Morguard North American Residential REIT Announces 2023 Second Quarter Results

Jul 26, 2023

MISSISSAUGA, ON, July 26, 2023 /CNW/ - Morguard North American Residential REIT (the "REIT") (TSX: MRG.UN) today announced its financial results for the three and six months ended June 30, 2023.

Highlights

The REIT is reporting second quarter performance of:

  • Net operating income ("NOI") of $53.5 million for the three months ended June 30, 2023, an increase of $11.0 million, or 26.0% compared to 2022. The change in foreign exchange rate increased NOI by $3.4 million.
  • Same Property Proportionate NOI in Canada increased by $2.2 million (or 16.0%), and in the U.S. increased by US$1.1 million (or 6.4%), compared to 2022.
  • Net income of $87.5 million for the three months ended June 30, 2023, a decrease of $79.0 million, or 47.5% compared to 2022, predominantly due to lower fair value gains and a decrease in deferred income tax.
  • Basic funds from operations ("FFO") of $23.7 million for the three months ended June 30, 2023, an increase of $3.9 million, or 19.6% over the same period in 2022.
  • Basic FFO of $0.42 per Unit for the three months ended June 30, 2023, a 20.0% increase as compared to $0.35 per Unit in 2022.
  • FFO payout ratio for the three months ended June 30, 2023 of 42.5% compared to 49.7% in 2022.

The REIT is reporting the following corporate and portfolio highlights:

  • As at June 30, 2023, average monthly rent ("AMR") in the U.S., on a Same Property basis, increased by 9.0% compared to June 30, 2022, while occupancy was 95.1% at June 30, 2023, compared to 96.4% at June 30, 2022.
  • As at June 30, 2023, AMR in Canada increased by 4.2% compared to June 30, 2022, while occupancy improved to 98.4% at June 30, 2023, compared to 95.2% at June 30, 2022.
  • As at June 30, 2023, indebtedness to gross book value ratio of 38.4%, compared to 38.0% as at December 31, 2022.
  • As at June 30, 2023, the REIT's total assets were valued at $4.1 billion compared to $3.9 billion as at December 31, 2022.

Financial and Operational Highlights

As at

June 30,

December 31,

June 30,

(In thousands of dollars, except as otherwise noted)

2023

2022

2022

Operational Information




Number of properties

43

42

42

Total suites

13,089

12,849

12,983





Occupancy percentage – Canada

98.4 %

98.6 %

95.2 %

Occupancy percentage – U.S.

95.3 %

95.3 %

96.4 %

Average monthly rent - Canada (in actual dollars)

$1,613

$1,588

$1,565

Average monthly rent - U.S. (in actual U.S. dollars)

                US$1,848

                US$1,771

US$1,636





Summary of Financial Information




Gross book value(1)

$4,128,900

$3,934,417

$3,856,408

Indebtedness(1)

$1,583,989

$1,496,179

$1,371,845





Indebtedness to gross book value ratio(1)

38.4 %

38.0 %

35.6 %

Weighted average mortgage interest rate

3.65 %

3.50 %

3.31 %

Weighted average term to maturity on mortgages payable (years)

5.2

4.9

4.6

Exchange rates - United States dollar to Canadian dollar

$1.32

$1.35

$1.29

Exchange rates - Canadian dollar to United States dollar

$0.76

$0.74

$0.78

(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 substitutes for related financial information prepared in accordance with IFRS.

 


      Three months ended

   Six months ended


      June 30

 June 30

(In thousands of dollars, except per Unit amounts)

2023

2022

2023

2022

Summary of Financial Information





Revenue from real estate properties

$83,326

$67,392

$162,974

$132,649

NOI

$53,494

$42,456

$72,802

$59,880

Proportionate NOI(1)

$45,238

$37,101

$86,902

$72,228

Same Property Proportionate NOI(1)

$40,216

$35,440

$78,523

$68,533

NOI margin – IFRS

64.2 %

63.0 %

44.7 %

45.1 %

NOI margin – Proportionate(1)

54.6 %

54.1 %

53.6 %

53.5 %

Net income

$87,515

$166,550

$121,764

$337,692






FFO – basic(1)

$23,711

$19,833

$45,665

$38,140

FFO – diluted(1)

$24,549

$20,792

$47,571

$40,042

FFO per Unit – basic(1)

$0.42

$0.35

$0.81

$0.68

FFO per Unit – diluted(1)

$0.42

$0.34

$0.80

$0.66

Distributions per Unit

$0.1800

$0.1749

$0.3600

$0.3498

FFO payout ratio(1)

42.5 %

49.7 %

44.2 %

51.6 %

Weighted average number of Units outstanding (in thousands):





Basic

55,957

56,304

56,118

56,298

Diluted

58,276

60,537

59,485

60,531

Average exchange rates - United States dollar to Canadian dollar

$1.34

$1.28

$1.35

$1.27

Average exchange rates - Canadian dollar to United States dollar

$0.74

$0.78

$0.74

$0.79

(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 substitutes for related financial information prepared in accordance with IFRS.


Specified Financial Measures

The REIT 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 REIT's Management's Discussion and Analysis for the three and six months ended June 30, 2023 and available on the REIT's profile on SEDAR at www.sedar.com.

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 REIT's management uses these measures to aid in assessing the REIT'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 REIT's operating results and performance.

A reconciliation of each non-GAAP financial measure referred to in this earnings release is provided below.

Proportionate Share NOI ("Proportionate NOI") & Same Property Proportionate NOI

Proportionate NOI and Same Property Proportionate NOI are important measures in evaluating the operating performance of the REIT's real estate properties and are a key input in determining the fair value of the REIT's properties. Proportionate NOI represents NOI (an IFRS measure) adjusted for the following: i) to exclude the impact of realty taxes accounted for under International Financial Reporting Interpretations Committee ("IFRIC") Interpretation 21, Levies ("IFRIC 21"). Proportionate NOI records realty taxes for all properties on a pro rata basis over the entire fiscal year; ii) to exclude the non-controlling interest share of NOI for those properties that are consolidated under IFRS ("NCI Share"); and iii) to include equity-accounted investments NOI at the REIT's ownership interest ("Equity Interest").

Same Property Proportionate NOI is presented in this earnings release because management considers this non-GAAP measure to be an important measure of the REIT's operating performance, representing Proportionate NOI for properties owned by the REIT continuously for the current and comparable reporting period and does not take into account the impact of the operating performance of property acquisitions and dispositions as well as development properties until reaching stabilized occupancy. In addition, Same Property Proportionate NOI is presented in local currency and by country, isolating any impact of foreign exchange fluctuations.

The following table provides a reconciliation of Proportionate Share NOI and Same Property Proportionate Share NOI to its closely related financial statement measurement for the following periods:






2023





2022



Non-GAAP Adjustments



Non-GAAP Adjustments


For the three months ended





Proportionate





Proportionate

  June 30


NCI

Equity


Basis


NCI

Equity


Basis

 (In thousands of dollars)

IFRS

Share

Interest

IFRIC 21

(Non-GAAP)

IFRS

Share

Interest

IFRIC 21

(Non-GAAP)

Revenue from properties











Same Property

$73,040

($4,334)

$3,853

$—

$72,559

$63,433

($3,742)

$4,926

$—

$64,617

Acquisition/Disposition

10,286

10,286

3,959

3,959

Total revenue from properties

83,326

(4,334)

3,853

82,845

67,392

(3,742)

4,926

68,576

Property operating expenses











Same Property

26,241

(1,275)

1,027

6,350

32,343

23,198

(1,095)

1,579

5,495

29,177

Acquisition/Disposition

3,591

1,673

5,264

1,738

560

2,298

Total property operating expenses

29,832

(1,275)

1,027

8,023

37,607

24,936

(1,095)

1,579

6,055

31,475

NOI











Same Property

46,799

(3,059)

2,826

(6,350)

40,216

40,235

(2,647)

3,347

(5,495)

35,440

Acquisition/Disposition

6,695

(1,673)

5,022

2,221

(560)

1,661

Total NOI

$53,494

($3,059)

$2,826

($8,023)

$45,238

$42,456

($2,647)

$3,347

($6,055)

$37,101

NOI Margin

64.2 %




54.6 %

63.0 %




54.1 %

 






2023





2022



Non-GAAP Adjustments



Non-GAAP Adjustments


For the six months ended





Proportionate





Proportionate

  June 30


NCI

Equity


Basis


NCI

Equity


Basis

(In thousands of dollars)

IFRS

Share

Interest

IFRIC 21

(Non-GAAP)

IFRS

Share

Interest

IFRIC 21

(Non-GAAP)

Revenue from properties











Same Property

$145,204

($8,514)

$7,625

$—

$144,315

$124,242

($7,197)

$9,631

$—

$126,676

Acquisition/Disposition

17,770

17,770

8,407

8,407

Total revenue from properties

162,974

(8,514)

7,625

162,085

132,649

(7,197)

9,631

135,083

Property operating expenses











Same Property

78,788

(5,215)

5,055

(12,836)

65,792

66,765

(4,660)

6,979

(10,941)

58,143

Acquisition/Disposition

11,384

(1,993)

9,391

6,004

(1,292)

4,712

Total property operating expenses

90,172

(5,215)

5,055

(14,829)

75,183

72,769

(4,660)

6,979

(12,233)

62,855

NOI











Same Property

66,416

(3,299)

2,570

12,836

78,523

57,477

(2,537)

2,652

10,941

68,533

Acquisition/Disposition

6,386

1,993

8,379

2,403

1,292

3,695

Total NOI

$72,802

($3,299)

$2,570

$14,829

$86,902

$59,880

($2,537)

$2,652

$12,223

$72,228

NOI Margin

44.7 %




53.6 %

45.1 %




53.5 %


Funds From Operations

FFO (and FFO per Unit) is a non-GAAP financial 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 REIT's cash requirements. FFO can assist with comparisons of the operating performance of the REIT's real estate between periods and relative to other real estate entities. FFO is computed by the REIT in accordance with the current definition of the Real Property Association of Canada ("REALPAC") and is defined as net income attributable to Unitholders adjusted for fair value adjustments, distributions on the Class B LP Units, realty taxes accounted for under IFRIC 21, deferred income taxes (on the REIT's U.S. properties), gains/losses on the sale of real estate properties (including income taxes on the sale of real estate properties) and other non-cash items. The REIT considers FFO to be a useful measure for reviewing its comparative operating and financial performance. FFO per Unit is calculated as FFO divided by the weighted average number of Units outstanding (including Class B LP Units) during the period.

The following table provides a reconciliation of FFO to its closely related financial statement measurement for the following periods:


Three months ended
June 30

Six months ended
June 30

(In thousands of dollars, except per Unit amounts)

2023

2022

2023

2022

Net income for the period attributable to Unitholders

$81,227

$162,601

$110,722

$325,031

Add/(deduct):





Realty taxes accounted for under IFRIC 21

(8,023)

(6,055)

14,829

12,233

Fair value gain on conversion option on the convertible debentures

(249)

(3,297)

(538)

(1,147)

Distributions on Class B LP Units recorded as interest expense

3,100

3,013

6,200

6,025

Foreign exchange loss (gain)

23

(32)

24

(17)

Fair value gain on real estate properties, net

(62,171)

(111,655)

(132,857)

(362,132)

Non-controlling interests' share of fair value gain on real estate properties

4,368

2,247

9,990

11,997

Fair value loss (gain) on Class B LP Units

(9,473)

(55,631)

11,195

(22,907)

Deferred income tax expense

14,909

28,642

26,100

69,057

FFO - basic

$23,711

$19,833

$45,665

$38,140

Interest expense on the convertible debentures

838

959

1,906

1,902

FFO - diluted

$24,549

$20,792

$47,571

$40,042

FFO per Unit - basic

$0.42

$0.35

$0.81

$0.68

FFO per Unit - diluted

$0.42

$0.34

$0.80

$0.66






Weighted average number of Units outstanding (in thousands):





Basic

55,957

56,304

56,118

56,298

Diluted

58,276

60,537

59,485

60,531


Indebtedness and Gross Book Value

Indebtedness (as defined in the REIT's Declaration of Trust) is a measure of the amount of debt financing utilized by the REIT. Indebtedness is presented in this earnings release because management considers this non-GAAP financial measure to be an important measure of the REIT's financial position.

Gross book value (as defined in the REIT's Declaration of Trust) is a measure of the value of the REIT's assets. Gross book value is presented in this earnings release because management considers this non-GAAP financial measure to be an important measure of the REIT's asset base and financial position.

The following table provides a reconciliation of gross book value and indebtedness as defined in the REIT's Declaration of Trust from their IFRS financial statement presentation:

As at

June 30,

December 31,

(In thousands of dollars)

2023

2022

Total Assets / Gross book value

$4,128,900

$3,934,417

Mortgage payable

$1,495,175

$1,382,174

Add: Deferred financing costs

14,363

12,270

         Mark-to-market adjustment

2,596


1,512,134

1,394,444

Convertible debentures, face value

56,000

85,500

Lease liability

15,855

16,235

Indebtedness

$1,583,989

$1,496,179

Indebtedness / Gross book value

38.4 %

38.0 %


Non-GAAP Ratios

Non-GAAP ratios 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 REIT's management uses these measures to aid in assessing the REIT's underlying core performance and provides these additional measures so that investors may do the same. Management believes that the non-GAAP ratios described below, provide readers with a more comprehensive understanding of management's perspective on the REIT's operating results and performance.

The following discussion describes the non-GAAP ratios the REIT uses in evaluating its operating results.

Proportionate NOI Margin

Proportionate NOI margin is calculated as Proportionate NOI divided by revenue (on a Proportionate Basis) and is an important measure in evaluating the operating performance (including the level of operating expenses) of the REIT's real estate properties. Proportionate NOI margin is presented in this earnings release because management considers this non-GAAP ratio to be an important measure of the REIT's operating performance and financial position.

FFO Payout Ratio

FFO payout ratio compares distributions declared (including Class B LP Units) to FFO. Distributions declared (including Class B LP Units) is calculated based on the monthly distribution per Unit multiplied by the weighted average number of Units outstanding (including Class B LP Units) during the period and is an important metric in assessing the sustainability of retained cash flow to fund capital expenditures and distributions. FFO payout ratio is presented in this earnings release because management considers this non-GAAP ratio to be an important measure of the REIT's operating performance and financial position.

Indebtedness to Gross Book Value Ratio

Indebtedness to gross book value ratio is a compliance measure in the REIT's Declaration of Trust and establishes the limit for financial leverage of the REIT. Indebtedness to gross book value ratio is presented in this earnings release because management considers this non-GAAP ratio to be an important measure of the REIT's financial position.

Subsequent Event

The REIT entered into binding agreements for the refinancing of two multi-suite residential properties located in Pensacola, Florida, for an aggregate amount of $36.8 million (US$27.8 million) at an interest rate of 5.66% and for terms of 8 years. The maturing mortgages amount to $20.7 million (US$15.6 million) and have a weighted average interest rate of 3.39%.

The REIT's condensed consolidated financial statements for the three and six months ended June 30, 2023, along with the Management's Discussion and Analysis will be available on the REIT's website at www.morguard.com and will be filed with SEDAR at www.sedar.com.

Conference Call Details

Morguard North American Residential Real Estate Investment Trust will hold a conference call on Thursday, July 27, 2023 at 3:00 p.m. (ET) to discuss the financial results for the three and six months ended June 30, 2023 and 2022. To participate in the conference call, please dial 416-764-8688 or 1-888-390-0546. Please quote conference ID 81807013.

About Morguard North American Residential REIT

The REIT is an unincorporated, open-ended real estate investment trust established under and governed by the laws of the Province of Ontario. The Units of the REIT trade on the Toronto Stock Exchange under the ticker symbol MRG.UN. With a strategic focus on the acquisition of high-quality multi-suite residential properties in Canada and the United States, the REIT maximizes long-term Unit value through active asset and property management. The REIT's portfolio is comprised of 13,089 residential suites and 239,500 square feet of commercial area (as of July 25, 2023) located in Alberta, Ontario, Colorado, Texas, Louisiana, Illinois, Georgia, Florida, North Carolina, Virginia and Maryland with an appraised value of approximately $4.0 billion at June 30, 2023. For more information, visit the REIT's website at www.morguard.com.

SOURCE Morguard North American Residential Real Estate Investment Trust

For further information: Morguard North American Residential REIT, K. Rai Sahi, Chief Executive Officer, (905) 281-3800; Christopher A. Newman, Chief Financial Officer, (905) 281-3800