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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

FORM 8-K

 

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

 

 

Date of Report (Date of earliest event reported): November 5, 2020

 

Bluerock Residential Growth REIT, Inc.

(Exact Name of Registrant as Specified in Its Charter)

 

Maryland 001-36369 26-3136483

(State or other jurisdiction

of incorporation or organization)

(Commission
File Number)

(I.R.S. Employer

Identification No.)

 

1345 Avenue of the Americas, 32nd Floor 

New York, NY 10105

(Address of principal executive offices)

 

(212) 843-1601

(Registrant’s telephone number, including area code)

 

None

(Former name or former address, if changed since last report)

 

Securities registered pursuant to Section 12(b) of the Exchange Act:

 

Title of each class Trading Symbol Name of each exchange on which registered
Class A Common Stock, $0.01 par value per share BRG NYSE American
8.250% Series A Cumulative Redeemable Preferred Stock, $0.01 par value per share BRG-PrA NYSE American
7.625% Series C Cumulative Redeemable Preferred Stock, $0.01 par value per share BRG-PrC NYSE American
7.125% Series D Cumulative Preferred Stock, $0.01 par value per share BRG-PrD NYSE American

 

Securities registered pursuant to Section 12(g) of the Exchange Act:

 

Title of each class
Series B Redeemable Preferred Stock, $0.01 par value per share
Warrants to Purchase Shares of Class A Common Stock, $0.01 par value per share

 

 Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

 

¨ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 

¨ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

¨ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

¨ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

  

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

 

Emerging growth company  ¨

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.   ¨

  

 

 

 

  

ITEM 2.02 RESULTS OF OPERATIONS AND FINANCIAL CONDITION.

 

On November 5, 2020, Bluerock Residential Growth REIT, Inc., a Maryland corporation, or the Company, issued a press release announcing its financial results for the third quarter ended September 30, 2020. Additionally, the Company is furnishing certain supplemental financial information, or the Supplemental Financial Information. Copies of the press release and the Supplemental Financial Information are furnished as Exhibit 99.1 and Exhibit 99.2 to this Current Report on Form 8-K and is hereby incorporated by reference herein. In accordance with General Instruction B.2 of Form 8-K, the information in this Item 2.02 shall not be deemed to be “filed” for purposes of the Securities Exchange Act of 1934, as amended, or the Exchange Act, and shall not be incorporated by reference into any registration statement or other document filed under the Exchange Act or the Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such filing.

 

ITEM 7.01 REGULATION FD DISCLOSURE.

 

As disclosed above in Item 2.02 of this Current Report on Form 8-K, on November 5, 2020, the Company issued the press release and Supplemental Financial Information attached hereto as Exhibit 99.1 and Exhibit 99.2 announcing the Company’s financial results for the third quarter ended September 30, 2020 and certain other supplemental financial information. In accordance with General Instruction B.2 of Form 8-K, the information set forth herein, in the press release is deemed to be “furnished” and shall not be deemed to be “filed” for purposes of the Exchange Act. The information set forth in this Item 7.01 of this Current Report on Form 8-K shall not be deemed an admission as to the materiality of any information in this Current Report on Form 8-K that is required to be disclosed solely to satisfy the requirements of Regulation FD.

 

ITEM 9.01 FINANCIAL STATEMENTS AND EXHIBITS.

 

(d) Exhibits.

 

The following exhibits relating to Items 2.02 and 7.01 of this Current Report on Form 8-K are intended to be furnished to, not filed with, the SEC pursuant to Regulation FD.

 

Exhibit No.   Description
     
99.1   Press Release, dated November 5, 2020.
99.2   Supplemental Financial Information.

 

 

 

 

 

 

 

 

SIGNATURE

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

  BLUEROCK RESIDENTIAL GROWTH REIT, INC.
     
     
     
Dated: November 5, 2020 By: /s/Christopher J. Vohs  
    Christopher J. Vohs
    Chief Financial Officer and Treasurer

 

 

 

 

 

 

 

 

 

 

 

Exhibit Index

 

 

Exhibit No.   Description
     
99.1   Press Release, dated November 5, 2020.
99.2   Supplemental Financial Information.

 

 

 

 

 

 

 

 

Exhibit 99.1

 

 

 

For Immediate Release

Bluerock Residential Growth REIT Announces Third Quarter 2020 Results

 

-     Total Revenues Grew 1.9% YoY     -

-     Same Store Occupancy Increased 1.1%     -

-     Same Store Average Rent Increased 0.4% YoY     -

-     Collected 97% of Third Quarter Rents Including Payment Plans     -

 

New York, NY (November 5, 2020) – Bluerock Residential Growth REIT, Inc. (NYSE American: BRG) (“the Company”), an owner of highly amenitized multifamily apartment communities, announced today its financial results for the quarter ended September 30, 2020.

 

“Our solid same store occupancy, average rent, and operating margins performance continue to validate our market, asset and operating strategy even with the challenges of COVID-19,” said Ramin Kamfar, Company Chairman and CEO. “Our rental collections reflect favorably on our investments in highly amenitized, live/work/play apartment communities in knowledge-based economies such as health care, technology, education, sciences and finance sectors. We are making accretive capital allocation decisions, and while, we acknowledge the potential for future challenges due to the pandemic, we have a robust pipeline of growth opportunities.”

 

Third Quarter Highlights

 

- Total revenues grew 1.9% to $54.6 million for the quarter from $53.5 million in the prior year period.

 

- Net loss attributable to common stockholders for the third quarter of 2020 was ($0.71) per diluted share, as compared to net income attributable to common stockholders of $0.75 per diluted share in the prior year period.

 

- Property Net Operating Income (“NOI”) grew 3.7% to $29.1 million, from $28.0 million in the prior year period.

 

- Improved operating margins by 70 basis points year over year to 59.8%.

 

- Portfolio occupancy was 95.1% at September 30, 2020, up 130 basis points from the prior year.

 

- Same store occupancy increased 110 basis points and same store average rent increased 0.4%, as compared to the prior year period.

 

- Same store revenue increased 0.6% and same store NOI decreased 1.3%, as compared to the prior year period.

 

- Collected 97% of rents, including payment plans of 1%, from its multifamily properties for the three months ended September 30, 2020.

 

- Core funds from operations attributable to common shares and units (“CFFO”) was $5.4 million, compared to $5.8 million in the prior year period. CFFO per share was $0.16 for the third quarter as compared to $0.19 in the prior year period. CFFO per share was impacted by $0.03 as a result of the Company’s strategic decision to reduce its investment pace and to hold excess liquidity during the quarter. With its strong pipeline, the Company expects to invest available capital on a go forward basis.

 

 

 

 

- Consolidated real estate investments, at cost, were approximately $2.2 billion.

 

- Acquired a 92% interest in a multifamily community of 320-units for a total purchase price of $34.5 million.

 

- Invested in two new development mezzanine loans with a total commitment of $21.7 million, of which $1.9 million was funded.

 

- Completed additional funding for ten preferred equity, mezzanine loan, and ground lease investments totaling $27.1 million.

 

- In October 2020, sold one operating asset, Cade Boca Raton, for a gross sales price of $37.8 million and net proceeds to the Company of $10.2 million. The asset was sold at an in-place cap rate of 3.3% adjusting for the buyer’s year one taxes and $250 per unit replacement reserves.

 

- Completed 86 value-add unit upgrades during the quarter achieving an average 25.5% ROI.

 

- Paid quarterly dividend of $0.1625 in cash per share of common stock.

 

- Raised $66.2 million through its continuous registered Series T Preferred Stock offering in the quarter.

 

- Announced a partial redemption of its 8.25% Series A Cumulative Redeemable Preferred Stock.

 

- As of September 30, 2020, had $245.4 million of unrestricted cash and availability under its revolving credit facilities.

 

Included later in this release are definitions of NOI, CFFO and other Non-GAAP financial measures and reconciliations of such measures to their most comparable financial measures as calculated and presented under GAAP.

 

COVID-19 Pandemic Update

 

Since the beginning of the COVID-19 pandemic, the Company executed on actions to prioritize the health and well-being of its tenants, business partners, service providers and employees, while striving to provide the highest quality living experience possible and facilitating virtual leasing and services.

 

 

Post-Quarter Operational Performance

 

As of October 31, 2020, the Company has collected 97% of October rents, including payment plans of 0.5%, from its multifamily properties.

 

Occupancy and availability remains strong at 95.4% and 7.9%, as of October 31, 2020.

 

In October average lease rate grew 1.2% year over year.

 

Current Liquidity

 

Due to the uncertainties presented by the COVID-19 pandemic, the Company continues to take measures to increase its liquidity and believes it has sufficient liquidity through this uncertain period.

 

The Company has approximately $168.5 million in unrestricted cash and availability under its revolving credit facilities as of October 31, 2020.

 

 

 

 

Over $28 million was raised from the Company’s continuous registered Series T Preferred Stock offering during October 2020.

 

Third Quarter 2020 Financial Results

 

Net loss attributable to common stockholders for the third quarter of 2020 was ($17.1) million, compared to net income attributable to common stockholders of $17.2 million in the prior year period. Net income (loss) attributable to common stockholders included non-cash expenses of $19.4 million or $0.79 per share in the third quarter of 2020 compared to $17.5 million or $0.77 per share for the prior year period.

 

CFFO for the third quarter of 2020 was $5.4 million, or $0.16 per diluted share, compared to $5.8 million, or $0.19 per diluted share, in the prior year period. CFFO was impacted by the Company’s strategic decision to reduce its investment pace in the near term and to increase its cash position. CFFO was positively impacted by growth in property NOI of $1.1 million, preferred returns of $1.0 million, and a decrease in interest expense of $1.0 million. This was primarily offset by a year-over-year decrease in interest income of $0.2 million, an increase in general and administrative expense of $0.1 million and preferred stock dividends of $3.1 million.

 

Total Portfolio Performance

$ In thousands, except average rental rates   3Q20     3Q19     Variance       YTD20     YTD19     Variance    
Total Revenues (1)   $ 54,589     $ 53,547       1.9 %     $ 163,862     $ 157,449       4.1 %  
Property Operating Expenses   $ 19,571     $ 19,377       1.0 %     $ 57,441     $ 56,847       1.0 %  
NOI   $ 29,095     $ 28,045       3.7 %     $ 89,272     $ 82,728       7.9 %  
Operating Margin     59.8 %     59.1 %     70   bps     60.8 %     59.3 %     150   bps
Average Occupancy Percentage     95.1 %     94.1 %     100   bps     94.6 %     93.9 %     70   bps
Average Rental Rate   $ 1,319     $ 1,313       0.5 %     $ 1,326     $ 1,308       1.4 %  

(1) Including interest income from related parties

 

For the third quarter of 2020, property revenues increased by 2.6% compared to the same prior year period. Total portfolio NOI was $29.1 million, an increase of $1.1 million, or 3.7%, compared to the same period in the prior year. Property NOI margins expanded by 70 basis points to 59.8% of revenue for the quarter, compared to 59.1% of revenue in the prior year quarter.

 

Same Store Portfolio Performance

$ In thousands, except average rental rates   3Q20     3Q19     Variance       YTD20     YTD19     Variance    
Revenues   $ 37,943     $ 37,710       0.6 %     $ 106,703     $ 105,529       1.1 %  
Property Operating Expenses   $ 15,726     $ 15,204       3.4 %     $ 42,714     $ 41,759       2.3 %  
NOI   $ 22,217     $ 22,506       (1.3 %)     $ 63,989     $ 63,770       0.3 %  
Operating Margin     58.6 %     59.7 %     (110 ) bps     60.0 %     60.4 %     (40 ) bps
Average Occupancy Percentage     95.0 %     93.9 %     110   bps     94.6 %     94.0 %     60   bps
Average Rental Rate   $ 1,333     $ 1,328       0.4 %     $ 1,341     $ 1,320       1.6 %  

 

The Company’s same store portfolio for the quarter ended September 30, 2020 included 26 properties. For the third quarter of 2020, same store NOI was $22.2 million, a decrease of $0.3 million, or (1.3%), compared to the same period in the prior year. Same store property revenues increased by 0.6% compared to the same prior year period, primarily driven by a 110-basis point increase in occupancy and 0.4% increase in average rental rates as fourteen of the Company’s twenty-six same store properties recognized rental rate increases during the period, but offset by $0.2 million increase in bad debt expense and $0.1 million less in ancillary income, such as termination fees and late fees, due to the impact of COVID-19 and related Federal and state eviction moratoriums.

 

 

 

 

Same store expenses increased 3.4%, or $0.5 million, primarily due to non-controllable expenses; real estate taxes increased $0.25 million from prior year due to municipality tax increases and insurance expenses increased $0.25 million due to industrywide multifamily price increases.

 

Renovation Activity

 

The Company completed 86 value-add unit upgrades during the third quarter achieving a 25.5% ROI. Since inception, within the existing portfolio, the Company has completed 2,890 value-add unit upgrades at an average cost of $5,873 per unit and achieved an average monthly rental rate increase of $115 per unit, equating to a 23.6% ROI on all unit upgrades leased as of September 30, 2020. The Company has identified approximately 4,486 remaining units within the existing portfolio for value-add upgrades with similar projected economics to the completed renovations. Due to the uncertainty surrounding the COVID-19 impact, the Company had temporarily suspended interior renovations at several properties subject to better visibility on the economic recovery, and now expects to complete between 250 and 300 unit renovations in 2020.

 

Portfolio Activity

 

The Company completed the following investments:

 

- Acquired a 92% interest in a 320-unit apartment community located in Austin, Texas, known as Chevy Chase. The total purchase price was $34.5 million, funded in part by a $24.4 million mortgage loan secured by the property.

 

- Entered into two development mezzanine loans with unrelated third parties in the third quarter. The mezzanine loans are for apartment communities with a total of 520-units in Orlando, Florida, and Atlanta, Georgia. The Company funded approximately $1.9 million of a total mezzanine commitment of $21.7 million.

 

- Funded $27.1 million under existing preferred equity, mezzanine loan, and ground lease commitments in ten investments.

 

The Company completed the following sales activity:

 

- Subsequent to quarter end, sold Cade Boca Raton for a gross sales price of $37.8 million and net proceeds to the Company of $10.2 million. The asset was sold at an in-place cap rate of 3.3% adjusting for the buyer’s year one taxes and $250 per unit replacement reserves.

 

Balance Sheet

 

As of September 30, 2020, the Company had $245.4 million of unrestricted cash and availability under its revolving credit facilities, and $1.4 billion of indebtedness outstanding.

 

During the third quarter, the Company raised gross proceeds of approximately $66.2 million through the issuance of 2.6 million shares of Series T Preferred Stock at $25.00 per share. The Series T Preferred Stock continuous offering offers 20,000,000 preferred shares in the primary offering, along with 12,000,000 preferred shares pursuant to a dividend reinvestment plan. The preferred shares are offered at $25.00 per share and pay cumulative monthly dividends at a 6.15% annual rate, along with an annual stock dividend of up to 0.2% for five years.

 

The Company repurchased 103,574 shares of Class A Common Stock during the third quarter at an average price of $7.30 under its $50.0 million share repurchase plan announced in December 2019.

 

 

 

 

On October 21, 2020, the Company redeemed 1,393,294 shares of its 8.25% Series A Cumulative Redeemable Preferred Stock, representing approximately 25% of the total outstanding shares of Series A Preferred Stock.  The total cost to redeem the shares was $35 million, including accrued and unpaid dividends.

 

Dividend

 

The Board of Directors authorized, and the Company declared, a quarterly cash dividend for the third quarter of 2020 equal to a quarterly rate of $0.1625 per share on its Class A and Class C Common Stock, payable to the stockholders of record as of September 25, 2020, and was paid on October 5, 2020. A portion of each dividend may constitute a return of capital for tax purposes.

 

The Board of Directors authorized, and the Company declared, a quarterly cash dividend on its 8.250% Series A Cumulative Redeemable Preferred Stock for the third quarter of 2020, in the amount of $0.515625 per share. In addition, the Board of Directors authorized, and the Company declared, a quarterly cash dividend on its 7.625% Series C Cumulative Redeemable Preferred Stock for the third quarter of 2020, in the amount of $0.4765625 per share. Further, the Board of Directors authorized, and the Company declared, a quarterly cash dividend on its 7.125% Series D Cumulative Preferred Stock for the third quarter of 2020, in the amount of $0.4453125 per share.  The dividends were payable to the stockholders of record as of September 25, 2020, and were paid on October 5, 2020.

 

The Board of Directors authorized, and the Company declared, a monthly dividend of $5.00 per share of Series B Preferred Stock, payable to the stockholders of record as of July 24, 2020, August 25, 2020, and September 25, 2020, which were paid in cash on August 5, 2020, September 4, 2020 and October 5, 2020, respectively.

 

The Board of Directors authorized, and the Company declared, a monthly dividend of $0.128125 per share of Series T Preferred Stock, prorated on the basis of the actual number of days in the applicable dividend period during which each share was outstanding.  Such pro-rated dividends were payable to the stockholders of record as of July 24, 2020, August 25, 2020, and September 25, 2020, which were paid in cash on August 5, 2020, September 4, 2020 and October 5, 2020, respectively.

 

On October 9, 2020, the Board of Directors authorized, and the Company declared, a monthly dividend of $5.00 per share of Series B Preferred Stock, payable to the stockholders of record as of October 23, 2020, which was paid in cash on November 5, 2020, and as of November 25, 2020, and December 24, 2020, which will be paid in cash on December 4, 2020 and January 5, 2021, respectively.

 

On October 9, 2020, the Board of Directors authorized, and the Company declared, a monthly dividend of $0.128125 per share of Series T Preferred Stock, prorated on the basis of the actual number of days in the applicable dividend period during which each share was outstanding.  Such pro-rated dividends are payable to the stockholders of record as of October 23, 2020, which was paid in cash on November 5, 2020, and as of November 25, 2020, and December 24, 2020, which will be paid in cash on December 4, 2020 and January 5, 2021, respectively.

 

2020 Guidance

 

The Company withdrew its full year 2020 guidance on May 11, 2020, due to inherent uncertainty regarding the economic effects of the COVID-19 pandemic.

 

 

 

 

Conference Call

 

All interested parties can listen to the live conference call at 11:00 AM ET on Thursday, November 5, 2020 by dialing +1 (866) 843-0890 within the U.S., or +1 (412) 317-6597, and requesting the "Bluerock Residential Conference."

 

For those who are not available to listen to the live call, the conference call will be available for replay on the Company’s website two hours after the call concludes, and will remain available until December 5, 2020 at http://services.choruscall.com/links/brg201105.html, as well as by dialing +1 (877) 344-7529 in the U.S., or +1 (412) 317-0088 internationally, and requesting conference number 10148742.

 

The full text of this Earnings Release and additional Supplemental Information is available in the Investor Relations section on the Company’s website at http://www.bluerockresidential.com.

 

About Bluerock Residential Growth REIT, Inc.

 

Bluerock Residential Growth REIT, Inc. (NYSE American: BRG) is a real estate investment trust that focuses on developing and acquiring a diversified portfolio of institutional-quality highly amenitized live/work/play apartment communities in demographically attractive knowledge economy growth markets to appeal to the renter by choice. The Company’s objective is to generate value through off-market/relationship-based transactions and, at the asset level, through value add improvements to properties and operations. The Company is included in the Russell 2000 and Russell 3000 Indexes. BRG has elected to be taxed as a real estate investment trust (REIT) for U.S. federal income tax purposes.

 

For more information, please visit the Company’s website at www.bluerockresidential.com.

 

Forward Looking Statements

 

This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are based upon the Company’s present expectations, but these statements are not guaranteed to occur. Furthermore, the Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. Investors should not place undue reliance upon forward-looking statements. Although the Company believes that the expectations reflected in these forward-looking statements are based on reasonable assumptions, the Company’s actual results and performance could differ materially from those set forth in these forward-looking statements due to numerous factors. Currently, one of the most significant factors is the potential adverse effect of the COVID-19 pandemic on the financial condition, results of operations, cash flows and performance of the Company and its tenants, partners and employees, as well as the real estate market and the global economy and financial markets. The extent to which COVID-19 impacts the Company and its tenants, partners and employees will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact (including governmental actions that may vary by jurisdiction, such as mandated business closing; stay-at-home orders; limits on group activity; and actions to protect residential tenants from eviction), and the direct and indirect economic effects of the pandemic and containment measures, including national and local employment rates and the corresponding impact on the Company’s tenants’ ability to pay their rent on time or at all, among others. For further discussion of the factors that could affect outcomes, please refer to the risk factors set forth in Item 1A of the Company’s Annual Report on Form 10-K filed by the Company with the U.S. Securities and Exchange Commission (“SEC”) on February 24, 2020, and subsequent filings by the Company with the SEC. We claim the safe harbor protection for forward looking statements contained in the Private Securities Litigation Reform Act of 1995.

 

 

 

 

Portfolio Summary

 

The following is a summary of our operating real estate and mezzanine/preferred/ground lease investments as of September 30, 2020:

 

Consolidated Operating Properties   Location   Number of Units   Year Built/ Renovated (1)   Ownership Interest    

Average

Rent (2)

    % Occupied (3)  
                               
ARIUM Glenridge   Atlanta, GA   480   1990     90 %   $ 1,283       93.1 %
ARIUM Grandewood   Orlando, FL   306   2005     100 %     1,411       95.4 %
ARIUM Hunter’s Creek   Orlando, FL   532   1999     100 %     1,426       92.7 %
ARIUM Metrowest   Orlando, FL   510   2001     100 %     1,437       93.7 %
ARIUM Westside   Atlanta, GA   336   2008     90 %     1,485       92.9 %
Ashford Belmar   Lakewood, CO   512   1988/1993     85 %     1,670       94.5 %
Avenue 25   Phoenix, AZ   254   2013     100 %     1,222       94.5 %
Cade Boca Raton   Boca Raton, FL   90   2019     81 %     2,710       90.0 %
Chattahoochee Ridge   Atlanta, GA   358   1996     90 %     1,363       96.4 %
Chevy Chase   Austin, TX   320   1971     92 %     928       98.8 %
Citrus Tower   Orlando, FL   336   2006     97 %     1,363       96.7 %
Denim   Scottsdale, AZ   645   1979     100 %     1,229       95.2 %
Element   Las Vegas, NV   200   1995     100 %     1,265       97.5 %
Falls at Forsyth   Cumming, GA   356   2019     100 %     1,339       96.3 %
Gulfshore Apartment Homes   Naples, FL   368   2016     100 %     1,295       92.9 %
James on South First   Austin, TX   250   2016     90 %     1,324       95.2 %
Marquis at The Cascades   Tyler, TX   582   2009     90 %     1,203       95.5 %
Navigator Villas   Pasco, WA   176   2013     90 %     1,115       94.9 %
Outlook at Greystone   Birmingham, AL   300   2007     100 %     1,060       96.0 %
Park & Kingston   Charlotte, NC   168   2015     100 %     1,313       94.0 %
Pine Lakes Preserve   Port St. Lucie, FL   320   2003     100 %     1,359       95.9 %
Plantation Park   Lake Jackson, TX   238   2016     80 %     1,291       92.0 %
Providence Trail   Mount Juliet, TN   334   2007     100 %     1,257       94.6 %
Roswell City Walk   Roswell, GA   320   2015     98 %     1,558       96.6 %
Sands Parc   Daytona Beach, FL   264   2017     100 %     1,337       96.2 %
The Brodie   Austin, TX   324   2001     100 %     1,333       94.8 %
The District at Scottsdale   Scottsdale, AZ   332   2018     100 %     1,545       89.8 %
The Links at Plum Creek   Castle Rock, CO   264   2000     88 %     1,443       96.6 %
The Mills   Greenville, SC   304   2013     100 %     1,050       96.4 %
The Preserve at Henderson Beach   Destin, FL   340   2009     100 %     1,473       96.5 %
The Reserve at Palmer Ranch   Sarasota, FL   320   2016     100 %     1,341       94.4 %
The Sanctuary   Las Vegas, NV   320   1988     100 %     1,087       94.4 %
Veranda at Centerfield   Houston, TX   400   1999     93 %     1,005       97.8 %
Villages of Cypress Creek   Houston, TX   384   2001     80 %     1,169       94.3 %
Wesley Village   Charlotte, NC   301   2010     100 %     1,365       94.7 %
Subtotal/Average       11,844               $ 1,319 (4)     95.1 %(4)
                                     
Mezzanine/Preferred/Ground Lease Investments   Location   Actual/ Planned Number of Units                 Pro Forma Average Rent          
Alexan CityCentre   Houston, TX   340               $ 1,648 (2)        
Alexan Southside Place   Houston, TX   270                 1,641 (2)        
Arlo   Charlotte, NC   286                 1,507          
Avondale Hills   Decatur, GA   240                 1,538          
Belmont Crossing   Smyrna, GA   192                 814 (2)        
Domain at The One Forty   Garland, TX   299                 1,321 (2)        
Georgetown Crossing   Savannah, GA   168                 988 (2)        
Mira Vista   Austin, TX   200                 1,060 (2)        
Motif   Fort Lauderdale, FL   385                 2,352          
Novel Perimeter   Atlanta, GA   320                 1,749          
Park on the Square   Pensacola, FL   240                 1,099 (2)        
Reunion Apartments   Orlando, FL   280                 1,366          
Riverside Apartments   Austin, TX   222                 1,408          
Sierra Terrace   Atlanta, GA   135                 1,225 (2)        
Sierra Village   Atlanta, GA   154                 1,178 (2)        
The Commons   Jacksonville, FL   328                 879 (2)        
The Conley, formerly North Creek Apartments   Leander, TX   259                 1,358          
The Park at Chapel Hill   Chapel Hill, NC   414                 1,599          
Thornton Flats   Austin, TX   104                 1,527 (2)        
Vickers Historic Roswell   Roswell, GA   79                 3,176          
Wayford at Concord, formerly Wayforth at Concord   Concord, NC   150                 1,707          
Zoey   Austin, TX   307                 1,762          
Subtotal/Average       5,372               $ 1,488          
                                     
Portfolio Properties Total/Average       17,216               $ 1,373 (4)        

 

(1) Represents date of last significant renovation or year built if there were no renovations.    
(2) Represents the average effective monthly rent per occupied unit for the three months ended September 30, 2020.  
(3) Percent occupied is calculated as (i) the number of units occupied as of September 30, 2020, divided by (ii) total number of units, expressed as a percentage.  
(4) Excludes The District at Scottsdale, which is in lease-up.  
                             

 

 

 

Consolidated Statement of Operations

For the Three and Nine Months Ended September 30, 2020 and 2019

(Unaudited and dollars in thousands except for share and per share data)

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Revenues                        
Rental and other property revenues   $ 48,666     $ 47,422     $ 146,713     $ 139,575  
Interest income from mezzanine loan and ground lease investments     5,923       6,125       17,149       17,874  
Total revenues     54,589       53,547       163,862       157,449  
Expenses                                
Property operating     19,571       19,377       57,441       56,847  
Property management fees     1,231       1,256       3,719       3,707  
General and administrative     5,901       6,259       17,575       16,933  
Acquisition and pursuit costs     2,242       217       3,933       346  
Weather-related losses, net           57             347  
Depreciation and amortization     19,216       17,643       60,206       51,097  
Total expenses     48,161       44,809       142,874       129,277  
Operating income     6,428       8,738       20,988       28,172  
Other income (expense)                                
Other income     60             119        
Preferred returns on unconsolidated real estate joint ventures     2,963       2,316       8,213       7,097  
Gain on sale of real estate investments           48,680       58,096       48,680  
Gain on sale of non-depreciable real estate investments                       679  
Loss on extinguishment of debt and debt modification costs           (6,924 )     (13,985 )     (6,924 )
Interest expense, net     (13,520 )     (14,635 )     (42,294 )     (45,826 )
Total other (expense) income     (10,497 )     29,437       10,149       3,706  
Net (loss) income     (4,069 )     38,175       31,137       31,878  
Preferred stock dividends     (15,003 )     (11,887 )     (42,787 )     (33,291 )
Preferred stock accretion     (4,451 )     (2,717 )     (11,978 )     (6,920 )
Net (loss) income attributable to noncontrolling interests                                
Operating Partnership units     (6,270 )     6,191       (6,679 )     (1,747 )
Partially owned properties     (195 )     220       1,512       (662 )
Net (loss) income attributable to noncontrolling interests     (6,465 )     6,411       (5,167 )     (2,409 )
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
                                 
Net (loss) income per common share - Basic   $ (0.71 )   $ 0.76     $ (0.80 )   $ (0.29 )
                                 
Net (loss) income per common share – Diluted   $ (0.71 )   $ 0.75     $ (0.80 )   $ (0.29 )
                                 
Weighted average basic common shares outstanding     24,566,196       22,320,710       24,321,282       22,622,040  
Weighted average diluted common shares outstanding     24,566,196       22,669,188       24,321,282       22,622,040  

 

 

 

 

Consolidated Balance Sheets

Third Quarter 2020

(Unaudited and dollars in thousands except for share and per share amounts)

 

   

September 30,

2020

    December 31,
2019
 
ASSETS            
Net Real Estate Investments                
Land   $ 273,043     $ 268,244  
Buildings and improvements     1,807,386       1,752,738  
Furniture, fixtures and equipment     73,797       67,904  
Total Gross Real Estate Investments     2,154,226       2,088,886  
Accumulated depreciation     (177,124 )     (141,566 )
Total Net Real Estate Investments     1,977,102       1,947,320  
Cash and cash equivalents     91,836       31,683  
Restricted cash     34,744       19,085  
Notes and accrued interest receivable     202,649       193,781  
Due from affiliates     314       2,969  
Accounts receivable, prepaids and other assets     26,954       16,317  
Preferred equity investments and investments in unconsolidated real estate joint ventures     108,098       126,444  
In-place lease intangible assets, net     522       3,098  
Total Assets   $ 2,442,219     $ 2,340,697  
                 
LIABILITIES, REDEEMABLE PREFERRED STOCK AND EQUITY                
Mortgages payable   $ 1,427,542     $ 1,425,257  
Revolving credit facilities           18,000  
Mandatorily redeemable preferred stock     34,833        
Accounts payable     1,596       1,488  
Other accrued liabilities     36,664       27,499  
Due to affiliates     602       790  
Distributions payable     14,964       13,541  
Total Liabilities     1,516,201       1,486,575  
8.250% Series A Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, 10,875,000 shares authorized; 5,558,392 and 5,721,460 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     102,656       140,355  
6.000% Series B Redeemable Preferred Stock, liquidation preference $1,000 per share, 1,225,000 shares authorized; 516,100 and 536,695 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     469,538       480,921  
7.625% Series C Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, 4,000,000 shares authorized; 2,295,845 and 2,323,750 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     56,373       56,797  
6.150% Series T Redeemable Preferred Stock, liquidation preference $25.00 per share, 32,000,000 shares authorized; 6,671,458 and 17,400 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     150,823       388  
Equity                
Stockholders’ Equity                
Preferred stock, $0.01 par value, 197,900,000 shares authorized; no shares issued and outstanding            
7.125% Series D Cumulative Preferred Stock, liquidation preference $25.00 per share, 4,000,000 shares authorized; 2,774,338 and 2,850,602 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     66,867       68,705  
Common stock - Class A, $0.01 par value, 747,509,582 shares authorized; 24,589,389 and 23,422,557 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     246       234  
Common stock - Class C, $0.01 par value, 76,603 shares authorized; 76,603 shares issued and outstanding as of September 30, 2020 and December 31, 2019     1       1  
Additional paid-in-capital     323,064       311,683  
Distributions in excess of cumulative earnings     (283,537 )     (253,132 )
Total Stockholders’ Equity     106,641       127,491  
Noncontrolling Interests                
Operating Partnership units     13,531       19,331  
    Partially owned properties     26,456       28,839  
Total Noncontrolling Interests     39,987       48,170  
Total Equity     146,628       175,661  
TOTAL LIABILITIES, REDEEMABLE PREFERRED STOCK AND EQUITY   $ 2,442,219     $ 2,340,697  

 

 

 

 

Non-GAAP Financial Measures

The foregoing supplemental financial data includes certain non-GAAP financial measures that we believe are helpful in understanding our business and performance, as further described below. Our definition and calculation of these non-GAAP financial measures may differ from those of other REITs, and may, therefore, not be comparable.

 

Funds from Operations and Core Funds from Operations

 

We believe that funds from operations (“FFO”), as defined by the National Association of Real Estate Investment Trusts (“NAREIT”) and core funds from operations (“CFFO”) are important non-GAAP supplemental measures of operating performance for a REIT.

 

FFO attributable to common shares and units is a non-GAAP financial measure that is widely recognized as a measure of REIT operating performance. We consider FFO to be an appropriate supplemental measure of our operating performance as it is based on a net income analysis of property portfolio performance that excludes non-cash items such as depreciation. The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time. Since real estate values historically rise and fall with market conditions, presentations of operating results for a REIT, using historical accounting for depreciation, could be less informative. We define FFO, consistent with the NAREIT definition, as net income, computed in accordance with GAAP, excluding gains or losses on sales of depreciable real estate property, plus depreciation and amortization of real estate assets, plus impairment write-downs of depreciable real estate, and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect FFO on the same basis.

 

CFFO makes certain adjustments to FFO, removing the effect of items that do not reflect ongoing property operations such as acquisition expenses, non-cash interest, unrealized gains and losses on derivatives, losses on extinguishment of debt and debt modification costs (includes prepayment penalties incurred and the write-off of unamortized deferred financing costs and fair market value adjustments of assumed debt), one-time weather-related costs, gain or losses on sales of non-depreciable real estate property, shareholder activism, stock compensation expense and preferred stock accretion. Commencing January 1, 2020, we did not deduct the accrued portion of the preferred income on our preferred equity investments from FFO to determine CFFO as the income is deemed fully collectible. The accrued portion of the preferred income totaled $0.4 million and $1.2 million for the three and nine months ended September 30, 2020, respectively. We believe that CFFO is helpful to investors as a supplemental performance measure because it excludes the effects of certain items which can create significant earnings volatility, but which do not directly relate to our core recurring property operations. As a result, we believe that CFFO can help facilitate comparisons of operating performance between periods and provides a more meaningful predictor of future earnings potential.

 

Our calculation of CFFO differs from the methodology used for calculating CFFO by certain other REITs and, accordingly, our CFFO may not be comparable to CFFO reported by other REITs. Our management utilizes FFO and CFFO as measures of our operating performance after adjustment for certain non-cash items, such as depreciation and amortization expenses, and acquisition and pursuit costs that are required by GAAP to be expensed but may not necessarily be indicative of current operating performance and that may not accurately compare our operating performance between periods. Furthermore, although FFO and CFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, we also believe that FFO and CFFO may provide us and our stockholders with an additional useful measure to compare our financial performance to certain other REITs.

 

Neither FFO nor CFFO is equivalent to net income, including net income attributable to common stockholders, or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and CFFO do not represent amounts available for management's discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Neither FFO nor CFFO should be considered as an alternative to net income, including net income attributable to common stockholders, as an indicator of our operating performance or as an alternative to cash flow from operating activities as a measure of our liquidity.

 

 

 

 

We have acquired six operating properties, made eight investments through mezzanine loans, preferred equity interests or ground lease investments, and sold five operating properties subsequent to September 30, 2019. The results presented in the table below are not directly comparable and should not be considered an indication of our future operating performance.

 

The table below reconciles our calculations of FFO and CFFO to net (loss) income, the most directly comparable GAAP financial measure, for the three and nine months ended September 30, 2020 and 2019 (in thousands, except per share amounts):

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
Add back: Net (loss) income attributable to Operating Partnership Units     (6,270 )     6,191       (6,679 )     (1,747 )
Net (loss) income attributable to common stockholders and unit holders     (23,328 )     23,351       (25,140 )     (7,671 )
Common stockholders and Operating Partnership Units pro-rata share of:                                
Real estate depreciation and amortization (1)     18,309       16,755       57,353       48,187  
Gain on sale of real estate investments           (48,172 )     (55,360 )     (48,172 )
FFO Attributable to Common Stockholders and Unit Holders     (5,019 )     (8,066 )     (23,147 )     (7,656 )
Common stockholders and Operating Partnership Units pro-rata share of:                                
Acquisition and pursuit costs     2,242       217       3,933       346  
Non-cash interest expense     731       787       2,323       2,348  
Unrealized loss on derivatives     98       131       67       2,418  
Loss on extinguishment of debt and debt modification costs           6,864       13,590       6,864  
Weather-related losses, net           57             305  
Non-real estate depreciation and amortization     122       157       364       327  
Gain on sale of non-depreciable real estate investments                       (679 )
Shareholder activism                       393  
Non-recurring income, net     (52 )           (49 )      
Non-cash preferred returns on unconsolidated real estate joint ventures           (340 )           (938 )
Non-cash equity compensation     2,850       3,290       8,589       8,109  
Preferred stock accretion     4,451       2,717       11,978       6,920  
CFFO Attributable to Common Stockholders and Unit Holders   $ 5,423     $ 5,814     $ 17,648     $ 18,757  
                                 
Per Share and Unit Information:                                
FFO Attributable to Common Stockholders and Unit Holders - diluted   $ (0.15 )   $ (0.26 )   $ (0.70 )   $ (0.25 )
CFFO Attributable to Common Stockholders and Unit Holders - diluted   $ 0.16     $ 0.19     $ 0.53     $ 0.61  
                                 
Weighted average common shares and units outstanding - diluted     33,688,877       30,847,869       33,187,360       30,734,110  

 

(1) The real estate depreciation and amortization amount includes our share of consolidated real estate-related depreciation and amortization of intangibles, less amounts attributable to noncontrolling interests for partially owned properties, and our similar estimated share of unconsolidated depreciation and amortization, which is included in earnings of our unconsolidated real estate joint venture investments.

 

 

 

 

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate ("EBITDAre")

 

NAREIT defines earnings before interest, taxes, depreciation and amortization for real estate ("EBITDAre") (September 2017 White Paper) as net income (loss), computed in accordance with GAAP, before interest expense, income taxes, depreciation and amortization expense, and further adjusted for gains and losses from sales of depreciated operating properties, and impairment write-downs of depreciated operating properties.

 

We consider EBITDAre to be an appropriate supplemental measure of our performance because it eliminates depreciation, income taxes, interest and non-recurring items, which permits investors to view income from operations unobscured by non-cash items such as depreciation, amortization, the cost of debt or non-recurring items.

 

Adjusted EBITDAre represents EBITDAre further adjusted for non-comparable items and it is not intended to be a measure of free cash flow for our management’s discretionary use, as it does not consider certain cash requirements such as income tax payments, debt service requirements, capital expenditures and other fixed charges.

 

EBITDAre and Adjusted EBITDAre are not recognized measurements under GAAP. Because not all companies use identical calculations, our presentation of EBITDAre and Adjusted EBITDAre may not be comparable to similarly titled measures of other companies.

 

Below is a reconciliation of net (loss) income attributable to common stockholders to EBITDAre (unaudited and dollars in thousands).

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
Net (loss) income attributable to noncontrolling interests     (6,465 )     6,411       (5,167 )     (2,409 )
Preferred stock dividends     15,003       11,887       42,787       33,291  
Preferred stock accretion     4,451       2,717       11,978       6,920  
Interest expense, net     13,520       14,635       42,294       45,826  
Depreciation and amortization     19,169       17,486       60,068       50,770  
Gain on sale of real estate investments           (48,680 )     (58,096 )     (48,680 )
Loss on extinguishment of debt and debt modification costs           6,924       13,985       6,924  
   EBITDAre   $ 28,620     $ 28,540     $ 89,388     $ 86,718  
Acquisition and pursuit costs     2,242       217       3,933       346  
Non-real estate depreciation and amortization     122       157       364       327  
Weather-related losses, net           57             347  
Gain on sale of non-depreciable real estate investments                       (679 )
Shareholder activism                       393  
Non-cash equity compensation     2,850       3,290       8,589       8,109  
Non-recurring income, net     (52 )           (49 )      
Non-cash preferred returns on unconsolidated real estate joint ventures           (340 )           (938 )
   Adjusted EBITDAre   $ 33,782     $ 31,921     $ 102,225     $ 94,623  

 

Same Store Properties

 

Same store properties are conventional multifamily residential apartments which were owned and operational for the entire periods presented, including each comparative period.

 

 

 

 

 

Property Net Operating Income ("Property NOI")

 

We believe that net operating income, or NOI, is a useful measure of our operating performance. We define NOI as total property revenues less total property operating expenses, excluding depreciation and amortization and interest. Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs. We believe that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income. We use NOI to evaluate our performance on a same store and non-same store basis; NOI measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance and captures trends in rental housing and property operating expenses. However, NOI should only be used as a supplemental measure of our financial performance.

 

The following table reflects net (loss) income attributable to common stockholders together with a reconciliation to NOI and to same store and non-same store contributions to consolidated NOI, as computed in accordance with GAAP for the periods presented (unaudited and amounts in thousands):

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
Add back: Net (loss) income attributable to Operating Partnership Units     (6,270 )     6,191       (6,679 )     (1,747 )
Net (loss) income attributable to common stockholders and unit holders     (23,328 )     23,351       (25,140 )     (7,671 )
Add common stockholders and Operating Partnership Units pro-rata share of:                                
Depreciation and amortization     18,309       16,755       57,353       48,187  
Non-real estate depreciation and amortization     122       157       364       327  
Non-cash interest expense     731       787       2,323       2,348  
Unrealized loss on derivatives     98       131       67       2,418  
Loss on extinguishment of debt and debt modification costs           6,864       13,590       6,864  
Property management fees     1,173       1,193       3,540       3,511  
Acquisition and pursuit costs     2,242       217       3,933       346  
Corporate operating expenses     5,817       6,187       17,279       16,716  
Weather-related losses, net           57             305  
Preferred dividends     15,003       11,887       42,787       33,291  
Preferred stock accretion     4,451       2,717       11,978       6,920  
Less common stockholders and Operating Partnership Units pro-rata share of:                                
Non-recurring income, net     52             49        
Preferred returns on unconsolidated real estate joint ventures     2,935       2,316       8,343       7,097  
Interest income from mezzanine loan and ground lease investments     5,923       6,125       17,149       17,874  
Gain on sale of real estate investments           48,172       55,360       48,172  
Gain on sale of non-depreciable real estate investments                       679  
Pro-rata share of properties’ income     15,708       13,690       47,173       39,740  
Add:                                
Noncontrolling interest pro-rata share of partially owned property income     725       668       2,278       2,086  
Total property income     16,433       14,358       49,451       41,826  
Add:                                
Interest expense     12,662       13,687       39,821       40,902  
Net operating income     29,095       28,045       89,272       82,728  
Less:                                
Non-same store net operating income     6,878       5,539       25,283       18,958  
Same store net operating income (1)   $ 22,217     $ 22,506     $ 63,989     $ 63,770  

 

(1) Same store portfolio for the three months ended September 30, 2020 consists of 26 properties, which represent 8,993 units.  Same store portfolio for the nine months ended September 30, 2020 consists of 24 properties, which represent 8,459 units.

 

 

 

 

Contact

Investors:

(888) 558.1031
investor.relations@bluerockre.com

 

Media:

Josh Hoffman

(208) 475.2380

jhoffman@bluerockre.com

#

 

 

 

 

 

 

 

 

Exhibit 99.2

 

  1  

 


Bluerock Residential Growth REIT, Inc.

Third Quarter 2020

Supplemental Financial Information

(Unaudited)

 

Table of Contents

 

 

Third Quarter Earnings Release 3
Financial and Operating Highlights 17
Share and Unit Information 18
EBITDAre and Interest Information 19
Financial Statistics 20
Recent Acquisitions and Investments 21
Recent Dispositions 22
Investments in Unconsolidated Real Estate Joint Ventures, Notes and Accrued Interest Receivable from Related Parties, and Ground Lease. .23
Portfolio Information 24
Renovation Table 25
Lease-up and Development Mezzanine/Preferred/Ground Lease Investments 26
Condensed Consolidated Balance Sheets 27
Consolidated Statements of Operations 28
Reconciliation of Funds from Operations (FFO) and Core Funds from Operations (CFFO) 29
Mortgages Payable Summary Information 30
Definitions of Non-GAAP Financial Measures 32

 

 

This document contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are based upon the Company’s present expectations, but these statements are not guaranteed to occur.  Furthermore, the Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. Investors should not place undue reliance upon forward-looking statements. Although the Company believes that the expectations reflected in these forward-looking statements are based on reasonable assumptions, the Company’s actual results and performance could differ materially from those set forth in these forward-looking statements due to numerous factors. Currently, one of the most significant factors is the potential adverse effect of the COVID-19 pandemic on the financial condition, results of operations, cash flows and performance of the Company and its tenants, partners and employees, as well as the real estate market and the global economy and financial markets. The extent to which COVID-19 impacts the Company and its tenants, partners and employees will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact (including governmental actions that may vary by jurisdiction, such as mandated business closing; stay-at-home orders; limits on group activity; and actions to protect residential tenants from eviction), and the direct and indirect economic effects of the pandemic and containment measures, including national and local employment rates and the corresponding impact on the Company’s tenants’ ability to pay their rent on time or at all, among others.  For further discussion of the factors that could affect outcomes, please refer to the risk factors set forth in Item 1A of the Company’s Annual Report on Form 10-K filed by the Company with the U.S. Securities and Exchange Commission (“SEC”) on February 24, 2020, and subsequent filings by the Company with the SEC. We claim the safe harbor protection for forward looking statements contained in the Private Securities Litigation Reform Act of 1995.

 

 

  2  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

  

 

 

For Immediate Release

Bluerock Residential Growth REIT Announces Third Quarter 2020 Results

 

-     Total Revenues Grew 1.9% YoY     -

-     Same Store Occupancy Increased 1.1%     -

-     Same Store Average Rent Increased 0.4% YoY     -

-     Collected 97% of Third Quarter Rents Including Payment Plans     -

 

New York, NY (November 5, 2020) – Bluerock Residential Growth REIT, Inc. (NYSE American: BRG) (“the Company”), an owner of highly amenitized multifamily apartment communities, announced today its financial results for the quarter ended September 30, 2020.

 

“Our solid same store occupancy, average rent, and operating margins performance continue to validate our market, asset and operating strategy even with the challenges of COVID-19,” said Ramin Kamfar, Company Chairman and CEO. “Our rental collections reflect favorably on our investments in highly amenitized, live/work/play apartment communities in knowledge-based economies such as health care, technology, education, sciences and finance sectors. We are making accretive capital allocation decisions, and while, we acknowledge the potential for future challenges due to the pandemic, we have a robust pipeline of growth opportunities.”

 

Third Quarter Highlights

 

- Total revenues grew 1.9% to $54.6 million for the quarter from $53.5 million in the prior year period.

 

- Net loss attributable to common stockholders for the third quarter of 2020 was ($0.71) per diluted share, as compared to net income attributable to common stockholders of $0.75 per diluted share in the prior year period.

 

- Property Net Operating Income (“NOI”) grew 3.7% to $29.1 million, from $28.0 million in the prior year period.

 

- Improved operating margins by 70 basis points year over year to 59.8%.

 

- Portfolio occupancy was 95.1% at September 30, 2020, up 130 basis points from the prior year.

 

- Same store occupancy increased 110 basis points and same store average rent increased 0.4%, as compared to the prior year period.

 

- Same store revenue increased 0.6% and same store NOI decreased 1.3%, as compared to the prior year period.

 

- Collected 97% of rents, including payment plans of 1%, from its multifamily properties for the three months ended September 30, 2020.

 

- Core funds from operations attributable to common shares and units (“CFFO”) was $5.4 million, compared to $5.8 million in the prior year period. CFFO per share was $0.16 for the third quarter as compared to $0.19 in the prior year period. CFFO per share was impacted by $0.03 as a result of the Company’s strategic decision to reduce its investment pace and to hold excess liquidity during the quarter. With its strong pipeline, the Company expects to invest available capital on a go forward basis.

 

  3  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

- Consolidated real estate investments, at cost, were approximately $2.2 billion.

 

- Acquired a 92% interest in a multifamily community of 320-units for a total purchase price of $34.5 million.

 

- Invested in two new development mezzanine loans with a total commitment of $21.7 million, of which $1.9 million was funded.

 

- Completed additional funding for ten preferred equity, mezzanine loan, and ground lease investments totaling $27.1 million.

 

- In October 2020, sold one operating asset, Cade Boca Raton, for a gross sales price of $37.8 million and net proceeds to the Company of $10.2 million. The asset was sold at an in-place cap rate of 3.3% adjusting for the buyer’s year one taxes and $250 per unit replacement reserves.

 

- Completed 86 value-add unit upgrades during the quarter achieving an average 25.5% ROI.

 

- Paid quarterly dividend of $0.1625 in cash per share of common stock.

 

- Raised $66.2 million through its continuous registered Series T Preferred Stock offering in the quarter.

 

- Announced a partial redemption of its 8.25% Series A Cumulative Redeemable Preferred Stock.

 

- As of September 30, 2020, had $245.4 million of unrestricted cash and availability under its revolving credit facilities.

 

Included later in this release are definitions of NOI, CFFO and other Non-GAAP financial measures and reconciliations of such measures to their most comparable financial measures as calculated and presented under GAAP.

 

COVID-19 Pandemic Update

 

Since the beginning of the COVID-19 pandemic, the Company executed on actions to prioritize the health and well-being of its tenants, business partners, service providers and employees, while striving to provide the highest quality living experience possible and facilitating virtual leasing and services.

 

 

Post-Quarter Operational Performance

 

As of October 31, 2020, the Company has collected 97% of October rents, including payment plans of 0.5%, from its multifamily properties.

 

Occupancy and availability remains strong at 95.4% and 7.9%, as of October 31, 2020.

 

In October average lease rate grew 1.2% year over year.

 

Current Liquidity

 

Due to the uncertainties presented by the COVID-19 pandemic, the Company continues to take measures to increase its liquidity and believes it has sufficient liquidity through this uncertain period.

 

The Company has approximately $168.5 million in unrestricted cash and availability under its revolving credit facilities as of October 31, 2020.

 

  4  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

Over $28 million was raised from the Company’s continuous registered Series T Preferred Stock offering during October 2020.

 

Third Quarter 2020 Financial Results

 

Net loss attributable to common stockholders for the third quarter of 2020 was ($17.1) million, compared to net income attributable to common stockholders of $17.2 million in the prior year period. Net income (loss) attributable to common stockholders included non-cash expenses of $19.4 million or $0.79 per share in the third quarter of 2020 compared to $17.5 million or $0.77 per share for the prior year period.

 

CFFO for the third quarter of 2020 was $5.4 million, or $0.16 per diluted share, compared to $5.8 million, or $0.19 per diluted share, in the prior year period. CFFO was impacted by the Company’s strategic decision to reduce its investment pace in the near term and to increase its cash position. CFFO was positively impacted by growth in property NOI of $1.1 million, preferred returns of $1.0 million, and a decrease in interest expense of $1.0 million. This was primarily offset by a year-over-year decrease in interest income of $0.2 million, an increase in general and administrative expense of $0.1 million and preferred stock dividends of $3.1 million.

 

Total Portfolio Performance

$ In thousands, except average rental rates   3Q20     3Q19     Variance       YTD20     YTD19     Variance    
Total Revenues (1)   $ 54,589     $ 53,547       1.9 %     $ 163,862     $ 157,449       4.1 %  
Property Operating Expenses   $ 19,571     $ 19,377       1.0 %     $ 57,441     $ 56,847       1.0 %  
NOI   $ 29,095     $ 28,045       3.7 %     $ 89,272     $ 82,728       7.9 %  
Operating Margin     59.8 %     59.1 %     70   bps     60.8 %     59.3 %     150   bps
Average Occupancy Percentage     95.1 %     94.1 %     100   bps     94.6 %     93.9 %     70   bps
Average Rental Rate   $ 1,319     $ 1,313       0.5 %     $ 1,326     $ 1,308       1.4 %  

(1) Including interest income from related parties

 

For the third quarter of 2020, property revenues increased by 2.6% compared to the same prior year period. Total portfolio NOI was $29.1 million, an increase of $1.1 million, or 3.7%, compared to the same period in the prior year. Property NOI margins expanded by 70 basis points to 59.8% of revenue for the quarter, compared to 59.1% of revenue in the prior year quarter.

 

Same Store Portfolio Performance

$ In thousands, except average rental rates   3Q20     3Q19     Variance       YTD20     YTD19     Variance    
Revenues   $ 37,943     $ 37,710       0.6 %     $ 106,703     $ 105,529       1.1 %  
Property Operating Expenses   $ 15,726     $ 15,204       3.4 %     $ 42,714     $ 41,759       2.3 %  
NOI   $ 22,217     $ 22,506       (1.3 %)     $ 63,989     $ 63,770       0.3 %  
Operating Margin     58.6 %     59.7 %     (110 ) bps     60.0 %     60.4 %     (40 ) bps
Average Occupancy Percentage     95.0 %     93.9 %     110   bps     94.6 %     94.0 %     60   bps
Average Rental Rate   $ 1,333     $ 1,328       0.4 %     $ 1,341     $ 1,320       1.6 %  

 

The Company’s same store portfolio for the quarter ended September 30, 2020 included 26 properties. For the third quarter of 2020, same store NOI was $22.2 million, a decrease of $0.3 million, or (1.3%), compared to the same period in the prior year. Same store property revenues increased by 0.6% compared to the same prior year period, primarily driven by a 110-basis point increase in occupancy and 0.4% increase in average rental rates as fourteen of the Company’s twenty-six same store properties recognized rental rate increases during the period, but offset by $0.2 million increase in bad debt expense and $0.1 million less in ancillary income, such as termination fees and late fees, due to the impact of COVID-19 and related Federal and state eviction moratoriums.

 

  5  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

Same store expenses increased 3.4%, or $0.5 million, primarily due to non-controllable expenses; real estate taxes increased $0.25 million from prior year due to municipality tax increases and insurance expenses increased $0.25 million due to industrywide multifamily price increases.

 

Renovation Activity

 

The Company completed 86 value-add unit upgrades during the third quarter achieving a 25.5% ROI. Since inception, within the existing portfolio, the Company has completed 2,890 value-add unit upgrades at an average cost of $5,873 per unit and achieved an average monthly rental rate increase of $115 per unit, equating to a 23.6% ROI on all unit upgrades leased as of September 30, 2020. The Company has identified approximately 4,486 remaining units within the existing portfolio for value-add upgrades with similar projected economics to the completed renovations. Due to the uncertainty surrounding the COVID-19 impact, the Company had temporarily suspended interior renovations at several properties subject to better visibility on the economic recovery, and now expects to complete between 250 and 300 unit renovations in 2020.

 

Portfolio Activity

 

The Company completed the following investments:

 

- Acquired a 92% interest in a 320-unit apartment community located in Austin, Texas, known as Chevy Chase. The total purchase price was $34.5 million, funded in part by a $24.4 million mortgage loan secured by the property.

 

- Entered into two development mezzanine loans with unrelated third parties in the third quarter. The mezzanine loans are for apartment communities with a total of 520-units in Orlando, Florida, and Atlanta, Georgia. The Company funded approximately $1.9 million of a total mezzanine commitment of $21.7 million.

 

- Funded $27.1 million under existing preferred equity, mezzanine loan, and ground lease commitments in ten investments.

 

The Company completed the following sales activity:

 

- Subsequent to quarter end, sold Cade Boca Raton for a gross sales price of $37.8 million and net proceeds to the Company of $10.2 million. The asset was sold at an in-place cap rate of 3.3% adjusting for the buyer’s year one taxes and $250 per unit replacement reserves.

 

Balance Sheet

 

As of September 30, 2020, the Company had $245.4 million of unrestricted cash and availability under its revolving credit facilities, and $1.4 billion of indebtedness outstanding.

 

During the third quarter, the Company raised gross proceeds of approximately $66.2 million through the issuance of 2.6 million shares of Series T Preferred Stock at $25.00 per share. The Series T Preferred Stock continuous offering offers 20,000,000 preferred shares in the primary offering, along with 12,000,000 preferred shares pursuant to a dividend reinvestment plan. The preferred shares are offered at $25.00 per share and pay cumulative monthly dividends at a 6.15% annual rate, along with an annual stock dividend of up to 0.2% for five years.

 

The Company repurchased 103,574 shares of Class A Common Stock during the third quarter at an average price of $7.30 under its $50.0 million share repurchase plan announced in December 2019.

 

  6  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

On October 21, 2020, the Company redeemed 1,393,294 shares of its 8.25% Series A Cumulative Redeemable Preferred Stock, representing approximately 25% of the total outstanding shares of Series A Preferred Stock.  The total cost to redeem the shares was $35 million, including accrued and unpaid dividends.

 

Dividend

 

The Board of Directors authorized, and the Company declared, a quarterly cash dividend for the third quarter of 2020 equal to a quarterly rate of $0.1625 per share on its Class A and Class C Common Stock, payable to the stockholders of record as of September 25, 2020, and was paid on October 5, 2020. A portion of each dividend may constitute a return of capital for tax purposes.

 

The Board of Directors authorized, and the Company declared, a quarterly cash dividend on its 8.250% Series A Cumulative Redeemable Preferred Stock for the third quarter of 2020, in the amount of $0.515625 per share. In addition, the Board of Directors authorized, and the Company declared, a quarterly cash dividend on its 7.625% Series C Cumulative Redeemable Preferred Stock for the third quarter of 2020, in the amount of $0.4765625 per share. Further, the Board of Directors authorized, and the Company declared, a quarterly cash dividend on its 7.125% Series D Cumulative Preferred Stock for the third quarter of 2020, in the amount of $0.4453125 per share.  The dividends were payable to the stockholders of record as of September 25, 2020, and were paid on October 5, 2020.

 

The Board of Directors authorized, and the Company declared, a monthly dividend of $5.00 per share of Series B Preferred Stock, payable to the stockholders of record as of July 24, 2020, August 25, 2020, and September 25, 2020, which were paid in cash on August 5, 2020, September 4, 2020 and October 5, 2020, respectively.

 

The Board of Directors authorized, and the Company declared, a monthly dividend of $0.128125 per share of Series T Preferred Stock, prorated on the basis of the actual number of days in the applicable dividend period during which each share was outstanding.  Such pro-rated dividends were payable to the stockholders of record as of July 24, 2020, August 25, 2020, and September 25, 2020, which were paid in cash on August 5, 2020, September 4, 2020 and October 5, 2020, respectively.

 

On October 9, 2020, the Board of Directors authorized, and the Company declared, a monthly dividend of $5.00 per share of Series B Preferred Stock, payable to the stockholders of record as of October 23, 2020, which was paid in cash on November 5, 2020, and as of November 25, 2020, and December 24, 2020, which will be paid in cash on December 4, 2020 and January 5, 2021, respectively.

 

On October 9, 2020, the Board of Directors authorized, and the Company declared, a monthly dividend of $0.128125 per share of Series T Preferred Stock, prorated on the basis of the actual number of days in the applicable dividend period during which each share was outstanding.  Such pro-rated dividends are payable to the stockholders of record as of October 23, 2020, which was paid in cash on November 5, 2020, and as of November 25, 2020, and December 24, 2020, which will be paid in cash on December 4, 2020 and January 5, 2021, respectively.

 

2020 Guidance

 

The Company withdrew its full year 2020 guidance on May 11, 2020, due to inherent uncertainty regarding the economic effects of the COVID-19 pandemic.

 

  7  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

Conference Call

 

All interested parties can listen to the live conference call at 11:00 AM ET on Thursday, November 5, 2020 by dialing +1 (866) 843-0890 within the U.S., or +1 (412) 317-6597, and requesting the "Bluerock Residential Conference."

 

For those who are not available to listen to the live call, the conference call will be available for replay on the Company’s website two hours after the call concludes, and will remain available until December 5, 2020 at http://services.choruscall.com/links/brg201105.html, as well as by dialing +1 (877) 344-7529 in the U.S., or +1 (412) 317-0088 internationally, and requesting conference number 10148742.

 

The full text of this Earnings Release and additional Supplemental Information is available in the Investor Relations section on the Company’s website at http://www.bluerockresidential.com.

 

About Bluerock Residential Growth REIT, Inc.

 

Bluerock Residential Growth REIT, Inc. (NYSE American: BRG) is a real estate investment trust that focuses on developing and acquiring a diversified portfolio of institutional-quality highly amenitized live/work/play apartment communities in demographically attractive knowledge economy growth markets to appeal to the renter by choice. The Company’s objective is to generate value through off-market/relationship-based transactions and, at the asset level, through value add improvements to properties and operations. The Company is included in the Russell 2000 and Russell 3000 Indexes. BRG has elected to be taxed as a real estate investment trust (REIT) for U.S. federal income tax purposes.

 

For more information, please visit the Company’s website at www.bluerockresidential.com.

 

Forward Looking Statements

 

This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are based upon the Company’s present expectations, but these statements are not guaranteed to occur. Furthermore, the Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. Investors should not place undue reliance upon forward-looking statements. Although the Company believes that the expectations reflected in these forward-looking statements are based on reasonable assumptions, the Company’s actual results and performance could differ materially from those set forth in these forward-looking statements due to numerous factors. Currently, one of the most significant factors is the potential adverse effect of the COVID-19 pandemic on the financial condition, results of operations, cash flows and performance of the Company and its tenants, partners and employees, as well as the real estate market and the global economy and financial markets. The extent to which COVID-19 impacts the Company and its tenants, partners and employees will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact (including governmental actions that may vary by jurisdiction, such as mandated business closing; stay-at-home orders; limits on group activity; and actions to protect residential tenants from eviction), and the direct and indirect economic effects of the pandemic and containment measures, including national and local employment rates and the corresponding impact on the Company’s tenants’ ability to pay their rent on time or at all, among others. For further discussion of the factors that could affect outcomes, please refer to the risk factors set forth in Item 1A of the Company’s Annual Report on Form 10-K filed by the Company with the U.S. Securities and Exchange Commission (“SEC”) on February 24, 2020, and subsequent filings by the Company with the SEC. We claim the safe harbor protection for forward looking statements contained in the Private Securities Litigation Reform Act of 1995.

 

  8  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

Portfolio Summary

 

The following is a summary of our operating real estate and mezzanine/preferred/ground lease investments as of September 30, 2020:

 

Consolidated Operating Properties   Location   Number of Units   Year Built/ Renovated (1)   Ownership Interest    

Average

Rent (2)

    % Occupied (3)  
                               
ARIUM Glenridge   Atlanta, GA   480   1990     90 %   $ 1,283       93.1 %
ARIUM Grandewood   Orlando, FL   306   2005     100 %     1,411       95.4 %
ARIUM Hunter’s Creek   Orlando, FL   532   1999     100 %     1,426       92.7 %
ARIUM Metrowest   Orlando, FL   510   2001     100 %     1,437       93.7 %
ARIUM Westside   Atlanta, GA   336   2008     90 %     1,485       92.9 %
Ashford Belmar   Lakewood, CO   512   1988/1993     85 %     1,670       94.5 %
Avenue 25   Phoenix, AZ   254   2013     100 %     1,222       94.5 %
Cade Boca Raton   Boca Raton, FL   90   2019     81 %     2,710       90.0 %
Chattahoochee Ridge   Atlanta, GA   358   1996     90 %     1,363       96.4 %
Chevy Chase   Austin, TX   320   1971     92 %     928       98.8 %
Citrus Tower   Orlando, FL   336   2006     97 %     1,363       96.7 %
Denim   Scottsdale, AZ   645   1979     100 %     1,229       95.2 %
Element   Las Vegas, NV   200   1995     100 %     1,265       97.5 %
Falls at Forsyth   Cumming, GA   356   2019     100 %     1,339       96.3 %
Gulfshore Apartment Homes   Naples, FL   368   2016     100 %     1,295       92.9 %
James on South First   Austin, TX   250   2016     90 %     1,324       95.2 %
Marquis at The Cascades   Tyler, TX   582   2009     90 %     1,203       95.5 %
Navigator Villas   Pasco, WA   176   2013     90 %     1,115       94.9 %
Outlook at Greystone   Birmingham, AL   300   2007     100 %     1,060       96.0 %
Park & Kingston   Charlotte, NC   168   2015     100 %     1,313       94.0 %
Pine Lakes Preserve   Port St. Lucie, FL   320   2003     100 %     1,359       95.9 %
Plantation Park   Lake Jackson, TX   238   2016     80 %     1,291       92.0 %
Providence Trail   Mount Juliet, TN   334   2007     100 %     1,257       94.6 %
Roswell City Walk   Roswell, GA   320   2015     98 %     1,558       96.6 %
Sands Parc   Daytona Beach, FL   264   2017     100 %     1,337       96.2 %
The Brodie   Austin, TX   324   2001     100 %     1,333       94.8 %
The District at Scottsdale   Scottsdale, AZ   332   2018     100 %     1,545       89.8 %
The Links at Plum Creek   Castle Rock, CO   264   2000     88 %     1,443       96.6 %
The Mills   Greenville, SC   304   2013     100 %     1,050       96.4 %
The Preserve at Henderson Beach   Destin, FL   340   2009     100 %     1,473       96.5 %
The Reserve at Palmer Ranch   Sarasota, FL   320   2016     100 %     1,341       94.4 %
The Sanctuary   Las Vegas, NV   320   1988     100 %     1,087       94.4 %
Veranda at Centerfield   Houston, TX   400   1999     93 %     1,005       97.8 %
Villages of Cypress Creek   Houston, TX   384   2001     80 %     1,169       94.3 %
Wesley Village   Charlotte, NC   301   2010     100 %     1,365       94.7 %
Subtotal/Average       11,844               $ 1,319 (4)     95.1 %(4)
                                     
Mezzanine/Preferred/Ground Lease Investments   Location   Actual/ Planned Number of Units                 Pro Forma Average Rent          
Alexan CityCentre   Houston, TX   340               $ 1,648 (2)        
Alexan Southside Place   Houston, TX   270                 1,641 (2)        
Arlo   Charlotte, NC   286                 1,507          
Avondale Hills   Decatur, GA   240                 1,538          
Belmont Crossing   Smyrna, GA   192                 814 (2)        
Domain at The One Forty   Garland, TX   299                 1,321 (2)        
Georgetown Crossing   Savannah, GA   168                 988 (2)        
Mira Vista   Austin, TX   200                 1,060 (2)        
Motif   Fort Lauderdale, FL   385                 2,352          
Novel Perimeter   Atlanta, GA   320                 1,749          
Park on the Square   Pensacola, FL   240                 1,099 (2)        
Reunion Apartments   Orlando, FL   280                 1,366          
Riverside Apartments   Austin, TX   222                 1,408          
Sierra Terrace   Atlanta, GA   135                 1,225 (2)        
Sierra Village   Atlanta, GA   154                 1,178 (2)        
The Commons   Jacksonville, FL   328                 879 (2)        
The Conley, formerly North Creek Apartments   Leander, TX   259                 1,358          
The Park at Chapel Hill   Chapel Hill, NC   414                 1,599          
Thornton Flats   Austin, TX   104                 1,527 (2)        
Vickers Historic Roswell   Roswell, GA   79                 3,176          
Wayford at Concord, formerly Wayforth at Concord   Concord, NC   150                 1,707          
Zoey   Austin, TX   307                 1,762          
Subtotal/Average       5,372               $ 1,488          
                                     
Portfolio Properties Total/Average       17,216               $ 1,373 (4)        

 

(1) Represents date of last significant renovation or year built if there were no renovations.    
(2) Represents the average effective monthly rent per occupied unit for the three months ended September 30, 2020.  
(3) Percent occupied is calculated as (i) the number of units occupied as of September 30, 2020, divided by (ii) total number of units, expressed as a percentage.  
(4) Excludes The District at Scottsdale, which is in lease-up.  
                             

  9  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

Consolidated Statement of Operations

For the Three and Nine Months Ended September 30, 2020 and 2019

(Unaudited and dollars in thousands except for share and per share data)

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Revenues                        
Rental and other property revenues   $ 48,666     $ 47,422     $ 146,713     $ 139,575  
Interest income from mezzanine loan and ground lease investments     5,923       6,125       17,149       17,874  
Total revenues     54,589       53,547       163,862       157,449  
Expenses                                
Property operating     19,571       19,377       57,441       56,847  
Property management fees     1,231       1,256       3,719       3,707  
General and administrative     5,901       6,259       17,575       16,933  
Acquisition and pursuit costs     2,242       217       3,933       346  
Weather-related losses, net           57             347  
Depreciation and amortization     19,216       17,643       60,206       51,097  
Total expenses     48,161       44,809       142,874       129,277  
Operating income     6,428       8,738       20,988       28,172  
Other income (expense)                                
Other income     60             119        
Preferred returns on unconsolidated real estate joint ventures     2,963       2,316       8,213       7,097  
Gain on sale of real estate investments           48,680       58,096       48,680  
Gain on sale of non-depreciable real estate investments                       679  
Loss on extinguishment of debt and debt modification costs           (6,924 )     (13,985 )     (6,924 )
Interest expense, net     (13,520 )     (14,635 )     (42,294 )     (45,826 )
Total other (expense) income     (10,497 )     29,437       10,149       3,706  
Net (loss) income     (4,069 )     38,175       31,137       31,878  
Preferred stock dividends     (15,003 )     (11,887 )     (42,787 )     (33,291 )
Preferred stock accretion     (4,451 )     (2,717 )     (11,978 )     (6,920 )
Net (loss) income attributable to noncontrolling interests                                
Operating Partnership units     (6,270 )     6,191       (6,679 )     (1,747 )
Partially owned properties     (195 )     220       1,512       (662 )
Net (loss) income attributable to noncontrolling interests     (6,465 )     6,411       (5,167 )     (2,409 )
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
                                 
Net (loss) income per common share - Basic   $ (0.71 )   $ 0.76     $ (0.80 )   $ (0.29 )
                                 
Net (loss) income per common share – Diluted   $ (0.71 )   $ 0.75     $ (0.80 )   $ (0.29 )
                                 
Weighted average basic common shares outstanding     24,566,196       22,320,710       24,321,282       22,622,040  
Weighted average diluted common shares outstanding     24,566,196       22,669,188       24,321,282       22,622,040  

 

  10  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

Consolidated Balance Sheets

Third Quarter 2020

(Unaudited and dollars in thousands except for share and per share amounts)

 

   

September 30,

2020

    December 31,
2019
 
ASSETS            
Net Real Estate Investments                
Land   $ 273,043     $ 268,244  
Buildings and improvements     1,807,386       1,752,738  
Furniture, fixtures and equipment     73,797       67,904  
Total Gross Real Estate Investments     2,154,226       2,088,886  
Accumulated depreciation     (177,124 )     (141,566 )
Total Net Real Estate Investments     1,977,102       1,947,320  
Cash and cash equivalents     91,836       31,683  
Restricted cash     34,744       19,085  
Notes and accrued interest receivable     202,649       193,781  
Due from affiliates     314       2,969  
Accounts receivable, prepaids and other assets     26,954       16,317  
Preferred equity investments and investments in unconsolidated real estate joint ventures     108,098       126,444  
In-place lease intangible assets, net     522       3,098  
Total Assets   $ 2,442,219     $ 2,340,697  
                 
LIABILITIES, REDEEMABLE PREFERRED STOCK AND EQUITY                
Mortgages payable   $ 1,427,542     $ 1,425,257  
Revolving credit facilities           18,000  
Mandatorily redeemable preferred stock     34,833        
Accounts payable     1,596       1,488  
Other accrued liabilities     36,664       27,499  
Due to affiliates     602       790  
Distributions payable     14,964       13,541  
Total Liabilities     1,516,201       1,486,575  
8.250% Series A Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, 10,875,000 shares authorized; 5,558,392 and 5,721,460 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     102,656       140,355  
6.000% Series B Redeemable Preferred Stock, liquidation preference $1,000 per share, 1,225,000 shares authorized; 516,100 and 536,695 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     469,538       480,921  
7.625% Series C Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, 4,000,000 shares authorized; 2,295,845 and 2,323,750 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     56,373       56,797  
6.150% Series T Redeemable Preferred Stock, liquidation preference $25.00 per share, 32,000,000 shares authorized; 6,671,458 and 17,400 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     150,823       388  
Equity                
Stockholders’ Equity                
Preferred stock, $0.01 par value, 197,900,000 shares authorized; no shares issued and outstanding            
7.125% Series D Cumulative Preferred Stock, liquidation preference $25.00 per share, 4,000,000 shares authorized; 2,774,338 and 2,850,602 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     66,867       68,705  
Common stock - Class A, $0.01 par value, 747,509,582 shares authorized; 24,589,389 and 23,422,557 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     246       234  
Common stock - Class C, $0.01 par value, 76,603 shares authorized; 76,603 shares issued and outstanding as of September 30, 2020 and December 31, 2019     1       1  
Additional paid-in-capital     323,064       311,683  
Distributions in excess of cumulative earnings     (283,537 )     (253,132 )
Total Stockholders’ Equity     106,641       127,491  
Noncontrolling Interests                
Operating Partnership units     13,531       19,331  
    Partially owned properties     26,456       28,839  
Total Noncontrolling Interests     39,987       48,170  
Total Equity     146,628       175,661  
TOTAL LIABILITIES, REDEEMABLE PREFERRED STOCK AND EQUITY   $ 2,442,219     $ 2,340,697  

 

  11  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

Non-GAAP Financial Measures

The foregoing supplemental financial data includes certain non-GAAP financial measures that we believe are helpful in understanding our business and performance, as further described below. Our definition and calculation of these non-GAAP financial measures may differ from those of other REITs, and may, therefore, not be comparable.

 

Funds from Operations and Core Funds from Operations

 

We believe that funds from operations (“FFO”), as defined by the National Association of Real Estate Investment Trusts (“NAREIT”) and core funds from operations (“CFFO”) are important non-GAAP supplemental measures of operating performance for a REIT.

 

FFO attributable to common shares and units is a non-GAAP financial measure that is widely recognized as a measure of REIT operating performance. We consider FFO to be an appropriate supplemental measure of our operating performance as it is based on a net income analysis of property portfolio performance that excludes non-cash items such as depreciation. The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time. Since real estate values historically rise and fall with market conditions, presentations of operating results for a REIT, using historical accounting for depreciation, could be less informative. We define FFO, consistent with the NAREIT definition, as net income, computed in accordance with GAAP, excluding gains or losses on sales of depreciable real estate property, plus depreciation and amortization of real estate assets, plus impairment write-downs of depreciable real estate, and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect FFO on the same basis.

 

CFFO makes certain adjustments to FFO, removing the effect of items that do not reflect ongoing property operations such as acquisition expenses, non-cash interest, unrealized gains and losses on derivatives, losses on extinguishment of debt and debt modification costs (includes prepayment penalties incurred and the write-off of unamortized deferred financing costs and fair market value adjustments of assumed debt), one-time weather-related costs, gain or losses on sales of non-depreciable real estate property, shareholder activism, stock compensation expense and preferred stock accretion. Commencing January 1, 2020, we did not deduct the accrued portion of the preferred income on our preferred equity investments from FFO to determine CFFO as the income is deemed fully collectible. The accrued portion of the preferred income totaled $0.4 million and $1.2 million for the three and nine months ended September 30, 2020, respectively. We believe that CFFO is helpful to investors as a supplemental performance measure because it excludes the effects of certain items which can create significant earnings volatility, but which do not directly relate to our core recurring property operations. As a result, we believe that CFFO can help facilitate comparisons of operating performance between periods and provides a more meaningful predictor of future earnings potential.

 

Our calculation of CFFO differs from the methodology used for calculating CFFO by certain other REITs and, accordingly, our CFFO may not be comparable to CFFO reported by other REITs. Our management utilizes FFO and CFFO as measures of our operating performance after adjustment for certain non-cash items, such as depreciation and amortization expenses, and acquisition and pursuit costs that are required by GAAP to be expensed but may not necessarily be indicative of current operating performance and that may not accurately compare our operating performance between periods. Furthermore, although FFO and CFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, we also believe that FFO and CFFO may provide us and our stockholders with an additional useful measure to compare our financial performance to certain other REITs.

 

Neither FFO nor CFFO is equivalent to net income, including net income attributable to common stockholders, or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and CFFO do not represent amounts available for management's discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Neither FFO nor CFFO should be considered as an alternative to net income, including net income attributable to common stockholders, as an indicator of our operating performance or as an alternative to cash flow from operating activities as a measure of our liquidity.

 

  12  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

We have acquired six operating properties, made eight investments through mezzanine loans, preferred equity interests or ground lease investments, and sold five operating properties subsequent to September 30, 2019. The results presented in the table below are not directly comparable and should not be considered an indication of our future operating performance.

 

The table below reconciles our calculations of FFO and CFFO to net (loss) income, the most directly comparable GAAP financial measure, for the three and nine months ended September 30, 2020 and 2019 (in thousands, except per share amounts):

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
Add back: Net (loss) income attributable to Operating Partnership Units     (6,270 )     6,191       (6,679 )     (1,747 )
Net (loss) income attributable to common stockholders and unit holders     (23,328 )     23,351       (25,140 )     (7,671 )
Common stockholders and Operating Partnership Units pro-rata share of:                                
Real estate depreciation and amortization (1)     18,309       16,755       57,353       48,187  
Gain on sale of real estate investments           (48,172 )     (55,360 )     (48,172 )
FFO Attributable to Common Stockholders and Unit Holders     (5,019 )     (8,066 )     (23,147 )     (7,656 )
Common stockholders and Operating Partnership Units pro-rata share of:                                
Acquisition and pursuit costs     2,242       217       3,933       346  
Non-cash interest expense     731       787       2,323       2,348  
Unrealized loss on derivatives     98       131       67       2,418  
Loss on extinguishment of debt and debt modification costs           6,864       13,590       6,864  
Weather-related losses, net           57             305  
Non-real estate depreciation and amortization     122       157       364       327  
Gain on sale of non-depreciable real estate investments                       (679 )
Shareholder activism                       393  
Non-recurring income, net     (52 )           (49 )      
Non-cash preferred returns on unconsolidated real estate joint ventures           (340 )           (938 )
Non-cash equity compensation     2,850       3,290       8,589       8,109  
Preferred stock accretion     4,451       2,717       11,978       6,920  
CFFO Attributable to Common Stockholders and Unit Holders   $ 5,423     $ 5,814     $ 17,648     $ 18,757  
                                 
Per Share and Unit Information:                                
FFO Attributable to Common Stockholders and Unit Holders - diluted   $ (0.15 )   $ (0.26 )   $ (0.70 )   $ (0.25 )
CFFO Attributable to Common Stockholders and Unit Holders - diluted   $ 0.16     $ 0.19     $ 0.53     $ 0.61  
                                 
Weighted average common shares and units outstanding - diluted     33,688,877       30,847,869       33,187,360       30,734,110  

 

(1) The real estate depreciation and amortization amount includes our share of consolidated real estate-related depreciation and amortization of intangibles, less amounts attributable to noncontrolling interests for partially owned properties, and our similar estimated share of unconsolidated depreciation and amortization, which is included in earnings of our unconsolidated real estate joint venture investments.

 

  13  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate ("EBITDAre")

 

NAREIT defines earnings before interest, taxes, depreciation and amortization for real estate ("EBITDAre") (September 2017 White Paper) as net income (loss), computed in accordance with GAAP, before interest expense, income taxes, depreciation and amortization expense, and further adjusted for gains and losses from sales of depreciated operating properties, and impairment write-downs of depreciated operating properties.

 

We consider EBITDAre to be an appropriate supplemental measure of our performance because it eliminates depreciation, income taxes, interest and non-recurring items, which permits investors to view income from operations unobscured by non-cash items such as depreciation, amortization, the cost of debt or non-recurring items.

 

Adjusted EBITDAre represents EBITDAre further adjusted for non-comparable items and it is not intended to be a measure of free cash flow for our management’s discretionary use, as it does not consider certain cash requirements such as income tax payments, debt service requirements, capital expenditures and other fixed charges.

 

EBITDAre and Adjusted EBITDAre are not recognized measurements under GAAP. Because not all companies use identical calculations, our presentation of EBITDAre and Adjusted EBITDAre may not be comparable to similarly titled measures of other companies.

 

Below is a reconciliation of net (loss) income attributable to common stockholders to EBITDAre (unaudited and dollars in thousands).

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
Net (loss) income attributable to noncontrolling interests     (6,465 )     6,411       (5,167 )     (2,409 )
Preferred stock dividends     15,003       11,887       42,787       33,291  
Preferred stock accretion     4,451       2,717       11,978       6,920  
Interest expense, net     13,520       14,635       42,294       45,826  
Depreciation and amortization     19,169       17,486       60,068       50,770  
Gain on sale of real estate investments           (48,680 )     (58,096 )     (48,680 )
Loss on extinguishment of debt and debt modification costs           6,924       13,985       6,924  
   EBITDAre   $ 28,620     $ 28,540     $ 89,388     $ 86,718  
Acquisition and pursuit costs     2,242       217       3,933       346  
Non-real estate depreciation and amortization     122       157       364       327  
Weather-related losses, net           57             347  
Gain on sale of non-depreciable real estate investments                       (679 )
Shareholder activism                       393  
Non-cash equity compensation     2,850       3,290       8,589       8,109  
Non-recurring income, net     (52 )           (49 )      
Non-cash preferred returns on unconsolidated real estate joint ventures           (340 )           (938 )
   Adjusted EBITDAre   $ 33,782     $ 31,921     $ 102,225     $ 94,623  

 

Same Store Properties

 

Same store properties are conventional multifamily residential apartments which were owned and operational for the entire periods presented, including each comparative period.

 

  14  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

Property Net Operating Income ("Property NOI")

 

We believe that net operating income, or NOI, is a useful measure of our operating performance. We define NOI as total property revenues less total property operating expenses, excluding depreciation and amortization and interest. Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs. We believe that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income. We use NOI to evaluate our performance on a same store and non-same store basis; NOI measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance and captures trends in rental housing and property operating expenses. However, NOI should only be used as a supplemental measure of our financial performance.

 

The following table reflects net (loss) income attributable to common stockholders together with a reconciliation to NOI and to same store and non-same store contributions to consolidated NOI, as computed in accordance with GAAP for the periods presented (unaudited and amounts in thousands):

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
Add back: Net (loss) income attributable to Operating Partnership Units     (6,270 )     6,191       (6,679 )     (1,747 )
Net (loss) income attributable to common stockholders and unit holders     (23,328 )     23,351       (25,140 )     (7,671 )
Add common stockholders and Operating Partnership Units pro-rata share of:                                
Depreciation and amortization     18,309       16,755       57,353       48,187  
Non-real estate depreciation and amortization     122       157       364       327  
Non-cash interest expense     731       787       2,323       2,348  
Unrealized loss on derivatives     98       131       67       2,418  
Loss on extinguishment of debt and debt modification costs           6,864       13,590       6,864  
Property management fees     1,173       1,193       3,540       3,511  
Acquisition and pursuit costs     2,242       217       3,933       346  
Corporate operating expenses     5,817       6,187       17,279       16,716  
Weather-related losses, net           57             305  
Preferred dividends     15,003       11,887       42,787       33,291  
Preferred stock accretion     4,451       2,717       11,978       6,920  
Less common stockholders and Operating Partnership Units pro-rata share of:                                
Non-recurring income, net     52             49        
Preferred returns on unconsolidated real estate joint ventures     2,935       2,316       8,343       7,097  
Interest income from mezzanine loan and ground lease investments     5,923       6,125       17,149       17,874  
Gain on sale of real estate investments           48,172       55,360       48,172  
Gain on sale of non-depreciable real estate investments                       679  
Pro-rata share of properties’ income     15,708       13,690       47,173       39,740  
Add:                                
Noncontrolling interest pro-rata share of partially owned property income     725       668       2,278       2,086  
Total property income     16,433       14,358       49,451       41,826  
Add:                                
Interest expense     12,662       13,687       39,821       40,902  
Net operating income     29,095       28,045       89,272       82,728  
Less:                                
Non-same store net operating income     6,878       5,539       25,283       18,958  
Same store net operating income (1)   $ 22,217     $ 22,506     $ 63,989     $ 63,770  

 

(1) Same store portfolio for the three months ended September 30, 2020 consists of 26 properties, which represent 8,993 units.  Same store portfolio for the nine months ended September 30, 2020 consists of 24 properties, which represent 8,459 units.

 

  15  

 

Bluerock Residential Growth REIT, Inc.

Third Quarter Earnings Release

 

 

Contact

Investors:

(888) 558.1031
investor.relations@bluerockre.com

 

Media:

Josh Hoffman

(208) 475.2380

jhoffman@bluerockre.com

#

 

 

 

 

 

 

 

  16  

 

Bluerock Residential Growth REIT, Inc.

Financial and Operating Highlights

For the Three and Nine Months Ended September 30, 2020

(Unaudited and dollars in thousands except for share and per share data)

 

    Three Months Ended           Nine Months Ended        
    September 30,           September 30,        
OPERATING INFORMATION   2020     2019     % Change     2020     2019     % Change  
                                     
Total revenue   $ 54,589     $ 53,547       1.9 %   $ 163,862     $ 157,449       4.1 %
                                                 
Total assets   $ 2,442,219     $ 2,090,483       16.8 %   $ 2,442,219     $ 2,090,483       16.8 %
                                                 
Property NOI (1)   $ 29,095     $ 28,045       3.7 %   $ 89,272     $ 82,728       7.9 %
                                                 
Property NOI margins     59.8 %     59.1 %     1.2 %     60.8 %     59.3 %     2.5 %
                                                 
Net (loss) income per common share - Diluted   $ (0.71 )   $ 0.75       -     $ (0.80 )   $ (0.29 )     -  
                                                 
CFFO attributable to common stockholders and unit holders per share (2)   $ 0.16     $ 0.19       (15.8 %)   $ 0.53     $ 0.61       (13.1 %)

 

(1) See page 34 for the Company's definition of this non-GAAP measurement and reasons for using it.

(2) See page 32 for the Company's definition of this non-GAAP measurement and reasons for using it.

 

  17  

 

Bluerock Residential Growth REIT, Inc.

Share and Unit Information

Third Quarter 2020

(Unaudited)

 

Weighted Average Common Stock and Units Outstanding for the quarter ended September 30, 2020      
Class A Common Stock     24,489,593  
Class C Common Stock     76,603  
Weighted Average Common Stock Outstanding, Diluted     24,566,196  
Restricted Stock Grants (1)     67,036  
Weighted Average Common Stock Outstanding, Diluted     24,633,232  
OP Units     2,740,891  
LTIP Units     6,314,754  
Weighted Average Common Stock and Total Units Outstanding, Diluted     33,688,877  
         
Outstanding Common Stock and Units at September 30, 2020     34,964,324  
         
Outstanding 8.250% Series A Cumulative Redeemable Preferred Stock at September 30, 2020     5,558,392  
         
Outstanding 6.000% Series B Redeemable Preferred Stock at September 30, 2020     516,100  
         
Outstanding 7.625% Series C Cumulative Redeemable Preferred Stock at September 30, 2020     2,295,845  
         
Outstanding 7.125% Series D Cumulative Preferred Stock at September 30, 2020     2,774,338  
         
Outstanding 6.150% Series T Redeemable Preferred Stock at September 30, 2020     6,671,458  

 

(1) Potential dilution from vesting of restricted stock grants issued to employees for 67,036 shares of common stock.

 

The following table reflects the impact of various LTIP Unit issuances, share repurchases, and other share/unit changes subsequent to June 30, 2020:

 

Share Type  

Shares and units outstanding

June 30, 2020

   

Class A

common share repurchase

    Class A common from Series B holder redemptions    

LTIP

Issuances

    Other    

Shares and units outstanding

September 30, 2020

   

Ownership

%

 
Class A Common Stock     24,605,585       (103,574 )     81,037       -       6,341       24,589,389       70.33 %
Class C Common Stock     76,603       -       -       -       -       76,603       0.22 %
Total share equivalents     24,682,188       (103,574 )     81,037       -       6,341       24,665,992       70.55 %
OP Units     6,314,754       -       -       -       -       6,314,754       18.06 %
LTIP Units     3,906,014       -       -       77,564       -       3,983,578       11.39 %
Total noncontrolling interest     10,220,768       -       -       77,564       -       10,298,332       29.45 %
Total shares, OP and LTIP Units     34,902,956       (103,574 )     81,037       77,564       6,341       34,964,324       100.00 %

 

  18  

 

Bluerock Residential Growth REIT, Inc.

EBITDAre and Interest Information

Third Quarter 2020

(Unaudited and dollars in thousands)

 

    Three Months Ended  
    September 30,  
    2020  
Q3 EBITDAre Calculation        
Net loss attributable to common stockholders   $ (17,058 )
Net loss attributable to noncontrolling interests     (6,465 )
Preferred stock dividends     15,003  
Preferred stock accretion     4,451  
Interest expense, net     13,520  
Depreciation and amortization     19,169  
EBITDAre (1)   $ 28,620  
Acquisition and pursuit costs     2,242  
Non-real estate depreciation and amortization     122  
Non-cash equity compensation     2,850  
Non-recurring income     (52 )
Adjusted EBITDAre   $ 33,782  
         
Modified Q3 EBITDAre Calculation (2)        
Adjusted EBITDAre   $ 33,782  
Adjustment     653  
Modified Q3 EBITDAre   $ 34,435  
Modified Q3 EBITDAre annualized   $ 137,740  
         
Modified Q3 Interest Calculation (2)(3)        
Interest expense   $ 12,662  
Adjustment     70  
Modified Q3 interest expense   $ 12,732  
Modified Q3 interest expense annualized   $ 50,928  

 

(1) See page 33 for a reconciliation of net income attributable to common stockholders to EBITDAre and the Company's definition of EBITDAre and reasons for using it.

(2) Adjustment to EBITDAre and interest expense represents the estimated impact over the full period of the following activity assuming the transactions had occurred on July 1, 2020: (i) acquisition of Chevy Chase and (ii) additional investments at Alexan CityCentre, Alexan Southside Place, Arlo, Domain at The One Forty, Novel Perimeter, Reunion Apartments, Riverside Apartments, The Conley (formerly North Creek Apartments), The Park at Chapel Hill, Vickers Historic Roswell, and Zoey.  Actual results may differ significantly from the presented, adjusted amounts including annualized amounts.

(3) Interest expense excludes non-cash interest expense.

 

  19  

 

Bluerock Residential Growth REIT, Inc.

Financial Statistics

Third Quarter 2020

(Unaudited and dollars in thousands)

 

    Three Months Ended  
    September 30,  
    2020  
Interest Coverage Ratio        
Modified Q3 EBITDAre *   $ 34,435  
Modified Q3 interest expense (4) *     12,732  
Interest coverage ratio     2.70 x
         
Quarterly Fixed Charge Coverage Ratio        
Modified Q3 interest expense (4) *   $ 12,732  
Preferred stock dividends     15,003  
Total fixed charges   $ 27,735  
Modified Q3 EBITDAre *     34,435  
Modified Q3 EBITDAre fixed charge coverage ratio     1.24 x
         
Net Debt / Modified EBITDAre Ratio        
Total debt (1)   $ 1,436,279  
Less: cash (3)     (126,580 )
Net debt (total debt less cash)   $ 1,309,699  
Modified Q3 EBITDAre (annualized)*     137,740  
Net debt / modified EBITDAre ratio     9.51 x
         
Leverage as a Percentage of Assets        
Total debt (1)   $ 1,436,279  
Total undepreciated assets (2)     2,619,343  
Total debt / total undepreciated assets     54.8 %
Net debt / net undepreciated assets (less cash)     52.5 %
         
Leverage as a Percentage of Enterprise Value        
Total market cap (5)   $ 1,217,197  
Total debt (1)     1,436,279  
Total enterprise value   $ 2,653,476  
Total debt / total enterprise value     54.1 %
Net debt / total enterprise value     49.4 %

                                  

(1) Total debt excludes amortization of fair market value adjustments of $2.3 million and deferred financing costs of $11.0 million.
(2) Total undepreciated assets is calculated as total assets plus accumulated depreciation on real estate assets.
(3) Cash includes cash, cash equivalents, and restricted cash.
(4) Interest expense excludes non-cash interest expense.
(5) Total market cap is calculated by using common shares, preferred shares, and equivalents (OP Units/LTIP Units) multiplied by the September 30, 2020 closing share prices.
* Adjustment to EBITDAre and interest expense represents the estimated impact over the full period of the following activity assuming the transactions had occurred on July 1, 2020: (i) acquisition of Chevy Chase and (ii) additional investments at Alexan CityCentre, Alexan Southside Place, Arlo, Domain at The One Forty, Novel Perimeter, Reunion Apartments, Riverside Apartments, The Conley (formerly North Creek Apartments), The Park at Chapel Hill, Vickers Historic Roswell, and Zoey.  Actual results may differ significantly from the presented, adjusted amounts including annualized amounts.  See prior page for calculations.

                                                  

  20  

 

Bluerock Residential Growth REIT, Inc.

Recent Acquisitions and Investments

(Unaudited)

 

Property   MSA   Date of
Investment
  Year Built/
Renovated (1)
    Number
of Units
    Ownership Interest in Property     Purchase
Price
(in millions)
    Average
Rent (2)
 
Operating Properties                                                
Avenue 25   Phoenix, AZ   1/23/2020     2013       254       100 %   $ 55.6     $ 1,222  
Falls at Forsyth   Atlanta, GA   3/06/2020     2019       356       100 %     82.5       1,339  
Chevy Chase   Austin, TX   8/11/2020     1971       320       92 %     34.5       928  
   Total/Average                     930             $ 172.6     $ 1,204  
                                                 
Property   MSA   Date of
Investment
  Year Built/
Renovated (1)
    Number
of Units
    Commitment
Amount
(in millions)
    Investment
Amount
(in millions)
    Average
Rent (2)
 
                                       
Preferred Equity                                                
Georgetown Crossing   Savannah, GA   3/20/2020     1994       168     $ 2.2     $ 2.2     $ 988  
Park on the Square   Pensacola, FL   3/20/2020     1999       240       5.8       5.8       1,099  
The Commons   Jacksonville, FL   5/08/2020     1975       328       3.9       3.9       879  
   Total Preferred Equity                     736       11.9       11.9       976  
                                                 
Mezzanine                                                
Reunion Apartments   Orlando, FL   7/01/2020     2022       280       10.0       1.9       1,366  
Avondale Hills   Atlanta, GA   9/30/2020     2023       240       11.7       -       1,538  
   Total Mezzanine                     520       21.7       1.9       1,445  
                                                 
Ground Lease                                                
Zoey (3)   Austin, TX   3/04/2020     2022       307       23.5       6.7       1,762  
   Total Ground Lease                     307       23.5       6.7       1,762  
                                                 
   Total/Average                     1,563     $ 57.1     $ 20.5     $ 1,283  

                                                          

(1) All dates are for the year construction was completed or expects to be completed, or the date that a significant renovation has or will be completed.
(2) Represents the average effective monthly rent per occupied unit for the three months ended September 30, 2020.  The average rent for the development project represents the average pro forma effective monthly rent per occupied unit for all expected units upon stabilization.
(3) Property is a development project.  The Company acquired land and entered into a ground lease.  The purchase price includes the land acquisition of $3.1 million plus funding of the leasehold improvement allowance of $3.6 million.

 

  21  

 

Bluerock Residential Growth REIT, Inc.

Recent Dispositions

(Unaudited and dollars in millions)

 

Property   Location   Date Sold   Number
of Units
    Ownership Interest in Property     Sale Price     BRG Net Proceeds  
                                 
Operating Properties                                        
Ashton Reserve   Charlotte, NC   4/14/2020     473       100 %   $ 84.6     $ 31.2  
Marquis at TPC   San Antonio, TX   4/17/2020     139       90 %     22.5       5.3  
Enders Place at Baldwin Park   Orlando, FL   4/21/2020     220       92 %     53.2       24.0  
   Total Operating Properties             832               160.3       60.5  
                                         
Preferred Equity                                        
Helios   Atlanta, GA   1/08/2020     282             65.6       22.7  
Whetstone Apartments   Durham, NC   1/24/2020     204             46.5       19.6  
   Total Preferred Equity             486               112.1       42.3  
                                         
   Total             1,318             $ 272.4     $ 102.8  

 

 

  22  

 

Bluerock Residential Growth REIT, Inc.

Investments in Unconsolidated Real Estate Joint Ventures, Notes and Accrued Interest Receivable from Related Parties, and Ground Lease

For the Three and Nine Months Ended September 30, 2020

(Unaudited and dollars in thousands)

Multifamily Community Name  

Investment Balance as of

June 30, 2020

    Change    

Investment Balance as of

September 30, 2020

   

Return as of

September 30, 2020

    CFFO Earned for the Three Months Ended September 30, 2020    

CFFO Earned for the Nine Months Ended September 30, 2020

 
Preferred Equity Investments                                                
Operating – Stabilized                                                
Alexan CityCentre   $ 13,980     $ 436     $ 14,416       17.7 %   $ 631     $ 1,838  
Alexan Southside Place     25,496       221       25,717       5.0 %     322       955  
Mira Vista     5,250       -       5,250       10.1 %     136       404  
Strategic Portfolio     22,105       -       22,105       10.5 %     593       1,434  
Thornton Flats     4,600       -       4,600       9.0 %     104       311  
Total operating - stabilized     71,431       657       72,088               1,786       4,942  
                                                 
Lease-up                                                
The Conley, formerly North Creek Apartments     15,440       295       15,735       12.5 %     499       1,460  
Wayford at Concord, formerly Wayforth at Concord     6,500       -       6,500       13.0 %     216       623  
Total lease-up     21,940       295       22,235               715       2,083  
                                                 
Development                                                
Riverside Apartments     13,422       257       13,679       12.5 %     434       1,263  
Total development     13,422       257       13,679               434       1,263  
                                                 
Sold                                                
Helios (1)     642       (642 )     -       -       26       10  
Leigh House (2)     80       (80 )     -       -       2       2  
Whetstone Apartments     -       -       -       -       -       56  
Total sold     722       (722 )     -               28       68  
                                                 
Other     95       1       96       (3)     -       -  
    $ 107,610     $ 488     $ 108,098             $ 2,963     $ 8,356  
                                                 
Mezzanine Loans (3)                                                
Operating - Stabilized                                                
Arlo (4)   $ 29,247     $ 995     $ 30,242       15.0 %   $ 1,110     $ 3,197  
Domain at The One Forty (4)     23,818       199       24,017       5.5 %     330       977  
Novel Perimeter (4)     22,223       757       22,980       15.0 %     845       2,411  
Vickers Historic Roswell (4)     11,619       35       11,654       15.0 %     434       1,293  
Total operating - stabilized     86,907       1,986       88,893               2,719       7,878  
                                                 
Lease-up                                                
Motif (4)     75,471       (62 )     75,409       12.9 %     2,427       7,123  
Total lease-up     75,471       (62 )     75,409               2,427       7,123  
                                                 
Development                                                
Avondale Hills (5)     -       -       -       12.0 %     -       -  
Reunion Apartments     -       1,934       1,934       12.0 %     15       15  
The Park at Chapel Hill (6)     15,637       20,776       36,413       11.5 %     712       2,032  
Total development     15,637       22,710       38,347               727       2,047  
                                                 
    $ 178,015     $ 24,634     $ 202,649             $ 5,873     $ 17,048  
                                                 
Ground Lease - Development (3) (7)                                                
Zoey   $ 3,196       3,631       6,827       -     $ 50     $ 101  
    $ 3,196     $ 3,631     $ 6,827             $ 50     $ 101  

     

(1) During the nine months ended September 30, 2020, the property incurred an additional $143 of costs related to the sale of Helios.
(2) Represents remaining net assets in the joint venture after receipt of $14.2 million in proceeds for the preferred equity investment.
(3) Investment balances include accrued interest.
(4) The Company also holds an equity method investment with 0.5% common ownership.
(5) The investment closed on September 30, 2020 with a loan commitment of $11.7 million, none of which had been funded as of September 30, 2020.
(6) The investment includes a $5.0 million senior loan and a $31.0 million mezzanine loan.
(7) Ground lease investments are included in accounts receivable, prepaids and other assets.

  23  

 

Bluerock Residential Growth REIT, Inc.

Portfolio Information

Third Quarter 2020

(Unaudited)

 

Multifamily Community Name   Location   Number of Units     Year Built/
Renovated (1)
    Average
Rent (2)
    Revenue per Occupied
Unit (3)
    Average Occupancy  
Consolidated Operating Properties:                                            
ARIUM Glenridge   Atlanta, GA     480       1990     $ 1,283     $ 1,399       92.5 %
ARIUM Grandewood   Orlando, FL     306       2005       1,411       1,532       95.1 %
ARIUM Hunter’s Creek   Orlando, FL     532       1999       1,426       1,560       93.6 %
ARIUM Metrowest   Orlando, FL     510       2001       1,437       1,619       93.4 %
ARIUM Westside   Atlanta, GA     336       2008       1,485       1,626       92.1 %
Ashford Belmar   Lakewood, CO     512       1988/1993     1,670       1,881       95.6 %
Avenue 25   Phoenix, AZ     254       2013       1,222       1,362       96.7 %
Cade Boca Raton   Boca Raton, FL     90       2019       2,710       2,666       93.0 %
Chattahoochee Ridge   Atlanta, GA     358       1996       1,363       1,440       97.0 %
Chevy Chase   Austin, TX     320       1971       928       995       98.1 %
Citrus Tower   Orlando, FL     336       2006       1,363       1,500       95.1 %
Denim   Scottsdale, AZ     645       1979       1,229       1,406       96.0 %
Element   Las Vegas, NV     200       1995       1,265       1,453       97.4 %
Falls at Forsyth   Cumming, GA     356       2019       1,339       1,477       92.3 %
Gulfshore Apartment Homes   Naples, FL     368       2016       1,295       1,356       90.1 %
James on South First   Austin, TX     250       2016       1,324       1,490       97.1 %
Marquis at The Cascades   Tyler, TX     582       2009       1,203       1,320       95.3 %
Navigator Villas   Pasco, WA     176       2013       1,115       1,251       96.8 %
Outlook at Greystone   Birmingham, AL     300       2007       1,060       1,237       95.6 %
Park & Kingston   Charlotte, NC     168       2015       1,313       1,404       95.3 %
Pine Lakes Preserve   Port St. Lucie, FL     320       2003       1,359       1,491       95.8 %
Plantation Park   Lake Jackson, TX     238       2016       1,291       1,394       94.8 %
Providence Trail   Mount Juliet, TN     334       2007       1,257       1,362       95.2 %
Roswell City Walk   Roswell, GA     320       2015       1,558       1,781       96.8 %
Sands Parc   Daytona Beach, FL     264       2017       1,337       1,454       96.4 %
The Brodie   Austin, TX     324       2001       1,333       1,515       96.3 %
The District at Scottsdale   Scottsdale, AZ     332       2018       1,545       1,560       84.9 %
The Links at Plum Creek   Castle Rock, CO     264       2000       1,443       1,591       96.3 %
The Mills   Greenville, SC     304       2013       1,050       1,193       96.7 %
The Preserve at Henderson Beach   Destin, FL     340       2009       1,473       1,606       96.5 %
The Reserve at Palmer Ranch   Sarasota, FL     320       2016       1,341       1,463       95.3 %
The Sanctuary   Las Vegas, NV     320       1988       1,087       1,092       96.8 %
Veranda at Centerfield   Houston, TX     400       1999       1,005       1,142       96.9 %
Villages of Cypress Creek   Houston, TX     384       2001       1,169       1,272       94.1 %
Wesley Village   Charlotte, NC     301       2010       1,365       1,512       95.6 %
                                             
Total Consolidated Operating Properties     11,844             $ 1,319 (5)   $ 1,453 (5)     95.1 %(5)
                                             
Mezzanine/Preferred/Ground Lease Investments:                                            
Alexan CityCentre   Houston, TX     340             $ 1,648     $ 1,700       89.8 %
Alexan Southside Place   Houston, TX     270               1,641       1,774       92.2 %
Arlo   Charlotte, NC     286               1,507 (4)      N/A        N/A  
Avondale Hills   Decatur, GA     240               1,538 (4)      N/A        N/A  
Belmont Crossing   Smyrna, GA     192               814       928       97.3 %
Domain at The One Forty   Garland, TX     299               1,321       1,481       94.4 %
Georgetown Crossing   Savannah, GA     168               988       1,070       94.0 %
Mira Vista   Austin, TX     200               1,060       1,155       95.1 %
Motif   Fort Lauderdale, FL     385               2,352 (4)      N/A        N/A  
Novel Perimeter   Atlanta, GA     320               1,749 (4)      N/A        N/A  
Park on the Square   Pensacola, FL     240               1,099       1,292       98.3 %
Reunion Apartments   Orlando, FL     280               1,366 (4)      N/A        N/A  
Riverside Apartments   Austin, TX     222               1,408 (4)      N/A        N/A  
Sierra Terrace   Atlanta, GA     135               1,225       1,375       93.8 %
Sierra Village   Atlanta, GA     154               1,178       1,276       92.7 %
The Commons   Jacksonville, FL     328               879       992       97.8 %
The Conley, formerly North Creek Apartments   Leander, TX     259               1,358 (4)      N/A        N/A  
The Park at Chapel Hill   Chapel Hill, NC     414               1,599 (4)      N/A        N/A  
Thornton Flats   Austin, TX     104               1,527       1,702       93.9 %
Vickers Historic Roswell   Roswell, GA     79               3,176 (4)      N/A        N/A  
Wayford at Concord, formerly Wayforth at Concord   Concord, NC     150               1,707 (4)      N/A        N/A  
Zoey   Austin, TX     307               1,762 (4)      N/A        N/A  
                                             
Total Mezzanine/Preferred/Ground Lease Investments     5,372             $ 1,488     $ 1,345       93.9 %
                                             
Total Portfolio         17,216             $ 1,373 (5)   $ 1,434 (5)     94.9 %(5)

                                                                                                                          

(1) Represents date of last significant renovation or year built if no renovations.
(2) Represents the average effective monthly rent per occupied unit for the three months ended September 30, 2020.
(3) Revenue per occupied unit is total revenue divided by average number of occupied units for the three months ended September 30, 2020.
(4) Represents the average pro forma effective monthly rent per occupied unit for all expected units upon stabilization.
(5) Excludes The District at Scottsdale, which is in lease-up.

  24  

 

Bluerock Residential Growth REIT, Inc.

Renovation Table

As of September 30, 2020

(Unaudited)

 

Units and Investment          
    2020   To Date  
    Completed     Completed     Total Expected Completions in   Total     Unrenovated Units  
    in 3Q     Year-to-date     2020   Completed     Remaining  
Number of Renovations     86       245      250 - 300     2,890       4,486  
Renovation Cost per Unit   $ 7,087     $ 7,831     $7,000 - $9,000                

 

 

Returns

    Inception-to-date            
    Cost     Monthly Rent     Return on            
    per Unit     Premium     Investment            
Weighted Average Returns to Date   $ 5,873     $ 115     23.6%                

 

 

 

  25  

 

Bluerock Residential Growth REIT, Inc.

Lease-up and Development Mezzanine/Preferred/Ground Lease Investments

As of September 30, 2020

(Unaudited)

 

This table includes forward-looking statements based on current judgments and current knowledge of management, which are subject to certain risks, trends and uncertainties that could cause results to vary from those projected. Please see the paragraph on forward-looking statements on page 2 of this document for a discussion of risks and uncertainties.

 

                                  Actual/Estimated Dates for
Multifamily Community Name   Actual/ Planned Number of Units     Total Actual/ Estimated Construction Cost (in millions)     Cost to Date (in millions)     Actual/ Estimated Construction
Cost Per Unit
    Total Available Financing (in millions) (1)     Construction Start   Initial Occupancy   Construction Completion   Stabilized Operations (2)
Lease-up Investments                                              
Motif (3)     385     $ 135.4     $ 132.9     $ 351,688     $ 70.4     1Q18   1Q20   2Q20   2Q22
The Conley, formerly North Creek Apartments (4)     259       44.0       36.1       169,884       23.6     4Q18   2Q20   4Q20   3Q21
Wayford at Concord, formerly Wayforth at Concord (4)     150       33.5       26.4       223,333       22.3     4Q18   1Q20   3Q21   3Q21
Total lease-up units     794                                                  
                                                         
Development Investments                                                        
Riverside Apartments (4)     222       37.9       24.3       170,721       20.2     2Q19   1Q21   2Q21   4Q21
Zoey (5)     307       59.5       17.2       193,811       25.5     1Q20   1Q22   2Q22   1Q23
Reunion Apartments (3)     280       47.6       9.0       170,000       30.5     3Q20   1Q22   3Q22   1Q23
The Park at Chapel Hill (3)     414       99.2       20.1       239,614       64.3     2Q20   3Q21   4Q22   2Q23
Avondale Hills (3)     240       50.7       8.6       211,250       31.4     2Q21   1Q23   1Q23   1Q24
Total development units     1,463                                                  
                                                         
Total units     2,257                                                  

                                                                          

(1) Represents property level only and excludes mezzanine loan financing.
(2) We define stabilized occupancy as attainment of 90% physical occupancy.
(3) Represents a mezzanine loan investment.
(4) Represents a preferred equity investment. Riverside Apartments, The Conley (formerly North Creek Apartments), and Wayford at Concord (formerly Wayforth at Concord) have an option to purchase the property at stabilization.
(5) Represents a ground lease investment.

                                                                                 

 

 

  26  

 

Bluerock Residential Growth REIT, Inc.

Condensed Consolidated Balance Sheets

Third Quarter 2020

(Unaudited and dollars in thousands except for share and per share data)

 

   

September 30,

2020

    December 31,
2019
 
ASSETS            
Net Real Estate Investments                
Land   $ 273,043     $ 268,244  
Buildings and improvements     1,807,386       1,752,738  
Furniture, fixtures and equipment     73,797       67,904  
Total Gross Real Estate Investments     2,154,226       2,088,886  
Accumulated depreciation     (177,124 )     (141,566 )
Total Net Real Estate Investments     1,977,102       1,947,320  
Cash and cash equivalents     91,836       31,683  
Restricted cash     34,744       19,085  
Notes and accrued interest receivable     202,649       193,781  
Due from affiliates     314       2,969  
Accounts receivable, prepaids and other assets     26,954       16,317  
Preferred equity investments and investments in unconsolidated real estate joint ventures     108,098       126,444  
In-place lease intangible assets, net     522       3,098  
Total Assets   $ 2,442,219     $ 2,340,697  
                 
LIABILITIES, REDEEMABLE PREFERRED STOCK AND EQUITY                
Mortgages payable   $ 1,427,542     $ 1,425,257  
Revolving credit facilities           18,000  
Mandatorily redeemable preferred stock     34,833        
Accounts payable     1,596       1,488  
Other accrued liabilities     36,664       27,499  
Due to affiliates     602       790  
Distributions payable     14,964       13,541  
Total Liabilities     1,516,201       1,486,575  
8.250% Series A Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, 10,875,000 shares authorized; 5,558,392 and 5,721,460 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     102,656       140,355  
6.000% Series B Redeemable Preferred Stock, liquidation preference $1,000 per share, 1,225,000 shares authorized; 516,100 and 536,695 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     469,538       480,921  
7.625% Series C Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, 4,000,000 shares authorized; 2,295,845 and 2,323,750 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     56,373       56,797  
6.150% Series T Redeemable Preferred Stock, liquidation preference $25.00 per share, 32,000,000 shares authorized; 6,671,458 and 17,400 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     150,823       388  
Equity                
Stockholders’ Equity                
Preferred stock, $0.01 par value, 197,900,000 shares authorized; no shares issued and outstanding            
7.125% Series D Cumulative Preferred Stock, liquidation preference $25.00 per share, 4,000,000 shares authorized; 2,774,338 and 2,850,602 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     66,867       68,705  
Common stock - Class A, $0.01 par value, 747,509,582 shares authorized; 24,589,389 and 23,422,557 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively     246       234  
Common stock - Class C, $0.01 par value, 76,603 shares authorized; 76,603 shares issued and outstanding as of September 30, 2020 and December 31, 2019     1       1  
Additional paid-in-capital     323,064       311,683  
Distributions in excess of cumulative earnings     (283,537 )     (253,132 )
Total Stockholders’ Equity     106,641       127,491  
Noncontrolling Interests                
Operating Partnership units     13,531       19,331  
    Partially owned properties     26,456       28,839  
Total Noncontrolling Interests     39,987       48,170  
Total Equity     146,628       175,661  
TOTAL LIABILITIES, REDEEMABLE PREFERRED STOCK AND EQUITY   $ 2,442,219     $ 2,340,697  

 

  27  

 

Bluerock Residential Growth REIT, Inc.

Consolidated Statements of Operations

For the Three and Nine Months Ended September 30, 2020 and 2019

(Dollars in thousands)

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Revenues                        
Rental and other property revenues   $ 48,666     $ 47,422     $ 146,713     $ 139,575  
Interest income from mezzanine loan and ground lease investments     5,923       6,125       17,149       17,874  
Total revenues     54,589       53,547       163,862       157,449  
Expenses                                
Property operating     19,571       19,377       57,441       56,847  
Property management fees     1,231       1,256       3,719       3,707  
General and administrative     5,901       6,259       17,575       16,933  
Acquisition and pursuit costs     2,242       217       3,933       346  
Weather-related losses, net           57             347  
Depreciation and amortization     19,216       17,643       60,206       51,097  
Total expenses     48,161       44,809       142,874       129,277  
Operating income     6,428       8,738       20,988       28,172  
Other income (expense)                                
Other income     60             119        
Preferred returns on unconsolidated real estate joint ventures     2,963       2,316       8,213       7,097  
Gain on sale of real estate investments           48,680       58,096       48,680  
Gain on sale of non-depreciable real estate investments                       679  
Loss on extinguishment of debt and debt modification costs           (6,924 )     (13,985 )     (6,924 )
Interest expense, net     (13,520 )     (14,635 )     (42,294 )     (45,826 )
Total other (expense) income     (10,497 )     29,437       10,149       3,706  
Net (loss) income     (4,069 )     38,175       31,137       31,878  
Preferred stock dividends     (15,003 )     (11,887 )     (42,787 )     (33,291 )
Preferred stock accretion     (4,451 )     (2,717 )     (11,978 )     (6,920 )
Net (loss) income attributable to noncontrolling interests                                
Operating Partnership units     (6,270 )     6,191       (6,679 )     (1,747 )
Partially owned properties     (195 )     220       1,512       (662 )
Net (loss) income attributable to noncontrolling interests     (6,465 )     6,411       (5,167 )     (2,409 )
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
                                 
Net (loss) income per common share - Basic   $ (0.71 )   $ 0.76     $ (0.80 )   $ (0.29 )
                                 
Net (loss) income per common share – Diluted   $ (0.71 )   $ 0.75     $ (0.80 )   $ (0.29 )
                                 
Weighted average basic common shares outstanding     24,566,196       22,320,710       24,321,282       22,622,040  
Weighted average diluted common shares outstanding     24,566,196       22,669,188       24,321,282       22,622,040  

 

  28  

 

Bluerock Residential Growth REIT, Inc.

Reconciliation of Funds from Operations (FFO) and Core FFO (CFFO) Attributable to Common Stockholders and Unit Holders

For the Three and Nine Months Ended September 30, 2020 and 2019

(Unaudited and dollars in thousands except for share and per share data)

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
Add back: Net (loss) income attributable to Operating Partnership Units     (6,270 )     6,191       (6,679 )     (1,747 )
Net (loss) income attributable to common stockholders and unit holders     (23,328 )     23,351       (25,140 )     (7,671 )
Common stockholders and Operating Partnership Units pro-rata share of:                                
Real estate depreciation and amortization (1)     18,309       16,755       57,353       48,187  
Gain on sale of real estate investments           (48,172 )     (55,360 )     (48,172 )
FFO Attributable to Common Stockholders and Unit Holders     (5,019 )     (8,066 )     (23,147 )     (7,656 )
Common stockholders and Operating Partnership Units pro-rata share of:                                
Acquisition and pursuit costs     2,242       217       3,933       346  
Non-cash interest expense     731       787       2,323       2,348  
Unrealized loss on derivatives     98       131       67       2,418  
Loss on extinguishment of debt and debt modification costs           6,864       13,590       6,864  
Weather-related losses, net           57             305  
Non-real estate depreciation and amortization     122       157       364       327  
Gain on sale of non-depreciable real estate investments                       (679 )
Shareholder activism                       393  
Non-recurring income, net     (52 )           (49 )      
Non-cash preferred returns on unconsolidated real estate joint ventures           (340 )           (938 )
Non-cash equity compensation     2,850       3,290       8,589       8,109  
Preferred stock accretion     4,451       2,717       11,978       6,920  
CFFO Attributable to Common Stockholders and Unit Holders   $ 5,423     $ 5,814     $ 17,648     $ 18,757  
                                 
Per Share and Unit Information:                                
FFO Attributable to Common Stockholders and Unit Holders - diluted   $ (0.15 )   $ (0.26 )   $ (0.70 )   $ (0.25 )
CFFO Attributable to Common Stockholders and Unit Holders - diluted   $ 0.16     $ 0.19     $ 0.53     $ 0.61  
                                 
Weighted average common shares and units outstanding - diluted     33,688,877       30,847,869       33,187,360       30,734,110  

 

(1) The real estate depreciation and amortization amount includes our share of consolidated real estate-related depreciation and amortization of intangibles, less amounts attributable to noncontrolling interests for partially owned properties, and our similar estimated share of unconsolidated depreciation and amortization, which is included in earnings of our unconsolidated real estate joint venture investments.

 

  29  

 

Bluerock Residential Growth REIT, Inc.

Mortgages Payable Summary Information

As of September 30, 2020

(Unaudited and dollars in thousands)

 

Property   Outstanding Principal     Interest Rate     Fixed/ Floating   Maturity Date
ARIUM Glenridge   $ 49,500       1.49 %   L + 1.33% subject to Cap (1)   September 1, 2025
ARIUM Grandewood     39,279       2.96 %   (2)   July 1, 2025
ARIUM Hunter’s Creek     71,207       3.65 %   Fixed   November 1, 2024
ARIUM Metrowest     64,559       4.43 %   Fixed   May 1, 2025
ARIUM Westside     52,150       3.68 %   Fixed   August 1, 2023
Ashford Belmar     100,675       4.53 %   Fixed   December 1, 2025
Avenue 25     36,566       4.18 %   Fixed   July 1, 2027
Cade Boca Raton     23,500       2.50 %   L + 1.50% subject to Cap (1)   January 1, 2025
Chattahoochee Ridge     45,338       3.25 %   Fixed   December 5, 2024
Chevy Chase     24,400       2.48 %   L + 2.32% subject to Cap (1)   September 1, 2027
Citrus Tower     40,807       4.07 %   Fixed   October 1, 2024
Denim     91,634       3.32 %   Fixed   August 1, 2029
Element     29,260       3.63 %   Fixed   July 1, 2026
Fannie Facility Advance     13,936       2.76 %   L + 2.60% subject to Cap (1)   June 1, 2027
Gulfshore Apartment Homes     46,345       3.26 %   Fixed   September 1, 2029
James on South First     25,787       4.35 %   Fixed   January 1, 2024
Marquis at The Cascades I     31,822       1.77 %   L + 1.61% subject to Cap (1)   June 1, 2024
Marquis at The Cascades II     22,209       1.77 %   L + 1.61% subject to Cap (1)   June 1, 2024
Navigator Villas     20,515       4.56 %   Fixed   June 1, 2028
Outlook at Greystone     22,105       4.30 %   Fixed   June 1, 2025
Park & Kingston     19,600       3.32 %   Fixed   November 1, 2026
Pine Lakes Preserve     42,728       3.14 %   L + 2.98% subject to Cap (1)   July 1, 2030
Plantation Park     26,625       4.64 %   Fixed   July 1, 2028
Providence Trail     47,950       3.54 %   Fixed   July 1, 2026
Roswell City Walk     50,285       3.63 %   Fixed   December 1, 2026
The Brodie     33,717       3.71 %   Fixed   December 1, 2023
The District at Scottsdale     76,065       1.85 %   L + 1.60% (1)   June 11, 2021
The Links at Plum Creek     39,740       4.31 %   Fixed   October 1, 2025
The Mills     25,408       4.21 %   Fixed   January 1, 2025
The Preserve at Henderson Beach     48,490       3.26 %   Fixed   September 1, 2029
The Reserve at Palmer Ranch     41,141       4.41 %   Fixed   May 1, 2025
The Sanctuary     33,707       3.31 %   Fixed   August 1, 2029
Veranda at Centerfield     26,100       1.41 %   L + 1.25% subject to Cap (1)   July 26, 2023
Villages of Cypress Creek     33,520       2.71 %   L + 2.55% subject to Cap (1)   July 1, 2027
Wesley Village     39,609       4.25 %   Fixed   April 1, 2024
Total     1,436,279                  
Fair value adjustments     2,265                  
Deferred financing costs, net     (11,002 )                
Total   $ 1,427,542                  
Weighted Average Interest Rate     3.43 %                

 

(1) In September 2020, one-month LIBOR in effect was 0.16%.  LIBOR rate is subject to a rate cap.
(2) The principal balance includes a $19.7 million advance at a fixed rate of 4.35% and a $19.6 million advance at a variable rate of 1.56% as of September 30, 2020.

 

  30  

 

Bluerock Residential Growth REIT, Inc.

Mortgages Payable Summary Information Continued

As of September 30, 2020

(Unaudited and dollars in thousands)

 

Mortgages Payable Maturity Schedules

 

Year   Fixed Rate     Floating Rate     Total     % of Total  
2020   $ 1,747     $ 347     $ 2,094       0.15 %
2021     8,673       77,906       86,579 (1)      6.03 %
2022     11,620       3,847       15,467       1.08 %
2023     97,253       30,492       127,745       8.89 %
2024     221,700       54,477       276,177       19.23 %
Thereafter     731,891       196,326       928,217       64.62 %
    $ 1,072,884     $ 363,395     $ 1,436,279       100.00 %
Fair Value Adjustments     2,265       -       2,265          
Subtotal   $ 1,075,149     $ 363,395     $ 1,438,544          
Deferred Financing Costs, net     (7,651 )     (3,351 )     (11,002 )        
Total   $ 1,067,498     $ 360,044     $ 1,427,542          

 

 

    Amounts     % of Total     Weighted Average Interest Rates     Weighted Average Maturities (years)  
                         
Secured Fixed Rate Debt   $ 1,075,149       74.7 %     3.89 %     5.7  
Secured Floating Rate Debt     363,395       25.3 %     2.09 %     4.6  
Total/Average   $ 1,438,544       100.0 %     3.43 %     5.4  

 

(1) $76.1 million represents a loan in connection with The District at Scottsdale. The loan has a June 2021 maturity date and contains two (2) three-month extension options, subject to certain conditions.

 

 

  31  

 

Bluerock Residential Growth REIT, Inc.

Definitions of Non-GAAP Financial Measures

 

The foregoing supplemental financial data includes certain non-GAAP financial measures that we believe are helpful in understanding our business, as further described below. Our definition and calculation of these non-GAAP financial measures may differ from those of other REITs, and may, therefore, not be comparable.

 

Funds from Operations and Core Funds from Operations, Attributable to Common Stockholders and Unit Holders

We believe that funds from operations (“FFO”), as defined by the National Association of Real Estate Investment Trusts (“NAREIT”), and core funds from operations (“CFFO”) are important non-GAAP supplemental measures of operating performance for a REIT.

 

FFO attributable to common stockholders and unit holders is a non-GAAP financial measure that is widely recognized as a measure of REIT operating performance. We consider FFO to be an appropriate supplemental measure of our operating performance as it is based on a net income analysis of property portfolio performance that excludes non-cash items such as depreciation. The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time. Since real estate values historically rise and fall with market conditions, presentations of operating results for a REIT, using historical accounting for depreciation, could be less informative. We define FFO, consistent with the NAREIT definition, as net income, computed in accordance with GAAP, excluding gains or losses on sales of depreciable real estate property, plus depreciation and amortization of real estate assets, plus impairment write-downs of depreciable real estate, and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect FFO on the same basis.

 

CFFO makes certain adjustments to FFO, removing the effect of items that do not reflect ongoing property operations such as acquisition expenses, non-cash interest expense, unrealized gains or losses on derivatives, losses on extinguishment of debt and debt modification costs (includes prepayment penalties incurred and the write-off of unamortized deferred financing costs and fair market value adjustments of assumed debt), one-time weather-related costs, gains or losses on sales of non-depreciable real estate property, shareholder activism, stock compensation expense and preferred stock accretion. Commencing January 1, 2020, we did not deduct the accrued portion of the preferred income on our preferred equity investments from FFO to determine CFFO as the income is deemed fully collectible. The accrued portion of the preferred income totaled $0.4 million and $1.2 million for the three and nine months ended September 30, 2020, respectively. We believe that CFFO is helpful to investors as a supplemental performance measure because it excludes the effects of certain items which can create significant earnings volatility, but which do not directly relate to our core recurring property operations. As a result, we believe that CFFO can help facilitate comparisons of operating performance between periods and provides a more meaningful predictor of future earnings potential.

 

Our calculation of CFFO differs from the methodology used for calculating CFFO by certain other REITs and, accordingly, our CFFO may not be comparable to CFFO reported by other REITs. Our management utilizes FFO and CFFO as measures of our operating performance after adjustment for certain non-cash items, such as depreciation and amortization expenses, and acquisition and pursuit costs that are required by GAAP to be expensed but may not necessarily be indicative of current operating performance and that may not accurately compare our operating performance between periods. Furthermore, although FFO and CFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, we also believe that FFO and CFFO may provide us and our stockholders with an additional useful measure to compare our financial performance to certain other REITs.

 

Neither FFO nor CFFO is equivalent to net income, including net income attributable to common stockholders, or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and CFFO do not represent amounts available for management's discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Neither FFO nor CFFO should be considered as an alternative to net income, including net income attributable to common stockholders, as an indicator of our operating performance or as an alternative to cash flow from operating activities as a measure of our liquidity.

 

We have acquired six operating properties, made eight investments through mezzanine loans, preferred equity interests or ground lease investments, and sold five operating properties subsequent to September 30, 2019. The results presented are not directly comparable and should not be considered an indication of our future operating performance (unaudited and dollars in thousands, except share and per share data).

 

Same Store Properties

Same store properties are conventional multifamily residential apartments which were owned and operational for the entire periods presented.

 

  32  

 

Bluerock Residential Growth REIT, Inc.

Definitions of Non-GAAP Financial Measures

(Unaudited and dollars in thousands)

 

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate ("EBITDAre")

 

NAREIT defines earnings before interest, taxes, depreciation and amortization for real estate ("EBITDAre") (September 2017 White Paper) as net income, computed in accordance with GAAP, before interest expense, income taxes, depreciation and amortization expense, and further adjusted for gains and losses from sales of depreciated operating properties, and impairment write-downs of depreciated operating properties.

 

We consider EBITDAre to be an appropriate supplemental measure of our performance because it eliminates depreciation, income taxes, interest and non-recurring items, which permits investors to view income from operations unobscured by non-cash items such as depreciation, amortization, the cost of debt or non-recurring items.

 

Adjusted EBITDAre represents EBITDAre further adjusted for non-comparable items and it is not intended to be a measure of free cash flow for our management’s discretionary use, as it does not consider certain cash requirements such as income tax payments, debt service requirements, capital expenditures and other fixed charges.

 

EBITDAre and Adjusted EBITDAre are not recognized measurements under GAAP. Because not all companies use identical calculations, our presentation of EBITDAre and Adjusted EBITDAre may not be comparable to similarly titled measures of other companies.

 

The reconciliations of net (loss) income attributable to common stockholders to EBITDAre and Adjusted EBITDAre are presented in the table below:

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
Net (loss) income attributable to noncontrolling interests     (6,465 )     6,411       (5,167 )     (2,409 )
Preferred stock dividends     15,003       11,887       42,787       33,291  
Preferred stock accretion     4,451       2,717       11,978       6,920  
Interest expense, net     13,520       14,635       42,294       45,826  
Depreciation and amortization     19,169       17,486       60,068       50,770  
Gain on sale of real estate investments           (48,680 )     (58,096 )     (48,680 )
Loss on extinguishment of debt and debt modification costs           6,924       13,985       6,924  
EBITDAre   $ 28,620     $ 28,540     $ 89,388     $ 86,718  
Acquisition and pursuit costs     2,242       217       3,933       346  
Non-real estate depreciation and amortization     122       157       364       327  
Weather-related losses, net           57             347  
Gain on sale of non-depreciable real estate investments                       (679 )
Shareholder activism                       393  
Non-cash equity compensation     2,850       3,290       8,589       8,109  
Non-recurring income, net     (52 )           (49 )      
Non-cash preferred returns on unconsolidated real estate joint ventures           (340 )           (938 )
   Adjusted EBITDAre   $ 33,782     $ 31,921     $ 102,225     $ 94,623  

 

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Bluerock Residential Growth REIT, Inc.

Definitions of Non-GAAP Financial Measures

(Unaudited and dollars in thousands)

 

Property Net Operating Income ("Property NOI")

 

We believe that net operating income, or NOI, is a useful measure of our operating performance. We define NOI as total property revenues less total property operating expenses, excluding depreciation and amortization and interest. Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs. We believe that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income. We use NOI to evaluate our performance on a same store and non-same store basis; NOI measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance and captures trends in rental housing and property operating expenses. However, NOI should only be used as a supplemental measure of our financial performance.

 

We have acquired six operating properties, made eight investments through mezzanine loans, preferred equity interests or ground lease investments, and sold five operating properties subsequent to September 30, 2019. Therefore, the results presented in the table below are not directly comparable and should not be considered an indication of our future operating performance.

 

The following table reflects net (loss) income attributable to common stockholders together with a reconciliation to NOI and to same store and non-same store contributions to consolidated NOI, as computed in accordance with GAAP for the periods presented:

 

    Three Months Ended     Nine Months Ended  
    September 30,     September 30,  
    2020     2019     2020     2019  
Net (loss) income attributable to common stockholders   $ (17,058 )   $ 17,160     $ (18,461 )   $ (5,924 )
Add back: Net (loss) income attributable to Operating Partnership Units     (6,270 )     6,191       (6,679 )     (1,747 )
Net (loss) income attributable to common stockholders and unit holders     (23,328 )     23,351       (25,140 )     (7,671 )
Add common stockholders and Operating Partnership Units pro-rata share of:                                
Depreciation and amortization     18,309       16,755       57,353       48,187  
Non-real estate depreciation and amortization     122       157       364       327  
Non-cash interest expense     731       787       2,323       2,348  
Unrealized loss on derivatives     98       131       67       2,418  
Loss on extinguishment of debt and debt modification costs           6,864       13,590       6,864  
Property management fees     1,173       1,193       3,540       3,511  
Acquisition and pursuit costs     2,242       217       3,933       346  
Corporate operating expenses     5,817       6,187       17,279       16,716  
Weather-related losses, net           57             305  
Preferred dividends     15,003       11,887       42,787       33,291  
Preferred stock accretion     4,451       2,717       11,978       6,920  
Less common stockholders and Operating Partnership Units pro-rata share of:                                
Non-recurring income, net     52             49        
Preferred returns on unconsolidated real estate joint ventures     2,935       2,316       8,343       7,097  
Interest income from mezzanine loan and ground lease investments     5,923       6,125       17,149       17,874  
Gain on sale of real estate investments           48,172       55,360       48,172  
Gain on sale of non-depreciable real estate investments                       679  
Pro-rata share of properties’ income     15,708       13,690       47,173       39,740  
Add:                                
Noncontrolling interest pro-rata share of partially owned property income     725       668       2,278       2,086  
Total property income     16,433       14,358       49,451       41,826  
Add:                                
Interest expense     12,662       13,687       39,821       40,902  
Net operating income     29,095       28,045       89,272       82,728  
Less:                                
Non-same store net operating income     6,878       5,539       25,283       18,958  
Same store net operating income (1)   $ 22,217     $ 22,506     $ 63,989     $ 63,770  

 

(1) Same store portfolio for the three months ended September 30, 2020 consists of 26 properties, which represent 8,993 units.  Same store portfolio for the nine months ended September 30, 2020 consists of 24 properties, which represent 8,459 units.

 

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