Form 8-K Armada Hoffler Propertie For: Oct 31

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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

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FORM 8-K

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CURRENT REPORT

Pursuant to Section�13 or 15(d)

of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): October�31, 2014

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ARMADA HOFFLER PROPERTIES, INC.

(Exact name of registrant as specified in its charter)

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Maryland	�	001-35908	�	46-1214914
(State or other jurisdiction of incorporation)	�	(Commission File Number)	�	(IRS Employer Identification No.)
222 Central Park Avenue, Suite 2100 Virginia Beach, Virginia			�	23462
(Address of principal executive offices)			�	(Zip Code)

Registrant�s telephone number, including area code: (757)�366-4000

Not Applicable

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

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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:

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

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

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

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Item�2.02.

Results of Operations and Financial Condition.

On October�31, 2014, Armada Hoffler Properties, Inc. (the �Company�) issued a press release announcing its financial position as of September�30, 2014, results of operations for the three and nine months ended September�30, 2014 and other related information. Also on October�31, 2014, the Company made available on its website at www.ArmadaHoffler.com certain supplemental information concerning the Company�s financial results and operations for the three and nine months ended September�30, 2014. Copies of such press release and supplemental information are furnished as Exhibits 99.1 and 99.2, respectively, to this Current Report on Form 8-K and are incorporated herein by reference.

In accordance with General Instructions B.2 and B.6 of Form 8-K, the information included in this Current Report on Form 8-K, including Exhibits 99.1 and 99.2 hereto, shall not be deemed �filed� for purposes of Section�18 of the Securities Exchange Act of 1934, as amended (the �Exchange Act�), or otherwise subject to the liabilities of that section, nor shall it be deemed incorporated by reference into any filing made by the Company under the Exchange Act or Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such a filing.

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Item�7.01.

Regulation�FD Disclosure.

The disclosure contained in Item�2.02 is incorporated herein by reference.

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Item�9.01.

Financial Statements and Exhibits.

(d)�Exhibits.

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Exhibit No.	��	Description
99.1	��	Press Release, dated October 31, 2014, issued by Armada Hoffler Properties, Inc., providing its financial position as of September 30, 2014 and results of operations for the three and nine months ended September 30, 2014.
99.2	��	Armada Hoffler Properties, Inc. Third Quarter 2014 Supplemental Information.

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SIGNATURES

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.

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	�		�	ARMADA HOFFLER PROPERTIES, INC.
Date: October�31, 2014	�		�		�	/S/ MICHAEL P. O�HARA
	�		�		�	Michael P. O�Hara
	�		�		�	Chief Financial Officer and Treasurer

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EXHIBIT INDEX

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Exhibit No.	��	Description
99.1	��	Press Release, dated October 31, 2014, issued by Armada Hoffler Properties, Inc., providing its financial position as of September 30, 2014 and results of operations for the three and nine months ended September 30, 2014.
99.2	��	Armada Hoffler Properties, Inc. Third Quarter 2014 Supplemental Information.

Exhibit 99.1

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ARMADA HOFFLER PROPERTIES REPORTS THIRD QUARTER 2014 RESULTS

FFO of $0.21 Per Diluted Share and Core FFO of $0.22 Per Diluted Share

Operating Property Portfolio at 95% Occupancy

Company Raised Full-Year 2014 Outlook

VIRGINIA BEACH, VA, October�31, 2014 � Armada Hoffler Properties, Inc. (NYSE: AHH), a full service real estate company that develops and owns high-quality office, retail and multifamily properties in key Mid-Atlantic markets, today announced its results for the quarter ended September�30, 2014.

Highlights include:

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Funds From Operations (�FFO�) of $7.3 million, or $0.21 per diluted share, for the quarter ended September�30, 2014.

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Core FFO of $7.5 million, or $0.22 per diluted share, for the quarter ended September�30, 2014.

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Occupancy up to 95.1%, compared to 94.6% as of June�30, 2014.

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Increased GAAP and Cash Same Store Net Operating Income (�NOI�) 4% and 2%, respectively, compared to the third quarter of 2013.

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Delivered approximately 83,000 square feet of office space to Clark Nexsen � the anchor tenant in the new 4525 Main Street tower.

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Delivered the initial units at both Encore Apartments and Whetstone Apartments in September 2014.

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Leased substantially all of the remaining vacant retail space at the Town Center of Virginia Beach.

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Completed the previously announced acquisition of Dimmock Square, a 106,000 square foot retail power center located in Colonial Heights, Virginia.

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Completed an underwritten public offering of 5.75�million shares of common stock at $9.05 per share, generating net proceeds of $49.3 million.

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Entered into a preliminary agreement to sell the Sentara Williamsburg office building for approximately $15.4 million, representing an implied cap rate of 6.3%.

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Construction contract backlog of $153.5 million as of September�30, 2014.

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October 31, 2014

Page 2 of 11

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�This morning, we reported another solid quarter with FFO and Core FFO coming in better than expectations driven primarily by stronger than expected leasing,� commented Louis Haddad, Chief Executive Officer. �This quarter marked an inflection point in the execution of our development pipeline, as we delivered the remaining projects slated for 2014. In addition, we closed on the Dimmock Square acquisition, are in the process of selling two assets and raised our 2014 outlook. We are enthusiastic about a strong finish to the year as well as our ability to execute in the coming year.�

Financial Results

Net income for the third quarter increased 120% to $2.8 million, or $0.08 per diluted share, compared to $1.3 million, or $0.04 per diluted share, in the third quarter of 2013.

FFO for the third quarter increased 41% to $7.3 million, or $0.21 per diluted share, compared to $5.2 million, or $0.16 per diluted share, for the third quarter of 2013. Core FFO for the third quarter increased 15% to $7.5 million, or $0.22 per diluted share, compared to $6.6 million, or $0.20 per diluted share, for the third quarter of 2013.

The quarter-over-quarter increases in net income and Core FFO reflect the acquisition of Dimmock Square as well as increased occupancy and Same Store NOI in each of the Company�s operating property segments. The quarter-over-quarter increases in net income and FFO also reflect the positive initial leasing performance of 4525 Main Street and the negative impact of a $1.1 million loss on debt extinguishment in the prior year.

The Company believes that Core FFO is a useful supplemental performance measure as it excludes certain items including, but not limited to, losses on debt extinguishments, non-cash compensation expense and effects from non-stabilized development projects. A reconciliation of GAAP net income to FFO and Core FFO is presented on page eight of this release.

Operating Performance

The Company executed new and renewal office and retail leases totaling 72,000 square feet. At the end of the quarter, the Company�s office, retail and multifamily operating property portfolios were 94.8%, 94.7% and 96.6% occupied, respectively.

Balance Sheet and Financing Activity

At the end of the quarter, the Company had total outstanding debt of approximately $335.8 million, including $54.0 million outstanding on its revolving credit facility. Approximately 43% of the Company�s debt had fixed interest rates at September�30, 2014 and, after considering interest rate swaps and LIBOR interest rate caps with strike prices at or below 150 basis points, approximately 78% of the Company�s debt was fixed or hedged at September�30, 2014.

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October 31, 2014

Page 3 of 11

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Outlook

The Company raised its full-year 2014 outlook.

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�	��	Current�Parameters 3Q 2014		�	��	Previous�Parameters 2Q 2014		�
Core FFO (excluding the impact from non-stabilized projects)	��	�	~$29.0�million	��	��	�	~$27.5�million	��
General�& administrative expenses	��	�	~$7.6 million	��	��	�	~$7.6 million	��
Construction company annual segment gross profit	��	�	~$4.6 million	��	��	�	~$4.3 million	��
Non-stabilized projects�negative impact to FFO (excluded from Core FFO)	��	�	~$400,000	��	��	�	~$1.0 million	��

The Company raised its full-year 2014 Core FFO expectations, which excludes the impact from non-stabilized projects and non-cash compensation, to approximately $29.0 million from the previous expectation of approximately $27.5 million. The increase was driven by better than expected leasing activity across the portfolio most notably at the Cosmopolitan, better than expected construction activity and lower interest expense.

Full-year construction company segment gross profit is now expected to be approximately $4.6 million compared to the previous expectation of $4.3 million.

The Company expected to deliver five development projects in 2014, all of which have been delivered as of October�31, 2014, and the related leasing activity has been strong. The Company now expects the negative impact from non-stabilized projects in 2014 to be approximately $400,000, which is better than the previous expectation of $1.0 million. This is the amount that the Company will exclude from its calculation of Core FFO.

Supplemental Financial Information

Further details regarding operating results, properties and leasing statistics can be found in the Company�s supplemental financial package available at www.ArmadaHoffler.com under the Investor Relations section.

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October 31, 2014

Page 4 of 11

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Webcast and Conference Call

The Company will host a webcast and conference call on Friday, October�31, 2014 at 8:30 a.m. Eastern Time to review quarterly results and discuss recent events. The live webcast will be available through the Investor Relations page of the Company�s website, www.ArmadaHoffler.com, or through www.viavid.com. To participate in the call, please dial 877-407-3982 (domestic) or 201-493-6780 (international). A replay of the conference call will be available through Friday, November�28, 2014, by dialing 877-870-5176 (domestic) or 858-384-5517 (international) and entering the pass code 13592458.

About Armada Hoffler Properties, Inc.

Armada Hoffler Properties, Inc. is a full service real estate company with extensive experience developing, building, owning and managing high-quality, institutional-grade office, retail and multifamily properties in attractive markets throughout the Mid-Atlantic United States. The Company has elected to be taxed as a real estate investment trust (�REIT�) for U.S. federal income tax purposes.

Forward-Looking Statements

Certain matters within this press release are discussed using forward-looking language as specified in the Private Securities Litigation Reform Act of 1995, and, as such, may involve known and unknown risks, uncertainties and other factors that may cause the actual results or performance to differ from those projected in the forward-looking statement. These forward-looking statements may include comments relating to the current and future performance of the Company�s operating property portfolio, the Company�s development pipeline, the Company�s construction and development business, including backlog and timing of deliveries, and financing activities, as well as acquisitions, dispositions and the Company�s financial outlook and expectations. For a description of factors that may cause the Company�s actual results or performance to differ from its forward-looking statements, please review the information under the heading �Risk Factors� included in the Company�s Annual Report on Form 10-K for the year ended December�31, 2013, and other documents filed by the Company with the Securities and Exchange Commission.

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October 31, 2014

Page 5 of 11

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Non-GAAP Financial Measures

The Company calculates FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (�NAREIT�). NAREIT defines FFO as net income (loss) (calculated in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures.

FFO is a supplemental non-GAAP financial measure. The Company uses FFO as a supplemental performance measure because it believes that FFO is beneficial to investors as a starting point in measuring the Company�s operational performance. Specifically, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, which do not relate to or are not indicative of operating performance, FFO provides a performance measure that, when compared period-over-period, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare the Company�s operating performance with that of other REITs.

However, because FFO excludes depreciation and amortization and captures neither the changes in the value of the Company�s properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of the Company�s properties, all of which have real economic effects and could materially impact the Company�s results from operations, the utility of FFO as a measure of the Company�s performance is limited. In addition, other equity REITs may not calculate FFO in accordance with the NAREIT definition as the Company does, and, accordingly, the Company�s FFO may not be comparable to such other REITs� FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of the Company�s performance.

Management also believes that the computation of FFO in accordance with NAREIT�s definition includes certain items that are not indicative of the results provided by the Company�s operating property portfolio and affect the comparability of the Company�s period-over-period performance. Accordingly, the Company further adjusts FFO to arrive at Core FFO, which eliminates certain of these items, including, but not limited to, gains and losses on the extinguishment of debt and non-cash stock compensation expense.

For reference, as an aid in understanding the Company�s computation of FFO and Core FFO, a reconciliation of net income calculated in accordance with GAAP to FFO and Core FFO has been included on page eight of this release.

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October 31, 2014

Page 6 of 11

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ARMADA HOFFLER PROPERTIES, INC.

CONDENSED CONSOLIDATED BALANCE SHEETS

(dollars in thousands)

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�	��	September�30,		�	�	December�31,		�
�	��	2014		�	�	2013		�
�	��	(Unaudited)		�	�	�		�
Assets	��				�
Real estate investments:	��				�
Income producing property	��	$	499,661	��	�	$	406,239	��
Construction in progress	��	�	93,946	��	�	�	56,737	��
Accumulated depreciation	��	�	(115,839	)�	�	�	(105,228	)�
	��	�	�	�	�	�	�	�
Net real estate investments	��	�	477,768	��	�	�	357,748	��
Cash and cash equivalents	��	�	17,101	��	�	�	18,882	��
Restricted cash	��	�	4,425	��	�	�	2,160	��
Accounts receivable, net	��	�	20,307	��	�	�	18,272	��
Construction receivables, including retentions	��	�	15,285	��	�	�	12,633	��
Construction costs and estimated earnings in excess of billings	��	�	40	��	�	�	1,178	��
Other assets	��	�	32,409	��	�	�	24,409	��
	��	�	�	�	�	�	�	�
Total Assets	��	$	567,335	��	�	$	435,282	��
	��	�	�	�	�	�	�	�
Liabilities and Equity	��				�
Indebtedness	��	$	335,792	��	�	$	277,745	��
Accounts payable and accrued liabilities	��	�	7,569	��	�	�	6,463	��
Construction payables, including retentions	��	�	39,820	��	�	�	28,139	��
Billings in excess of construction costs and estimated earnings	��	�	3,420	��	�	�	1,541	��
Other liabilities	��	�	17,979	��	�	�	15,873	��
	��	�	�	�	�	�	�	�
Total Liabilities	��	�	404,580	��	�	�	329,761	��
	��	�	�	�	�	�	�	�
Total Equity	��	�	162,755	��	�	�	105,521	��
	��	�	�	�	�	�	�	�
Total Liabilities and Equity	��	$	567,335	��	�	$	435,282	��
	��	�	�	�	�	�	�	�

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October 31, 2014

Page 7 of 11

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ARMADA HOFFLER PROPERTIES, INC. AND PREDECESSOR

CONDENSED CONSOLIDATED AND COMBINED INCOME STATEMENTS

(in thousands, except per share amounts)

�

�

��

Three Months Ended September 30,

�

�

Nine Months Ended September 30,

�

�

��

2014

�

�

2013

�

�

2014

�

�

2013

�

�

��

(Unaudited)

�

Revenues

��

�

�

�

Rental revenues

��

$

16,713

��

�

$

14,899

��

�

$

47,225

��

�

$

42,528

��

General contracting and real estate services

��

�

31,532

��

�

�

21,896

��

�

�

71,261

��

�

�

63,143

��

��

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

Total revenues

��

�

48,245

��

�

�

36,795

��

�

�

118,486

��

�

�

105,671

��

��

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

Expenses

��

�

�

�

Rental expenses

��

�

4,414

��

�

�

3,840

��

�

�

12,230

��

�

�

10,468

��

Real estate taxes

��

�

1,480

��

�

�

1,317

��

�

�

4,231

��

�

�

3,777

��

General contracting and real estate services

��

�

30,468

��

�

�

20,907

��

�

�

67,807

��

�

�

60,868

��

Depreciation and amortization

��

�

4,567

��

�

�

3,933

��

�

�

12,593

��

�

�

11,112

��

General and administrative

��

�

1,741

��

�

�

1,638

��

�

�

5,768

��

�

�

5,212

��

Acquisition, development and other pursuit costs

��

�

174

��

�

�

���

��

�

�

174

��

�

�

���

��

Impairment charges

��

�

15

��

�

�

���

��

�

�

15

��

�

�

533

��

��

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

Total expenses

��

�

42,859

��

�

�

31,635

��

�

�

102,818

��

�

�

91,970

��

��

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

Operating income

��

�

5,386

��

�

�

5,160

��

�

�

15,668

��

�

�

13,701

��

Interest expense

��

�

(2,734

)�

�

�

(2,598

)�

�

�

(7,977

)�

�

�

(9,802

)�

Loss on extinguishment of debt

��

�

���

��

�

�

(1,127

)�

�

�

���

��

�

�

(2,252

)�

Gain on acquisitions

��

�

���

��

�

�

���

��

�

�

���

��

�

�

9,460

��

Other income (expense)

��

�

59

��

�

�

(109

)�

�

�

(23

)�

�

�

343

��

��

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

Income before taxes

��

�

2,711

��

�

�

1,326

��

�

�

7,668

��

�

�

11,450

��

Income tax benefit (provision)

��

�

43

��

�

�

(74

)�

�

�

(135

)�

�

�

137

��

��

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

Net income

��

�

2,754

��

�

�

1,252

��

�

�

7,533

��

�

�

11,587

��

Net income attributable to Predecessor

��

�

���

��

�

�

���

��

�

�

���

��

�

�

(2,020

)�

��

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

Net income attributable to stockholders and unitholders

��

$

2,754

��

�

$

1,252

��

�

$

7,533

��

�

$

9,567

��

��

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

Per Share:

��

�

�

�

Basic and Diluted

��

$

0.08

��

�

$

0.04

��

�

$

0.23

��

�

$

0.30

��

Weighted Average Common Shares and Units:

��

�

�

�

Basic and Diluted

��

�

34,557

��

�

�

32,223

��

�

�

33,479

��

�

�

32,028

��

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October 31, 2014

Page 8 of 11

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ARMADA HOFFLER PROPERTIES, INC.

RECONCILIATION OF NET INCOME TO CORE FUNDS FROM OPERATIONS

(in thousands, except per share amounts)

�

�

��

Three Months Ended September 30,

�

��

Nine�Months�Ended September 30,

�

�

��

2014

�

�

2013

�

��

2014

�

�

��

(Unaudited)

�

��

(Unaudited)

�

Net income

��

$

2,754

��

�

$

1,252

��

��

$

7,533

��

Depreciation and amortization

��

�

4,567

��

�

�

3,933

��

��

�

12,593

��

��

�

�

�

�

�

�

�

��

�

�

�

Funds From Operations

��

$

7,321

��

�

$

5,185

��

��

$

20,126

��

Non-cash stock compensation

��

�

198

��

�

�

242

��

��

�

720

��

Non-stabilized development projects

��

�

(178

)�

�

�

���

��

��

�

384

��

Loss on extinguishment of debt

��

�

���

��

�

�

1,127

��

��

�

���

��

Loan modification costs

��

�

���

��

�

�

���

��

��

�

���

��

Acquisition costs

��

�

174

��

�

�

���

��

��

�

174

��

Impairment charges

��

�

15

��

�

�

���

��

��

�

15

��

��

�

�

�

�

�

�

�

��

�

�

�

Core Funds From Operations

��

$

7,530

��

�

$

6,554

��

��

$

21,419

��

��

�

�

�

�

�

�

�

��

�

�

�

Funds From Operations per diluted share

��

$

0.21

��

�

$

0.16

��

��

$

0.60

��

��

�

�

�

�

�

�

�

��

�

�

�

Core Funds From Operations per diluted share

��

$

0.22

��

�

$

0.20

��

��

$

0.64

��

��

�

�

�

�

�

�

�

��

�

�

�

Common Shares and Units Outstanding

��

�

34,557

��

�

�

32,223

��

��

�

33,479

��

�

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October 31, 2014

Page 9 of 11

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ARMADA HOFFLER PROPERTIES, INC.

SAME STORE RESULTS

(dollars in thousands)

�

�

��

Three�Months�Ended September 30,

�

�

Change

�

�

��

2014

�

�

2013

�

�

$

�

�

%

�

�

��

(Unaudited)

�

�

�

�

�

�

�

Office Same Store(1)

��

�

�

�

Rental revenues

��

$

6,623

��

�

$

6,364

��

�

$

259

��

�

�

4

%�

Property expenses

��

�

2,139

��

�

�

2,081

��

�

�

58

��

�

�

3

%�

��

�

�

�

�

�

�

�

�

�

�

�

�

Net Operating Income

��

�

4,484

��

�

�

4,283

��

�

�

201

��

�

�

5

%�

Retail Same Store(2)

��

�

�

�

Rental revenues

��

�

5,765

��

�

�

5,683

��

�

�

82

��

�

�

1

%�

Property expenses

��

�

1,739

��

�

�

1,745

��

�

�

(6

)�

�

�

0

%�

��

�

�

�

�

�

�

�

�

�

�

�

�

Net Operating Income

��

�

4,026

��

�

�

3,938

��

�

�

88

��

�

�

2

%�

Multifamily Same Store(3)

��

�

�

�

Rental revenues

��

�

2,979

��

�

�

2,852

��

�

�

127

��

�

�

4

%�

Property expenses

��

�

1,386

��

�

�

1,331

��

�

�

55

��

�

�

4

%�

��

�

�

�

�

�

�

�

�

�

�

�

�

Net Operating Income

��

�

1,593

��

�

�

1,521

��

�

�

72

��

�

�

5

%�

��

�

�

�

�

�

�

�

�

�

�

�

�

Net Operating Income (GAAP)

��

$

10,103

��

�

$

9,742

��

�

$

361

��

�

�

4

%�

Net effect of straight-line rents

��

�

(263

)�

�

�

(125

)�

�

�

Amortization of lease incentives and above or below market rents

��

�

148

��

�

�

155

��

�

�

��

�

�

�

�

�

�

�

�

�

Net Operating Income (Cash)

��

$

9,988

��

�

$

9,772

��

�

$

216

��

�

�

2

%�

��

�

�

�

�

�

�

�

�

�

�

�

�

�

(1)�	Excludes 4525 Main Street

(2)�	Excludes Dimmock Square and Greentree Shopping Center

(3)�	Excludes Encore Apartments, Liberty Apartments and Whetstone Apartments

�

-MORE-

---

October 31, 2014

Page 10 of 11

�

ARMADA HOFFLER PROPERTIES, INC.

RECONCILIATION OF SAME STORE RESULTS TO SEGMENT RESULTS

(dollars in thousands)

�

�	��	Three�Months�Ended September 30,						�
�	��	2014		�	�	2013		�
�	��	(Unaudited)						�
Office Same Store(1)	��				�
Rental revenues	��	$	6,623	��	�	$	6,364	��
Property expenses	��	�	2,139	��	�	�	2,081	��
	��	�	�	�	�	�	�	�
Net Operating Income	��	�	4,484	��	�	�	4,283	��
Non-Same Store Net Operating Income	��	�	460	��	�	�	���	��
	��	�	�	�	�	�	�	�
Segment Net Operating Income	��	$	4,944	��	�	$	4,283	��
	��	�	�	�	�	�	�	�
Retail Same Store(2)	��				�
Rental revenues	��	�	5,765	��	�	�	5,683	��
Property expenses	��	�	1,739	��	�	�	1,745	��
	��	�	�	�	�	�	�	�
Net Operating Income	��	�	4,026	��	�	�	3,938	��
Non-Same Store Net Operating Income	��	�	265	��	�	�	���	��
	��	�	�	�	�	�	�	�
Segment Net Operating Income	��	$	4,291	��	�	$	3,938	��
	��	�	�	�	�	�	�	�
Multifamily Same Store(3)	��				�
Rental revenues	��	�	2,979	��	�	�	2,852	��
Property expenses	��	�	1,386	��	�	�	1,331	��
	��	�	�	�	�	�	�	�
Net Operating Income	��	�	1,593	��	�	�	1,521	��
Non-Same Store Net Operating Income	��	�	(9	)�	�	�	���	��
	��	�	�	�	�	�	�	�
Segment Net Operating Income	��	$	1,584	��	�	$	1,521	��
	��	�	�	�	�	�	�	�

�

(1)�	Excludes 4525 Main Street

(2)�	Excludes Dimmock Square and Greentree Shopping Center

(3)�	Excludes Encore Apartments, Liberty Apartments and Whetstone Apartments

�

-MORE-

---

October 31, 2014

Page 11 of 11

�

ARMADA HOFFLER PROPERTIES, INC.

RECONCILIATION OF SEGMENT RESULTS TO NET INCOME

(dollars in thousands)

�

�

��

Three months ended September 30, 2014

�

�

��

(Unaudited)

�

�

��

Office

�

��

Retail

�

��

Multifamily

�

��

Total�Rental Properties

�

��

General�Contracting & Real Estate Services

�

��

Total

�

Segment revenues

��

$

7,295

��

��

$

6,086

��

��

$

3,332

��

��

$

16,713

��

��

$

31,532

��

��

$

48,245

��

Segment expenses

��

�

2,351

��

��

�

1,795

��

��

�

1,748

��

��

�

5,894

��

��

�

30,468

��

��

�

36,362

��

��

�

�

�

��

�

�

�

��

�

�

�

��

�

�

�

��

�

�

�

��

�

�

�

Net Operating Income

��

$

4,944

��

��

$

4,291

��

��

$

1,584

��

��

$

10,819

��

��

$

1,064

��

��

$

11,883

��

Depreciation and amortization

��

��

��

��

��

��

�

(4,567

)�

General and administrative expenses

��

��

��

��

��

��

�

(1,741

)�

Acquisition, development and other pursuit costs

��

��

��

��

��

��

�

(174

)�

Impairment charges

��

��

��

��

��

��

�

(15

)�

Interest expense

��

��

��

��

��

��

�

(2,734

)�

Other income

��

��

��

��

��

��

�

59

��

Income tax benefit

��

��

��

��

��

��

�

43

��

��

��

��

��

��

��

�

�

�

Net income

��

��

��

��

��

��

$

2,754

��

��

��

��

��

��

��

�

�

�

Contact:

Julie Loftus Trudell

Armada Hoffler Properties, Inc.

Vice President of Investor Relations

Email: [email protected]

Phone: (757)�366-6692

###

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