9 %
(114,448)
(131,765)
(13.1 %)
Net loss from equity-accounted investment
(2,673)
(270)
890.0 %
(1,652)
(1,900)
(13.1 %)
Net loss
($35,393)
($27,795)
27.3 %
($58,823)
($74,445)
(21.0 %)
CONSOLIDATED OPERATING HIGHLIGHTS The following is an analysis of net operating income by asset type:
Three Months Ended December 31,
Year Ended December 31,
2024
2023
% Change
2024
2023
% Change
Enclosed regional centres
$12,476
$12,220
2.1 %
$44,943
$43,606
3.1 %
Community strip centres
5,624
6,052
(7.1 %)
22,041
23,232
(5.1 %)
Subtotal – retail
18,100
18,272
(0.9 %)
66,984
66,838
0.2 %
Single-/dual-tenant buildings
12,358
12,454
(0.8 %)
49,934
49,120
1.7 %
Multi-tenant buildings
2,222
2,155
3.1 %
8,636
8,129
6.2 %
Subtotal – office
14,580
14,609
(0.2 %)
58,570
57,249
2.3 %
Industrial
796
528
50.8 %
2,907
1,886
54.1 %
Net operating income
$33,476
$33,409
0.2 %
$128,461
$125,973
2.0 %
The increase in enclosed regional centres net operating income for the year ended December 31, 2024, is due to increases in basic rent of $3.1 million, increases in percentage rent of $0.4 million, and decreased vacancy costs of $0.9 million. These increases were partially offset by 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.
The decrease in community strip centres net operating income for the year ended December 31, 2024, is due to the sale of Heritage Towne Centre during the second quarter of 2024.
The increase in industrial net operating income for the year ended December 31, 2024, is due to increased basic rent at one of the Trust's industrial properties, as well as increased occupancy.
Revenue from real estate properties includes contracted rent from tenants along with recoveries of property expenses (including property taxes).
The following is an analysis of revenue from real estate properties by segment:
Three Months Ended December 31,
Year Ended December 31,
2024
2023
% Change
2024
2023
% Change
Industrial
$1,242
$975
27.4 %
$4,654
$3,591
29.6 %
Office – Single-/dual-tenant buildings
22,395
22,175
1.0 %
87,923
86,846
1.2 %
Office – Multi-tenant buildings
6,902
6,476
6.6 %
25,688
24,865
3.3 %
Retail – Community strip centres
8,831
9,320
(5.2 %)
35,569
37,244
(4.5 %)
Retail – Enclosed regional centres
28,067
26,911
4.3 %
105,340
102,530
2.7 %
Total
$67,437
$65,857
2.4 %
$259,174
$255,076
1.6 %
The following is an analysis of revenue from real estate properties by revenue type:
For the three months ended December 31,
2024
2023
Variance
Rental revenue
$40,330
$40,222
$108
CAM recoveries
15,117
13,087
2,030
Property tax and insurance recoveries
9,207
9,782
(575)
Other revenue and lease cancellation fees
1,688
1,608
80
Parking revenue
1,451
1,384
67
Amortized rents
(356)
(226)
(130)
$67,437
$65,857
$1,580
For the year ended December 31,
2024
2023
Variance
Rental revenue
$157,920
$154,744
$3,176
CAM recoveries
52,367
50,659
1,708
Property tax and insurance recoveries
38,763
40,531
(1,768)
Other revenue and lease cancellation fees
5,424
5,102
322
Parking revenue
5,620
5,413
207
Amortized rents
(920)
(1,373)
453
$259,174
$255,076
$4,098
Property operating expenses for the three months ended December 31, 2024, increased 8.0% to $19.8 million from $18.3 million for the same period in 2023. This increase is primarily due to higher repairs and maintenance expenses compared to 2023.
Net operating income for the three months ended December 31, 2024, increased 0.2% compared to 2023. This increase was the result of increases in basic rent in 2024 in the office and industrial asset classes, offset by the sale of Heritage Towne Centre in the second quarter of 2024.
Interest expense for the three months ended December 31, 2024, decreased 4.4% to $16.4 million from $17.2 million for the same period in 2023. This decrease is primarily due to lower interest rates on both variable and new fixed rate debt on a year-over-year basis, coupled with a $28.8 million decline in overall debt levels on a year-over-year basis.
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:
Three Months Ended December 31,
Year Ended December 31,
2024
2023
2024
2023
Retail – enclosed regional centres
($7,015)
($459)
($24,517)
($387)
Retail – community strip centres
(14,563)
(4,083)
(12,015)
(8,837)
Office
(27,432)
(41,045)
(78,416)
(136,985)
Industrial
159
2,707
500
14,444
($48,851)
($42,880)
($114,448)
($131,765)
The Trust's net loss for the three months ended December 31, 2024, was $35.4 million versus net loss of $27.8 million for the three months ended December 31, 2023. The change of $7.6 million is largely the result of fair value changes.
FUNDS FROM OPERATIONS AND ADJUSTED FUNDS FROM OPERATIONS The Trust presents FFO and AFFO in accordance with the current definition of the REALPAC.
In thousands of dollars, except per unit amounts
Three Months Ended December 31,
Year Ended December 31,
2024
2023
% Change
2024
2023
% Change
Net loss
($35,393)
($27,795)
27.3 %
($58,823)
($74,445)
(21.0 %)
Adjustments:
Fair value losses on real estate properties 1
51,943
43,500
19.4 %
117,873
135,433
(13.0 %)
Amortization of right-of-use assets
18
14
28.6 %
78
76
2.6 %
Payment of lease liabilities, net
(38)
(34)
11.8 %
(154)
(168)
(8.3 %)
Funds from operations – basic
16,530
15,685
5.4 %
58,974
60,896
(3.2 %)
Interest expense on convertible debentures
2,105
2,070
1.7 %
8,348
8,348
— %
Funds from operations – diluted
$18,635
$17,755
5.0 %
$67,322
$69,244
(2.8 %)
Funds from operations – basic
$16,530
$15,685
5.4 %
$58,974
$60,896
(3.2 %)
Adjustments:
Amortized stepped rents 1
198
235
(15.7 %)
696
1,069
(34.9 %)
Normalized PCME
(6,250)
(6,250)
— %
(25,000)
(25,000)
— %
Adjusted funds from operations – basic
10,478
9,670
8.4 %
34,670
36,965
(6.2 %)
Interest expense on convertible debentures
2,105
2,070
1.7 %
8,348
8,348
— %
Adjusted funds from operations – diluted
$12,583
$11,740
7.2 %
$43,018
$45,313
(5.1 %)
1. Includes respective adjustments included in net income from equity-accounted investment.
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 December 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 Q4 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, February 13, 2025, 4:00 p.m. (ET) Conference Call #: 1-437-900-0527 or 1-888-510-2154 Conference ID #: 86878
About Morguard Real Estate Investment Trust The Trust is a closed-end real estate investment trust, which owns a diversified portfolio of 45 retail, office and industrial income producing properties in Canada with a book value of $2.2 billion and approximately 8.1 million square feet of leasable space.
