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Maryland
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000-56032
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47-1592886
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(State or other jurisdiction
of incorporation)
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(Commission
File Number)
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(IRS Employer
Identification No.)
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¨
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Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
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¨
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Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
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¨
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Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
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¨
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Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
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Exhibit
Number
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Description
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99.1
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Pro Forma Consolidated Statement of Operations for the Year Ended December 31, 2018 (unaudited)
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Notes to the Pro Forma Consolidated Statement of Operations for the Year Ended December 31, 2018 (unaudited)
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BLACK CREEK INDUSTRIAL REIT IV INC.
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April 11, 2019
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By:
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/s/ THOMAS G. MCGONAGLE
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Name: Thomas G. McGonagle
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Title: Managing Director, Chief Financial Officer
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(in thousands, except per share data)
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Company Historical (1)
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Acquisitions
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Pro Forma
Adjustments |
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Consolidated
Pro Forma |
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||||||||
Revenues:
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Rental revenues
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$
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6,520
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$
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2,367
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(2)
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$
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(1
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)
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(4)
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$
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8,886
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Total revenues
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6,520
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2,367
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(1
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)
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8,886
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||||
Operating expenses:
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Rental expenses
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1,252
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435
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(3)
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—
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1,687
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||||
Real estate-related depreciation and amortization
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3,541
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—
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1,259
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(5)
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4,800
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General and administrative expenses
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1,564
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—
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—
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1,564
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||||
Advisory fees, related party
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1,624
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—
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333
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(6)
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1,957
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||||
Acquisition expense reimbursements, related party
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4,900
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—
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—
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4,900
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Other expense reimbursements, related party
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1,195
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—
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—
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1,195
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Total operating expenses
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14,076
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435
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1,592
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16,103
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Operating (loss) income
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(7,556
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)
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1,932
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(1,593
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)
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(7,217
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)
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Other expenses:
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Interest expense and other
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2,250
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—
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872
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(7)
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3,122
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Total other expenses
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2,250
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—
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872
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3,122
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Total expenses before expense support
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16,326
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435
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2,464
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19,225
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Total expense support from the Advisor
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5,583
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—
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5,328
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(8)
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10,911
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Net expenses after expense support
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(10,743
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)
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(435
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)
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2,864
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(8,314
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)
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Net (loss) income
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(4,223
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)
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1,932
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2,863
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572
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Net (loss) income attributable to noncontrolling interests
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—
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—
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—
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—
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Net (loss) income attributable to common stockholders
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$
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(4,223
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)
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$
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1,932
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$
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2,863
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$
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572
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Weighted-average shares outstanding
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9,107
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20,265
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(9)
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Net (loss) income per common share - basic and diluted
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$
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(0.46
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)
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$
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0.03
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(1)
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Reflects the Company’s historical consolidated statement of operations for the
year
ended
December 31, 2018
. Refer to the Company’s historical consolidated financial statements and notes thereto included in the Company’s
Annual Report on Form 10-K
filed with the SEC on
March 6, 2019
.
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(2)
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The table below sets forth the incremental impact of rental revenue of the real estate properties acquired by the Company based on the historical operations of those properties for the periods prior to acquisition. The incremental rental revenue is determined based on the respective property's historical rental revenue and the purchase accounting entries and includes: (i) the incremental base rent adjustments calculated based on the terms of the acquired lease and presented on a straight-line basis and (ii) the incremental reimbursement and other revenue adjustments, which consist primarily of rental expense recoveries, and are determined based on the acquired customer’s historical reimbursement and other revenue. The incremental straight-line rent adjustment resulted in an increase to rental revenue of approximately $0.7 million for the
year
ended
December 31, 2018
.
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For the Year
Ended December 31, 2018 |
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(in thousands)
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Incremental
Rental Revenue
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Incremental Reimbursement Revenue
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Park 429 Logistics Center
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$
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922
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$
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30
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Pescadero Distribution Center
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1,079
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336
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Total
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$
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2,001
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$
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366
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(3)
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The table below sets forth the incremental impact of rental expense of the real estate properties acquired by the Company based on the historical operations of those properties for the periods prior to acquisition. The incremental rental expense adjustment is determined based on the respective property’s historical operating expenses, insurance expense, and property management fees.
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For the Year
Ended December 31, 2018 |
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(in thousands)
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Incremental
Rental Expense
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Incremental
Real Estate Taxes
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Park 429 Logistics Center
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$
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54
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$
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43
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Pescadero Distribution Center
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70
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268
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Total
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$
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124
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$
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311
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(4)
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Amount represents the incremental impact of rental revenue of the properties acquired by the Company, which includes the adjustments to reflect rents at market, as determined in purchase accounting, that consists of above- and below-market lease assets and liabilities, which are amortized over the remaining lease term.
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(in thousands)
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For the Year
Ended December 31, 2018 |
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Park 429 Logistics Center
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$
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11
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Pescadero Distribution Center
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(12
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)
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Total
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$
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(1
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)
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(5)
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Amount represents the incremental depreciation and amortization expense of the real estate properties acquired by the Company. Pursuant to the purchase price allocations, the amounts allocated to buildings are depreciated on a straight-line basis over a period of 40 years, commencing when the building is complete and ready for its intended use, and the amounts allocated to intangible in-place lease assets are amortized on a straight-line basis over the lease term.
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(in thousands)
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For the Year
Ended December 31, 2018 |
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Park 429 Logistics Center
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$
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539
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Pescadero Distribution Center
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720
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Total
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$
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1,259
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(6)
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Amount represents the fixed component of the advisory fee that is payable monthly to BCI IV Advisors LLC, the Company's Advisor, for asset management services provided to the Company. The fixed component of the advisory fee consists of a monthly fee of one-twelfth of 0.80% of the aggregate cost of real property assets located in the U.S. within the Company’s portfolio. Amount was calculated as though the real estate properties acquired by the Company had been managed by the Company’s Advisor since January 1, 2018.
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(7)
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Amount represents the incremental interest expense related to the borrowings under the Company's corporate line of credit incurred in conjunction with the respective real estate property acquisition. This is calculated based on the actual terms of the credit facility agreement as if this financing transaction was outstanding as of January 1, 2018, utilizing the interest rate of 4.10% in effect as of
December 31, 2018
.
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(in thousands)
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For the Year
Ended December 31, 2018 |
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Park 429 Logistics Center
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$
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418
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Pescadero Distribution Center
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454
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Total
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$
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872
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(8)
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Amount represents the adjustment to the expense support the Company would have received from the Company’s Advisor assuming the real estate properties acquired by the Company had been managed by the Company’s Advisor since January 1, 2018.
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(9)
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The pro forma weighted-average shares of common stock outstanding for the
year
ended
December 31, 2018
were calculated to reflect all shares sold through
December 31, 2018
as if they had been issued on January 1, 2018.
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