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TheStreet Open House

SL Green Realty Corp. Reports Third Quarter 2012 FFO Of $1.14 Per Share Before Transaction Costs And EPS Of $0.09 Per Share

Annual Institutional Investor Conference

The Company will host its Annual Institutional Investor Conference on Monday, December 3, 2012. Details of the event will be provided via email the week of October 29, 2012. To be added to the Conference's email distribution list or to pre-register, please email SLG2012@slgreen.com.

Company Profile

SL Green Realty Corp., New York City's largest office landlord, is the only fully integrated real estate investment trust, or REIT, that is focused primarily on acquiring, managing and maximizing value of Manhattan commercial properties. As of September 30, 2012, SL Green owned interests in 77 Manhattan properties totaling 39.3 million square feet. This included ownership interests in 27.5 million square feet of commercial properties and debt and preferred equity investments secured by 11.8 million square feet of properties. In addition to its Manhattan investments, SL Green holds ownership interests in 31 suburban assets totaling 5.4 million square feet in Brooklyn, Long Island, Westchester County, Connecticut and New Jersey, along with four development properties in the suburbs encompassing approximately 0.5 million square feet. The Company also has ownership interests in 31 properties totaling 4.5 million square feet in southern California.

To be added to the Company's distribution list or to obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at 212.594.2700.

Disclaimers

Non-GAAP Financial Measures

During the quarterly conference call, the Company may discuss non-GAAP financial measures as defined by SEC Regulation G. In addition, the Company has used non-GAAP financial measures in this press release. A reconciliation of each non-GAAP financial measure and the comparable GAAP financial measure can be found on pages 11 and 12 of this release and in the Company’s Supplemental Package.

Forward-looking Statement

This press release contains "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. All statements other than statements of historical facts included in this press release are forward-looking statements. All forward-looking statements speak only as of the date of this press release. Such forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause the actual results, performance, achievements or transactions of the Company to be materially different from any future results, performance, achievements or transactions expressed or implied by such forward-looking statements. Such risks, uncertainties and other factors relate to, among others, the strength of the commercial office real estate markets in the New York Metropolitan area, reduced demand for office space, unanticipated increases in financing and other costs, competitive market conditions, unanticipated administrative costs, divergent interests from or the financial condition of our joint venture partners, timing of leasing income, general and local economic conditions, interest rates, capital market conditions, tenant bankruptcies and defaults, the availability and cost of comprehensive insurance, including coverage for terrorist acts, environmental, regulatory and/or safety requirements, and other factors, all of which are beyond the Company's control. Additional information or factors that could affect the Company and the forward-looking statements contained herein are included in the Company's filings with the Securities and Exchange Commission. The Company assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.

     

SL GREEN REALTY CORP.

CONSOLIDATED STATEMENTS OF INCOME-UNAUDITED

(Amounts in thousands, except per share data)

 
Three Months Ended

September 30,

Nine Months Ended

September 30,

2012   2011 2012   2011
Revenues:
Rental revenue, net $ 281,496 $ 242,938 $ 810,001 $ 708,593
Escalation and reimbursement 42,804 39,176 126,050 104,446
Investment and preferred equity income 27,869 18,433 87,655 98,256
Other income 9,272   6,076   25,932   23,256  
Total revenues 361,441   306,623   1,049,638   934,551  
Expenses:
Operating expenses (including approximately $4,668 and $12,856 (2012) and $4,335 and $10,948 (2011) paid to affiliates) 83,980 69,093 226,168 191,792
Real estate taxes 53,595 44,915 157,662 128,957
Ground rent 8,874 8,463 26,570 24,110
Interest expense, net of interest income 85,828 74,603 248,292 207,042
Amortization of deferred financing costs 4,493 2,986 11,626 9,469
Depreciation and amortization 83,429 73,358 238,324 202,394
Loan loss and other investment reserves, net of recoveries --- --- 564 (1,870 )
Transaction related costs 1,372 169 4,493 3,820
Marketing, general and administrative 20,551   18,900   61,469   61,375  
Total expenses 342,122   292,487   975,168   827,089  
Income from continuing operations before equity in net income of unconsolidated joint ventures, noncontrolling interests and discontinued operations 19,319 14,136 74,470 107,462
Equity in net income (loss) from unconsolidated joint ventures 11,658 (2,728 ) 80,988 7,663
Equity in net gain (loss) on sale of interest in unconsolidated joint venture/ real estate (4,807 ) 3,032 11,987 3,032
Purchase price fair value adjustment --- 999 --- 489,889
Gain (loss) on investment in marketable securities 2,237 --- 2,237 (133 )
Depreciable real estate reserves --- --- 5,789 ---
Gain (loss) on early extinguishment of debt ---   (67 ) ---   904  
Income from continuing operations 28,407 15,372 175,471 608,817
Net income from discontinued operations 223 1,116 145 4,665
Gain on sale of discontinued operations ---   ---   6,627   46,085  
Net income 28,630 16,488 182,243 659,567
Net income attributable to noncontrolling interests in the operating partnership (567 ) (169 ) (4,876 ) (13,946 )
Preferred unit distributions (571 ) --- (1,533 ) ---
Net income attributable to noncontrolling interests in other partnerships (1,835 ) (1,695 ) (6,792 ) (8,564 )
Net income attributable to SL Green 25,657 14,624 169,042 637,057
Preferred stock redemption costs (10,010 ) --- (10,010 ) ---
Preferred stock dividends (7,915 ) (7,545 ) (23,004 ) (22,634 )
Net income attributable to SL Green common stockholders $ 7,732   $ 7,079   $ 136,028   $ 614,423  
 
Earnings Per Share (EPS)
Net income per share (Basic) $ 0.09 $ 0.08 $ 1.53 $ 7.40
Net income per share (Diluted) $ 0.09   $ 0.08   $ 1.52   $ 7.36  
 
Funds From Operations (FFO)
FFO per share (Basic) $ 1.12 $ 1.00 $ 4.16 $ 3.81
FFO per share (Diluted) $ 1.12   $ 1.00   $ 4.14   $ 3.79  
 
Basic ownership interest
Weighted average REIT common shares for net income per share 90,241 85,696 88,929 83,001
Weighted average partnership units held by noncontrolling interests 3,320   1,912   3,188   1,876  
Basic weighted average shares and units outstanding for FFO per share 93,561   87,608   92,117   84,877  
 
Diluted ownership interest
Weighted average REIT common share and common share equivalents 90,571 86,169 89,297 83,508
Weighted average partnership units held by noncontrolling interests 3,320   1,912   3,188   1,876  
Diluted weighted average shares and units outstanding 93,891   88,081   92,485   85,384  
 
       

SL GREEN REALTY CORP.

CONSOLIDATED BALANCE SHEETS

(Amounts in thousands, except per share data)

 
September 30, December 31,
2012 2011
Assets (Unaudited)
Commercial real estate properties, at cost:
Land and land interests $ 2,937,866 $ 2,684,626
Buildings and improvements 7,438,364 7,147,527
Building leasehold and improvements 1,331,190 1,302,790
Property under capital lease 12,208   12,208  
11,719,628 11,147,151
Less accumulated depreciation (1,339,324 ) (1,136,603 )
10,380,304 10,010,548
Assets held for sale 91,574 76,562
Cash and cash equivalents 162,363 138,192
Restricted cash 143,058 86,584
Investment in marketable securities 21,549 25,323
Tenant and other receivables, net of allowance of $21,575 and $16,772 in 2012 and 2011, respectively 35,315 32,107
Related party receivables --- 4,001
Deferred rents receivable, net of allowance of $30,076 and $29,156 in 2012 and 2011, respectively 330,349 281,974
Debt and preferred equity investments, net of discount of $13,207 and $24,996 and allowance of $7,000 and $50,175 in 2012 and 2011, respectively 1,071,641 985,942
Investments in and advances to unconsolidated joint ventures 1,020,790 893,933
Deferred costs, net 253,137 210,786
Other assets 774,859   737,900  
Total assets $ 14,284,939   $ 13,483,852  
 

Liabilities

Mortgages and other loans payable $ 4,849,233 $ 4,314,741
Revolving credit facility 200,000 350,000
Senior unsecured notes 1,176,252 1,270,656
Accrued interest and other liabilities 100,528 126,135
Accounts payable and accrued expenses 147,452 142,428
Deferred revenue/gain 360,752 357,193
Capitalized lease obligation 17,167 17,112
Deferred land lease payable 18,833 18,495
Dividend and distributions payable 29,154 28,398
Security deposits 47,698 46,367
Liabilities related to assets held for sale 63,202 61,988

Junior subordinate deferrable interest debentures held by trusts that issued trust preferred securities

100,000   100,000  
Total liabilities 7,110,271 6,833,513
 
Commitments and contingencies --- ---
Noncontrolling interests in the operating partnership 265,093 195,030

Series G preferred units, $0.01 par value, $25.00 liquidation preference, 1,902 issued and outstanding at September 30, 2012

47,550 ---

Series H preferred units, $0.01 par value, $25.00 liquidation preference, 80 issued and outstanding at September 30, 2012 and December 31, 2011, respectively

2,000 2,000
 
Equity
SL Green Realty Corp. stockholders’ equity

7.625% Series C perpetual preferred shares, $0.01 par value, $25.00 liquidation preference, 7,700 and 11,700 issued and outstanding at September 30, 2012 and December 31, 2011, respectively

180,340 274,022

7.875% Series D perpetual preferred shares, $0.01 par value, $25.00 liquidation preference, none and 4,000 issued and outstanding at September 30, 2012 and December 31, 2011, respectively

--- 96,321
6.5% Series I perpetual preferred shares, $0.01 par value, $25.00 liquidation preference, 9,200 issued and outstanding at September 30, 2012 222,245 ---
Common stock, $0.01 par value 160,000 shares authorized, 93,970 and 89,210 issued and outstanding at September 30, 2012 and December 31, 2011, respectively (inclusive of 3,607 and 3,427 shares held in Treasury at September 30, 2012 and December 31, 2011, respectively) 940 892
Additional paid-in capital 4,589,423 4,236,959
Treasury stock-at cost (319,905 ) (308,708 )
Accumulated other comprehensive loss (29,281 ) (28,445 )
Retained earnings 1,728,150   1,704,506  
Total SL Green Realty Corp. stockholders’ equity 6,371,912 5,975,547
Noncontrolling interests in other partnerships 488,113   477,762  
Total equity 6,860,025   6,453,309  
Total liabilities and equity $ 14,284,939   $ 13,483,852  
 
       

SL GREEN REALTY CORP.

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

(Amounts in thousands, except per share data)

 
Three Months Ended

September 30,

Nine Months Ended

September 30,

2012     2011 2012     2011

FFO Reconciliation:

Net income attributable to common stockholders $ 7,732 $ 7,079 $ 136,028 $ 614,423

Add:

Depreciation and amortization 83,429 73,358 238,324 202,394
Discontinued operations depreciation adjustments --- --- --- 676
Joint venture depreciation and noncontrolling interest adjustments 6,669 9,865 22,176 23,174
Net income attributable to noncontrolling interests 2,402 1,864 11,668 22,510

Less:

Gain on sale of discontinued operations --- --- 6,627 46,085
Equity in net gain (loss) on sale of joint venture interest (4,807 ) 3,032 11,987 3,032
Purchase price fair value adjustment --- 999 --- 489,889
Depreciable real estate reserves --- --- 5,789 ---
Depreciation on non-rental real estate assets 220   242 697 667
Funds from Operations 104,819 87,893 383,096

323,504

Transaction related costs (1) 1,827   169 5,147 3,820
Funds from Operations before transaction related costs $ 106,646   $ 88,062 $ 388,243 $

327,324

 

(1) Includes the Company’s share of joint venture transaction related costs.

 
           

SL Green’s share of

Consolidated Properties Unconsolidated Joint Ventures Combined
Three Months Ended Three Months Ended Three Months Ended
September 30, September 30, September 30,

Operating income and Same-store NOI Reconciliation:

2012     2011 2012     2011 2012 2011
Income from continuing operations before equity in net income of unconsolidated joint ventures, noncontrolling interests and discontinued operations $ 19,319 $ 14,136

$

---

$

---
 
Equity in net income (loss) from joint ventures 11,658 (2,728 ) 11,658 (2,728 )
Depreciation and amortization 83,429 73,358 15,342 15,541
Interest expense, net of interest income 85,828 74,603 19,901 23,118
Amortization of deferred financing costs 4,493 2,986 958 864
Gain (loss) on early extinguishment of debt ---   (67 ) ---   ---  
Operating income $ 204,727   $ 162,288   $ 47,859   $ 36,795  
 
Marketing, general & administrative expense 20,551 18,900 --- ---
Net operating income from discontinued operations 750 1,946 --- ---
Loan loss and other investment reserves, net of recoveries --- --- --- ---
Transaction related costs 1,372 169 455 737
 
Non-building revenue (31,877 ) (20,883 ) (14,335 ) (3,697 )
Equity in net (income) loss from joint ventures (11,658 ) 2,728 --- ---
(Gain) loss on early extinguishment of debt ---   67   ---   ---   $ $
Net operating income ( NOI) 183,865 165,215 33,979 33,835 217,844 199,050
 
 
Net operating income from discontinued operations (750 ) (1,946 ) --- --- (750 ) (1,946 )
NOI from other properties/affiliates (20,070 ) (611 ) (8,420 ) (7,293 ) (28,490 ) (7,904 )
Same-Store NOI $ 163,045   $ 162,658   $ 25,559   $ 26,542   $ 188,604   $ 189,200  
 
 
Ground lease straight-line adjustment 285 105 --- --- 285 105
 
Straight-line and free rent (12,272 ) (20,068 ) (849 ) (1,597 ) (13,121 ) (21,665 )
Rental income – FAS 141 (4,241 ) (3,990 ) (488 ) (346 ) (4,729 ) (4,336 )
Same-store cash NOI $ 146,817   $ 138,705   $ 24,222   $ 24,599   $ 171,039   $ 163,304  
 
           
SL Green’s share of
Consolidated Properties Unconsolidated Joint Ventures Combined
Nine Months Ended Nine Months Ended Nine Months Ended
September 30, September 30, September 30,

Operating income and Same-store NOI Reconciliation:

2012     2011 2012     2011 2012   2011
Income from continuing operations before equity in net income of unconsolidated joint ventures, noncontrolling interests and discontinued operations $ 74,470 $ 107,462

$

---

$

---
 
Equity in net income (loss) from joint ventures 80,988 7,663 80,988 7,663
Depreciation and amortization 238,324 202,394 47,205 43,567
Interest expense, net of interest income 248,292 207,042 64,728 61,844
Amortization of deferred financing costs 11,626 9,469 2,755 3,901
Gain (loss) on early extinguishment of debt ---   904   ---   ---  
Operating income $ 653,700   $ 534,934   $ 195,676   $ 116,975  
 
Marketing, general & administrative expense 61,469 61,375 --- ---
Net operating income from discontinued operations 1,269 8,933 --- ---
Loan loss and other investment reserves, net of recoveries 564 (1,870 ) --- ---
Transaction related costs 4,493 3,820 654 1,129
 
Non-building revenue (98,085 ) (107,424 ) (89,458 ) (5,736 )
Equity in net income from joint ventures (80,988 ) (7,663 ) --- ---
(Gain) loss on early extinguishment of debt ---   (904 ) ---   ---   $ $
Net operating income ( NOI) 542,422 491,201 106,872 112,368 649,294 603,569
 
 
Net operating income from discontinued operations (1,269 ) (8,933 ) --- --- (1,269 ) (8,933 )
NOI from other properties/affiliates (41,499 ) 16,425   (31,202 ) (37,987 ) (72,701 ) (21,562 )
Same-Store NOI $ 499,654   $ 498,693   $ 75,670   $ 74,381   $ 575,324   $ 573,074  
 
 
Ground lease straight-line adjustment 854 493 --- --- 854 493
 
Straight-line and free rent (43,117 ) (62,726 ) (2,085 ) (3,583 ) (45,202 ) (66,309 )
Rental income – FAS 141 (13,539 ) (16,457 ) (1,335 ) (1,124 ) (14,874 ) (17,581 )
Same-store cash NOI $ 443,852   $ 420,003   $ 72,250   $ 69,674   $ 516,102   $ 489,677  
 
   

SL GREEN REALTY CORP.

SELECTED OPERATING DATA-UNAUDITED

 
September 30,
2012     2011
Manhattan Operating Data: (1)
Net rentable area at end of period (in 000’s) 24,135 23,390
Portfolio percentage leased at end of period 93.7 % 93.0 %
Same-Store percentage leased at end of period 93.3 % 93.5 %
Number of properties in operation 35 31
 
Office square feet where leases commenced during quarter (rentable) 215,337 544,836
Average mark-to-market percentage-office (7.4 )% 4.0 %
Average starting cash rent per rentable square foot-office $ 48.73 $ 49.37
 

(1) Includes wholly owned and joint venture properties.

 




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