Griffin Capital Essential Asset REIT Reports 2020 Fourth Quarter and Full Year Results

March 3, 2021 1:58 PM EST

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EL SEGUNDO, Calif.--(BUSINESS WIRE)-- Griffin Capital Essential Asset REIT, Inc. ("GCEAR" or the "Company") announced its results for the quarter and full year ended December 31, 2020.

Highlights for the Quarter Ended December 31, 2020

  • Total revenue of approximately $96.3 million.
  • Net (loss) attributable to common stockholders of $(0.04) per basic and diluted share.
  • Adjusted Funds from Operations available to common stockholders and limited partners, or AFFO,1 of $0.14 per basic and diluted share.
  • Completed the sale of a 206,971 square foot office property in Simi Valley, California for $30.0 million.
  • Signed three lease renewals totaling 156,893 square feet, with a weighted average lease term of 9.3 years, and no leases expired during the quarter.
  • Collected approximately 100 percent of contractual rent due in the quarter.

Highlights Subsequent to December 31, 2020

  • Collected approximately 100 percent of contractual rent due in January and February.
  • On January 11, 2021, executed a 36-month, full-building lease extension with Renfro Corporation at the Company's 566,600 square foot industrial property in Clinton, South Carolina.
  • On March 01, 2021, completed the acquisition of Cole Office & Industrial REIT (CCIT II), Inc. in a stock-for-stock merger transaction valued at approximately $1.2 billion.2 After completion of the merger, the Company's portfolio consists of 123 properties with a total asset value of $5.8 billion.

Management Commentary

Michael J. Escalante, GCEAR's Chief Executive Officer, stated, "We were pleased with our fourth-quarter and full-year results in light of the significant economic disruption caused by the COVID-19 pandemic. We collected nearly 100 percent of contractual rent due throughout the year, a testament to how our focus on high-quality tenants provides stability in periods of distress. However, our future revenues may be constrained by the significant decline in office leasing activity, with most tenants delaying leasing decisions until the pandemic further subsides. Despite these headwinds, our portfolio benefited from the proactive efforts of our asset management team. We signed leases totaling 957,606 square feet during the year, with a weighted-average lease term of 10.3 years. While the current leasing environment remains subdued, the rollout of COVID-19 vaccines is expected to generate a recovery in activity. We are confident that this resurgence, combined with our team's proven leasing abilities, will allow us to unlock meaningful embedded growth in our future cash flow. In addition, with the CCIT II merger now complete, our enhanced scale, diversification, leasing and leverage metrics leave us well-positioned to capitalize on future value-enhancing opportunities."

Results for the Quarter Ended December 31, 2020

Revenue

Total revenue of approximately $96.3 million for the quarter ended December 31, 2020, a decline of $13.5 million compared to the same quarter last year.

The decline was primarily attributable to $11.4 million of termination fee income recognized in the fourth quarter of last year. Excluding such income, the decline would have been $2.1 million, which was primarily attributable to dispositions that occurred in 2020 and the fourth quarter of 2019.

Net Income (Loss)

Net (loss) attributable to common stockholders was approximately $(8.4) million, or $(0.04) per basic and diluted share, for the quarter ended December 31, 2020, compared to approximately $(3.7) million, or $(0.02) per basic and diluted share, for the quarter ended December 31, 2019.

In addition to the noted impacts to revenue, the decline was primarily attributable to a $21.5 million gain recognized in the fourth quarter of 2019, which resulted from the Company's sale of its BT Infonet property located in El Segundo, California. Net (loss) was also higher as a result of a $4.4 million write-off of previously capitalized transaction costs and $2.7 million in cash and non-cash employee separation costs, both of which were recognized as a component of general and administrative expenses in the fourth quarter of 2020. The transaction costs were previously capitalized in connection with a potential strategic transaction. The employee separation costs were incurred in connection with the resignation of one of the Company's executive officers, as disclosed on January 04, 2021. The resignation occurred on December 30, 2020 and became effective January 29, 2021.

Adjusted Funds from Operations (AFFO)

AFFO was approximately $37.2 million, or $0.14 per basic and diluted share, for the quarter ended December 31, 2020, a decline of $11.8 million, or $0.04 per basic and diluted share, compared to the same period in 2019.

Consistent with total revenue, the decline was primarily attributable to the termination fee income recognized in the fourth quarter of last year. Excluding such income, the decline would have been $0.4 million, which was primarily attributable to the previously noted dispositions that occurred in prior quarters.

Adjusted EBITDA

Adjusted EBITDA, as defined per the Company's credit facility agreement, was approximately $61.7 million for the quarter ended December 31, 2020. This resulted in fixed charge and interest coverage ratios of 2.6x and 3.2x, respectively, for the quarter.

Leasing Activity

Signed three lease renewals for a total of 156,893 square feet, with a weighted average lease term of 9.3 years, and no leases expired during the quarter.

Dispositions

Completed the sale of a 206,971 square foot office property located in Simi Valley, California. The carrying value approximated the sale price which totaled $30.0 million.

Balance Sheet

In connection with the acquisition of CCIT II, the Company completed an amendment to its existing credit facilities, as disclosed on December 23, 2020. The amendment provides, among other things, for a new $400 million senior unsecured, delayed draw, 5-year term loan as well as the option, subject to obtaining additional commitments from lenders and certain other customary conditions, to increase the commitments under the revolving portion of the credit facility, increase existing term loans and/or incur new term loans by up to an additional $600 million in the aggregate. The amendment also increased the maximum total commitment amount from $2.0 billion to $2.5 billion.

Net Asset Value

On January 19, 2021, the Company published an updated estimate of its net asset value ("NAV") as of December 31, 2020. The Company's average NAV across all share classes increased by $0.05 to $8.95 per share compared to $8.90 per share as of September 30, 2020, or a 2.2% annualized increase.

The change was primarily due to an increase in interest rates during the fourth quarter. This had a positive impact on the Company's NAV, as it caused a $5.7 million decrease in the unrealized loss on its interest rate swap valuations and a $2.0 million decrease in the mark-to-market valuation of its secured debt.

Results for the Year Ended December 31, 2020

Revenue

Total revenue of approximately $397.5 million for the year ended December 31, 2020, an increase of $10.3 million compared to the prior year.

The increase was primarily a result of acquisitions that occurred in the first quarter of 2020 and the third quarter of 2019 as well as the Company's merger in April 2019.

Net Income (Loss)

Net (loss) attributable to common stockholders was approximately $(13.0) million, or $(0.06) per basic and diluted share, for the year ended December 31, 2020, compared to approximately $24.8 million, or $0.11 per basic and diluted share, for the year ended December 31, 2019.

The decline was primarily attributable to a net change in gains from dispositions of $25.8 million as well as the previously noted impacts to general and administrative expenses recognized in the fourth quarter of 2020.

Adjusted Funds from Operations (AFFO)

AFFO was approximately $168.1 million, or $0.64 per basic and diluted share, for the year ended December 31, 2020, a decline of $3.3 million, or $0.04 per basic and diluted share, compared to the same period in 2019.

Adjusted EBITDA

Adjusted EBITDA, as defined per the Company's credit facility agreement, was approximately $259.3 million for the year ended December 31, 2020. This resulted in fixed charge and interest coverage ratios of 2.8x and 3.4x, respectively.

Leasing Activity

Signed six lease renewals for 754,745 square feet of space and four new leases for 202,861 square feet of space, resulting in 957,606 square feet of leases signed during the year with a weighted average lease term of 10.3 years.

Acquisitions

Acquired one property during the year; a new 526,320 square foot industrial property located in Winston-Salem, North Carolina, which the Company acquired on February 05, 2020 for approximately $34.9 million. The property is fully leased by Pepsi Bottling Ventures for approximately 12 years of remaining lease term as of the date of acquisition.

Dispositions

Completed two dispositions during the year for gross proceeds of $54.5 million, resulting in a net gain of $4.1 million for the year ended December 31, 2020.

Portfolio Overview as of December 31, 2020

  • Enterprise value was approximately $4.5 billion.3
  • Weighted average remaining lease term was approximately 6.8 years with approximately 2.1 percent average annual rent growth for the remainder of the existing term for all leases combined.
  • The portfolio was 88.5 percent leased.
  • Approximately 64.3 percent of the portfolio’s 12-month forward net rental revenue4 was generated by properties leased and/or guaranteed, directly or indirectly, by companies that have investment grade credit ratings or what management believes are generally equivalent ratings.5
  • The ratio of consolidated debt less cash and cash equivalents to total real estate was 46.0%.

About Griffin Capital Essential Asset REIT, Inc.

Griffin Capital Essential Asset REIT, Inc. – America's Blue-Chip Landlord™ – is an internally managed, publicly registered, non-traded REIT. The Company owns and operates a geographically diversified portfolio of strategically located, high-quality, corporate office and industrial properties that are primarily net leased to single tenants that the Company has determined to be creditworthy. The Company's portfolio, as of December 31, 2020, consisted of 98 office and industrial properties (121 buildings), totaling 26.8 million in rentable square feet, located in 25 states, representing a total enterprise value of approximately $4.5 billion. After completion of the Company's merger with CCIT II, its portfolio consists of 123 properties with a total asset value of $5.8 billion.

Additional information is available at www.gcear.com.

Cautionary Statement Regarding Forward-Looking Statements

This press release contains statements that constitute forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). The Company intends for all such forward-looking statements to be covered by the applicable safe harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. You can also identify forward-looking statements by discussions of strategy, plans or intentions. The forward-looking statements contained in this press release reflect the Company's current views about future events and are subject to numerous known and unknown risks, uncertainties, assumptions and changes in circumstances that may cause the Company's actual results to differ significantly from those expressed in any forward-looking statement.

The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: statements about the benefits of the merger involving GCEAR and CCIT II and statements that address operating performance, events or developments that GCEAR expects or anticipates will occur in the future, including but not limited to statements regarding anticipated synergies and general and administrative expense savings in the merger, future financial and operating results, plans, objectives, expectations and intentions, expected sources of financing, anticipated asset dispositions, anticipated leadership and governance, creation of value for stockholders, benefits of the merger to customers, employees, stockholders and other constituents of the combined company, the integration of GCEAR and CCIT II, cost savings related to the merger and other non-historical statements; risks related to the disruption of management’s attention from ongoing business operations due to the merger; the availability of suitable investment or disposition opportunities; changes in interest rates; the availability and terms of financing; the impact of the COVID-19 pandemic on the operations and financial condition of GCEAR and the real estate industries in which it operates, including with respect to occupancy rates, rent deferrals and the financial condition of GCEAR’s tenants; general financial and economic conditions, which may be affected by government responses to the COVID-19 pandemic; market conditions; legislative and regulatory changes that could adversely affect the business of GCEAR; and other factors, including those risks disclosed in Part I, Item 1A. “Risk Factors” and Part II, Item 7. “Management’s Discussion and Analysis of Financial Condition and Results of Operations” of the Company's most recent Annual Report on Form 10-K and Part I, Item 2. “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and Part II, Item 1A. “Risk Factors” of the Company's Quarterly Reports on Form 10-Q filed with the U.S. Securities and Exchange Commission. The Company cautions investors not to place undue reliance on these forward-looking statements and urge you to carefully review the disclosures it makes concerning risks. While forward-looking statements reflect the Company's good faith beliefs, assumptions and expectations, they are not guarantees of future performance. The forward-looking statements speak only as of the date of this press release. 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.

______________________________
1 FFO, as described by the National Association of Real Estate Investment Trusts ("NAREIT"), is adjusted for redeemable preferred distributions. Additionally, the Company uses AFFO as a non-GAAP financial measure to evaluate its operating performance. FFO and AFFO have been revised to include amounts available to both common stockholders and limited partners for all periods presented.
2 Excluding transaction costs.
3 Total enterprise value includes the outstanding debt balance (excluding deferred financing costs and premium/discounts), plus unconsolidated debt - pro rata share, plus preferred equity, plus total outstanding shares multiplied by the net asset value ("NAV") per share. Total outstanding shares includes limited partnership units issued and shares issued pursuant to the Company's distribution reinvestment plan, net of redemptions.
4 Net rental revenue is based on (a) the contractual base rental payments assuming the lease requires the tenant to reimburse us for certain operating expenses or the property is self-managed by the tenant and the tenant is responsible for all, or substantially all, of the operating expenses; or (b) contractual rent payments less certain operating expenses that are the Company's responsibility for the 12-month period subsequent to December 31, 2020 and includes assumptions that may not be indicative of the actual future performance of a property, including the assumption that the tenant will perform its obligations under its lease agreement during the next 12 months.
5 Approximately 64.3 percent of the portfolio's net rental revenue for the 12-month period subsequent to December 31, 2020 was generated by properties leased and/or guaranteed, directly or indirectly, by companies that have investment grade credit ratings or what management believes are generally equivalent ratings; 54.4 percent generated from companies with a Nationally Recognized Statistical Rating Organization ("NRSRO") credit rating; and the remaining 5.0 percent from companies with a non-NRSRO credit rating but with a rating that the Company believes is generally equivalent to an NRSRO investment grade rating. Bloomberg’s default risk rating is an example of a non-NRSRO rating.

GRIFFIN CAPITAL ESSENTIAL ASSET REIT, INC.

CONSOLIDATED BALANCE SHEETS

(in thousands, except units and share amounts)

 

 

December 31,

 

2020

 

2019

ASSETS

 

 

 

Cash and cash equivalents

$

168,954

 

 

$

54,830

 

Restricted cash

34,352

 

 

58,430

 

Real estate:

 

 

 

Land

445,674

 

 

458,339

 

Building and improvements

3,112,253

 

 

3,043,527

 

Tenant origination and absorption cost

740,489

 

 

744,773

 

Construction in progress

11,886

 

 

31,794

 

Total real estate

4,310,302

 

 

4,278,433

 

Less: accumulated depreciation and amortization

(817,773

)

 

(668,104

)

Total real estate, net

3,492,529

 

 

3,610,329

 

Investments in unconsolidated entities

34

 

 

11,028

 

Intangible assets, net

10,035

 

 

12,780

 

Deferred rent receivable

98,116

 

 

73,012

 

Deferred leasing costs, net

45,966

 

 

49,390

 

Goodwill

229,948

 

 

229,948

 

Due from affiliates

1,411

 

 

837

 

Right of use asset

39,935

 

 

41,347

 

Other assets

30,570

 

 

33,571

 

Total assets

$

4,151,850

 

 

$

4,175,502

 

LIABILITIES AND EQUITY

 

 

 

Debt, net

$

2,140,427

 

 

$

1,969,104

 

Restricted reserves

12,071

 

 

14,064

 

Interest rate swap liability

53,975

 

 

24,146

 

Redemptions payable

5,345

 

 

96,648

 

Distributions payable

9,430

 

 

15,530

 

Due to affiliates

3,272

 

 

10,883

 

Intangible liabilities, net

27,333

 

 

31,805

 

Lease liability

45,646

 

 

45,020

 

Accrued expenses and other liabilities

114,434

 

 

96,389

 

Total liabilities

2,411,933

 

 

2,303,589

 

Perpetual convertible preferred shares

125,000

 

 

125,000

 

Common stock subject to redemption

2,038

 

 

20,565

 

Noncontrolling interests subject to redemption; 556,099 and 554,110 units as of December 31, 2020 and December 31, 2019, respectively

4,610

 

 

4,831

 

Stockholders’ equity:

 

 

 

Common stock, $0.001 par value; 800,000,000 shares authorized; 230,320,668 and 227,853,720 shares outstanding in the aggregate as of December 31, 2020 and December 31, 2019, respectively(1)

230

 

 

228

 

Additional paid-in capital

2,103,028

 

 

2,060,604

 

Cumulative distributions

(813,892

)

 

(715,792

)

Accumulated earnings

140,354

 

 

153,312

 

Accumulated other comprehensive loss

(48,001

)

 

(21,875

)

Total stockholders’ equity

1,381,719

 

 

1,476,477

 

Noncontrolling interests

226,550

 

 

245,040

 

Total equity

1,608,269

 

 

1,721,517

 

Total liabilities and equity

$

4,151,850

 

 

$

4,175,502

 

(1)

For the number of shares outstanding of each class of common stock as of December 31, 2020, refer to the Company's 10-K Note 9, Equity.

GRIFFIN CAPITAL ESSENTIAL ASSET REIT, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands, except share and per share amounts)

 

 

Three Months Ended December 31,

 

Year Ended December 31,

 

2020

 

2019

 

2020

 

2019

Revenue:

 

 

 

 

 

 

 

Rental income

$

96,295

 

 

$

109,832

 

 

$

397,452

 

 

$

387,108

 

Expenses:

 

 

 

 

 

 

 

Property operating expense

15,303

 

 

16,210

 

 

57,461

 

 

55,301

 

Property tax expense

9,299

 

 

9,313

 

 

37,590

 

 

37,035

 

Property management fees to non-affiliates

876

 

 

908

 

 

3,656

 

 

3,528

 

General and administrative expenses

15,353

 

 

8,370

 

 

38,633

 

 

26,078

 

Corporate operating expenses to affiliates

625

 

 

1,292

 

 

2,500

 

 

2,745

 

Impairment provision

1,277

 

 

30,734

 

 

23,472

 

 

30,734

 

Depreciation and amortization

40,109

 

 

41,114

 

 

161,056

 

 

153,425

 

Total expenses

82,842

 

 

107,941

 

 

324,368

 

 

308,846

 

Income before other income and (expenses)

13,453

 

 

1,891

 

 

73,084

 

 

78,262

 

Other income (expenses):

 

 

 

 

 

 

 

Interest expense

(20,325

)

 

(19,915

)

 

(79,646

)

 

(73,557

)

Management fee revenue from affiliates

 

 

 

 

 

 

6,368

 

Other (loss) income, net

(64

)

 

1,710

 

 

3,228

 

 

1,340

 

(Loss) from investment in unconsolidated entities

 

 

(7,226

)

 

(6,523

)

 

(5,307

)

(Loss) Gain from disposition of assets

(185

)

 

21,497

 

 

4,083

 

 

29,938

 

Net (loss) income

(7,121

)

 

(2,043

)

 

(5,774

)

 

37,044

 

Distributions to redeemable preferred shareholders

(2,359

)

 

(2,047

)

 

(8,708

)

 

(8,188

)

Net loss (income) attributable to noncontrolling interests

1,134

 

 

477

 

 

1,732

 

 

(3,749

)

Net (loss) income attributable to controlling interest

(8,346

)

 

(3,613

)

 

(12,750

)

 

25,107

 

Distributions to redeemable noncontrolling interests attributable to common stockholders

(43

)

 

(80

)

 

(208

)

 

(320

)

Net (loss) income attributable to common stockholders

$

(8,389

)

 

$

(3,693

)

 

$

(12,958

)

 

$

24,787

 

Net (loss) income attributable to common stockholders per share, basic and diluted

$

(0.04

)

 

$

(0.02

)

 

$

(0.06

)

 

$

0.11

 

Weighted average number of common shares outstanding, basic and diluted

230,316,334

 

 

237,827,361

 

 

230,042,543

 

 

222,531,173

 

GRIFFIN CAPITAL ESSENTIAL ASSET REIT, INC.
Funds from Operations and Adjusted Funds from Operations
(Unaudited; in thousands except share and per share amounts)

Funds from Operations and Adjusted Funds from Operations

The Company's management believes that historical cost accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, many industry investors and analysts have considered the presentation of operating results for real estate companies that use historical cost accounting to be insufficient.

Management is responsible for managing interest rate, hedge and foreign exchange risks. To achieve the Company's objectives, it may borrow at fixed rates or variable rates. In order to mitigate interest rate risk on certain financial instruments, if any, the Company may enter into interest rate cap agreements or other hedge instruments and in order to mitigate its risk to foreign currency exposure, if any, the Company may enter into foreign currency hedges. The Company view's fair value adjustments of derivatives, impairment charges and gains and losses from dispositions of assets as non-recurring items or items which are unrealized and may not ultimately be realized, and which are not reflective of ongoing operations and are therefore typically adjusted for when assessing operating performance.

In order to provide a more complete understanding of the operating performance of a REIT, the National Association of Real Estate Investment Trusts (“NAREIT”) promulgated a measure known as Funds from Operations (“FFO”). FFO is defined as net income or loss computed in accordance with GAAP, excluding extraordinary items, as defined by GAAP, and gains and losses from sales of depreciable operating property, adding back asset impairment write-downs, plus real estate related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets), and after adjustment for unconsolidated partnerships, joint ventures and preferred distributions. Because FFO calculations exclude such items as depreciation and amortization of real estate assets and gains and losses from sales of operating real estate assets (which can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates), they facilitate comparisons of operating performance between periods and between other REITs. As a result, the Company believes that the use of FFO, together with the required GAAP presentations, provides a more complete understanding of the Company's performance relative to its competitors and a more informed and appropriate basis on which to make decisions involving operating, financing, and investing activities. It should be noted, however, that other REITs may not define FFO in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently than the Company does, making comparisons less meaningful.

Additionally, the Company uses Adjusted Funds from Operations (“AFFO”) as a non-GAAP financial measure to evaluate the Company's operating performance. AFFO excludes non-routine and certain non-cash items such as revenues in excess of cash received, amortization of stock-based compensation net, deferred rent, amortization of in-place lease valuation, acquisition-related costs, financed termination fee, net of payments received, gain or loss from the extinguishment of debt, unrealized gains (losses) on derivative instruments, write-off transaction costs and other one-time transactions. FFO and AFFO have been revised to include amounts available to both common stockholders and limits partners for all periods presented.

AFFO is a measure used among the Company's peer group, which includes daily NAV REITs. The Company also believes that AFFO is a recognized measure of sustainable operating performance by the REIT industry. Further, the Company believes AFFO is useful in comparing the sustainability of its operating performance with the sustainability of the operating performance of other real estate companies.

Management believes that AFFO is a beneficial indicator of its ongoing portfolio performance and ability to sustain its current distribution level. More specifically, AFFO isolates the financial results of the Company's operations. AFFO, however, is not considered an appropriate measure of historical earnings as it excludes certain significant costs that are otherwise included in reported earnings. Further, since the measure is based on historical financial information, AFFO for the period presented may not be indicative of future results or the Company's future ability to pay distributions. By providing FFO and AFFO, the Company presents information that assists investors in aligning their analysis with management’s analysis of long-term operating activities.

For all of these reasons, the Company believes the non-GAAP measures of FFO and AFFO, in addition to income (loss) from operations, net income (loss) and cash flows from operating activities, as defined by GAAP, are helpful supplemental performance measures and useful to investors in evaluating the performance of the Company's real estate portfolio. However, a material limitation associated with FFO and AFFO is that they are not indicative of the Company's cash available to fund distributions since other uses of cash, such as capital expenditures at the Company's properties and principal payments of debt, are not deducted when calculating FFO and AFFO. The use of AFFO as a measure of long-term operating performance on value is also limited if the Company does not continue to operate under its current business plan as noted above. AFFO is useful in assisting management and investors in assessing the Company's ongoing ability to generate cash flow from operations and continue as a going concern in future operating periods, and in particular, after the offering and acquisition stages are complete. However, FFO and AFFO are not useful measures in evaluating NAV because impairments are taken into account in determining NAV but not in determining FFO and AFFO. Therefore, FFO and AFFO should not be viewed as a more prominent measure of performance than income (loss) from operations, net income (loss) or to cash flows from operating activities and each should be reviewed in connection with GAAP measurements.

Neither the SEC, NAREIT, nor any other applicable regulatory body has opined on the acceptability of the adjustments contemplated to adjust FFO in order to calculate AFFO and its use as a non-GAAP performance measure. In the future, the SEC or NAREIT may decide to standardize the allowable exclusions across the REIT industry, and the Company may have to adjust the calculation and characterization of this non-GAAP measure.

The Company's calculation of FFO and AFFO is presented in the following table for the quarters ended and years ended December 31, 2020 and 2019, respectively (dollars in thousands, except per share amounts):

 

Three Months Ended December 31,

Year Ended December 31,

 

2020

 

2019

 

2020

 

2019

Net (loss) income

$

(7,121

)

 

$

(2,043

)

 

$

(5,774

)

 

$

37,044

 

Adjustments:

 

 

 

 

 

 

 

Depreciation of building and improvements

24,022

 

 

22,920

 

 

93,979

 

 

80,393

 

Amortization of leasing costs and intangibles

16,159

 

 

18,267

 

 

67,366

 

 

73,084

 

Impairment provision

1,277

 

 

30,734

 

 

23,472

 

 

30,734

 

Equity interest of depreciation of building and improvements - unconsolidated entities

 

 

724

 

 

1,438

 

 

2,800

 

Equity interest of amortization of intangible assets - unconsolidated entities

 

 

1,158

 

 

1,751

 

 

4,632

 

Loss (Gain) from disposition of assets

185

 

 

(21,497

)

 

(4,083

)

 

(29,938

)

Equity interest of gain on sale - unconsolidated entities

 

 

(519

)

 

 

 

(4,128

)

Impairment on unconsolidated entities

 

 

6,927

 

 

1,906

 

 

6,927

 

FFO

34,522

 

 

56,671

 

 

180,055

 

 

201,548

 

Distribution to redeemable preferred shareholders

(2,359

)

 

(2,047

)

 

(8,708

)

 

(8,188

)

FFO attributable to common stockholders and limited partners

$

32,163

 

 

$

54,624

 

 

$

171,347

 

 

$

193,360

 

Reconciliation of FFO to AFFO:

 

 

 

 

 

 

 

FFO attributable to common stockholders and limited partners

$

32,163

 

 

$

54,624

 

 

$

171,347

 

 

$

193,360

 

Adjustments:

 

 

 

 

 

 

 

Non-cash earn-out adjustment

 

 

(1,461

)

 

(2,581

)

 

(1,461

)

Revenues in excess of cash received, net

(6,245

)

 

(9,864

)

 

(25,686

)

 

(19,519

)

Amortization of share-based compensation

992

 

 

1,025

 

 

4,108

 

 

2,614

 

Deferred rent - ground lease

517

 

 

474

 

 

2,065

 

 

1,353

 

Amortization of above/(below) market rent, net

(527

)

 

(562

)

 

(2,292

)

 

(3,201

)

Amortization of debt premium/(discount), net

103

 

 

109

 

 

412

 

 

300

 

Amortization of ground leasehold interests

(73

)

 

(73

)

 

(290

)

 

(52

)

Non-cash lease termination income

 

 

 

 

 

 

(10,150

)

Financed termination fee payments received

3,057

 

 

3,057

 

 

7,557

 

 

6,065

 

Company's share of revenues in excess of cash received (straight-line rents) - unconsolidated entity

 

 

233

 

 

505

 

 

528

 

Unrealized loss (gain) on investments

149

 

 

307

 

 

31

 

 

307

 

Company's share of amortization of above market rent - unconsolidated entity

 

 

924

 

 

1,419

 

 

3,696

 

Performance fee adjustment

 

 

 

 

 

 

(2,604

)

Unconsolidated joint venture valuation adjustment

 

 

 

 

4,452

 

 

 

Employee separation expense

2,666

 

 

 

 

2,666

 

 

 

Write-off of transaction costs

4,375

 

 

252

 

 

4,427

 

 

252

 

AFFO available to common stockholders and limited partners

$

37,177

 

 

$

49,045

 

 

$

168,140

 

 

$

171,488

 

FFO per share, basic and diluted

$

0.12

 

 

$

0.20

 

 

$

0.65

 

 

$

0.76

 

AFFO per share, basic and diluted

$

0.14

 

 

$

0.18

 

 

$

0.64

 

 

$

0.68

 

 

 

 

 

 

 

 

 

Weighted-average common shares outstanding - basic EPS

230,316,334

 

 

237,827,361

 

 

230,042,543

 

 

222,531,173

 

Weighted-average OP Units

31,838,889

 

 

31,967,867

 

 

31,919,525

 

 

30,947,370

 

Weighted-average common shares and OP Units outstanding - basic and diluted FFO/AFFO

262,155,223

 

 

269,795,228

 

 

261,962,068

 

 

253,478,543

 

GRIFFIN CAPITAL ESSENTIAL ASSET REIT, INC.

Net Debt (Pro Rata Share) as of December 31, 2020

(Unaudited; dollars in thousands)

 

Net debt is defined as the Company's consolidated debt plus the Company's pro rata share of unconsolidated, non-recourse debt less the Company's unrestricted cash and cash equivalents. The Company's management believes this is a useful metric for analyzing the Company's level of indebtedness as unrestricted cash and cash equivalents could potentially be used to pay down a portion of the Company's outstanding debt.

 

 

Rate(1)

 

Term(1)

 

Amount

SECURED DEBT

 

 

 

 

 

Fixed-Rate Mortgages

4.20%

 

6.3

 

$

1,029,093

 

Total Secured Debt

 

 

 

 

1,029,093

 

UNSECURED DEBT

 

 

 

 

 

2023 Term Loan

1.71%

 

2.5

 

200,000

 

2024 Term Loan

1.71%

 

3.3

 

400,000

 

2026 Term Loan

2.01%

 

5.3

 

150,000

 

Revolver Loan (2)

1.76%

 

2.5

 

373,500

 

Total Unsecured Debt

 

 

 

 

1,123,500

 

TOTAL CONSOLIDATED DEBT

 

 

 

 

2,152,593

 

Unconsolidated Debt - pro rata share (3)

 

 

 

 

71,440

 

Less: Cash & cash equivalents - excl. restricted

 

 

 

 

(168,954

)

NET DEBT (PRO RATA SHARE)

 

 

 

 

$

2,055,079

 

(1)

Excludes the impact of fixed-rate swaps.

(2)

The revolving loan has an initial term of three years, maturing on June 28, 2022, and may be extended for a one-year period if certain conditions are met and upon payment of an extension fee.

(3)

On September 9, 2020, Digital-GCEAR 1 (Ashburn), LLC received notice of default on the ventures non-recourse loan from its lender.

GRIFFIN CAPITAL ESSENTIAL ASSET REIT, INC.

Adjusted EBITDA

(Unaudited; dollars in thousands)

 

 

Three Months Ended December 31,

 

Year Ended December 31,

 

 

2020

 

2019

 

2020

 

2019

 

ADJUSTED EBITDA(1):

 

 

 

 

 

 

 

 

Net (loss) income

$

(7,121

)

 

$

(2,043

)

 

$

(5,774

)

 

$

31,049

 

(4)

Depreciation and amortization

40,109

 

 

41,114

 

 

161,056

 

 

167,637

 

 

Interest expense

19,508

 

 

19,026

 

 

76,467

 

 

78,218

 

 

Amortization of deferred financing costs

575

 

 

527

 

 

2,195

 

 

5,787

 

 

Amortization of debt premium/(discount), net

103

 

 

109

 

 

412

 

 

301

 

 

Amortization of above/(below) market rent, net

(527

)

 

(562

)

 

(2,292

)

 

(4,749

)

 

Income taxes

104

 

 

(83

)

 

910

 

 

1,027

 

 

Property management fees to non-affiliates

876

 

 

908

 

 

3,656

 

 

2,622

 

 

Acquisition fees and expenses

 

 

 

 

 

 

379

 

 

Deferred rent

(5,729

)

 

(9,865

)

 

(24,137

)

 

(21,011

)

 

Termination income (non-cash)

 

 

 

 

 

 

(11,178

)

 

Termination income (cash)

3,057

 

 

3,057

 

 

7,557

 

 

6,065

 

 

Lease accounting true up

 

 

 

 

 

 

2,052

 

 

(Gain)/Loss on disposition of assets

185

 

 

(21,497

)

 

(4,083

)

 

(29,938

)

 

(Gain)/loss on Investment in Unconsolidated Entity

 

 

(519

)

 

165

 

 

(4,128

)

 

Impairment on investment in unconsolidated entity - DRJV

 

 

6,927

 

 

6,359

 

 

6,927

 

 

Impairment provision

1,277

 

 

30,734

 

 

23,472

 

 

30,734

 

 

Equity percentage of net loss for the Parent’s non-wholly owned direct and indirect subsidiaries

 

 

819

 

 

 

 

2,509

 

 

Equity percentage of EBITDA for the Parent’s non-wholly owned direct and indirect subsidiaries

3,106

 

 

2,174

 

 

11,015

 

 

11,107

 

 

Write-off of transaction costs

4,375

 

 

 

 

4,375

 

 

 

 

Employee separation expense

2,665

 

 

 

 

2,665

 

 

 

 

 

62,563

 

 

70,826

 

 

264,018

 

 

275,410

 

 

Less: Capital reserves

(873

)

 

(1,291

)

 

(4,741

)

 

(5,150

)

 

Adjusted EBITDA (per credit facility agreement)

$

61,690

 

 

$

69,535

 

 

$

259,277

 

 

$

270,260

 

 

 

 

 

 

 

 

 

 

 

Principal paid and due

$

2,021

 

 

$

1,674

 

 

$

7,155

 

 

$

6,577

 

 

Interest expense

19,508

 

 

19,026

 

 

76,467

 

 

76,627

 

 

Cash dividends on redeemable preferred shareholders

2,359

 

 

2,047

 

 

8,708

 

 

8,188

 

 

 

$

23,888

 

 

$

22,747

 

 

$

92,330

 

 

$

91,392

 

 

Interest Coverage Ratio(2)

3.2

 

 

3.7

 

 

3.4

 

 

3.5

 

 

Fixed Charge Coverage Ratio(3)

2.6

 

 

3.1

 

 

2.8

 

 

3.0

 

 

(1)

Adjusted EBITDA, as defined in the Company's credit facility agreement, is calculated as net income before interest, taxes, depreciation and amortization (EBITDA), plus acquisition fees and expenses, asset and property management fees, straight-line rents and in-place lease amortization for the period, further adjusted for acquisitions that have closed during the quarter and certain reserves for capital expenditures.

(2)

Interest coverage is the ratio of interest expense as if the corresponding debt was in place at the beginning of the period to adjusted EBITDA.

(3)

Fixed charge coverage is the ratio of principal amortization for the period plus interest expense as if the corresponding debt was in place at the beginning of the period plus preferred unit distributions as if in place at the beginning of the period over adjusted EBITDA.

(4)

Includes an adjustment to net income of $(5,995) due to the combined financial information from EA-1 and GCEAR

 

Investor Services
888-926-2688

Media Contact:
Scott Street
sstreet@griffincapital.com
310-469-6135

Source: Griffin Capital Essential Asset REIT, Inc.



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