Join today and have your say! It’s FREE!

Become a member today, It's free!

We will not release or resell your information to third parties without your permission.
Please Try Again
{{ error }}
By providing my email, I consent to receiving investment related electronic messages from Stockhouse.

or

Sign In

Please Try Again
{{ error }}
Password Hint : {{passwordHint}}
Forgot Password?

or

Please Try Again {{ error }}

Send my password

SUCCESS
An email was sent with password retrieval instructions. Please go to the link in the email message to retrieve your password.

Become a member today, It's free!

We will not release or resell your information to third parties without your permission.

Camden Property Trust Announces Second Quarter 2017 Operating Results

CPT

Camden Property Trust Announces Second Quarter 2017 Operating Results

Camden Property Trust (NYSE:CPT) today announced operating results for the three and six months ended June 30, 2017. Net Income Attributable to Common Shareholders (“EPS”), Funds from Operations (“FFO”), and Adjusted Funds from Operations (“AFFO”) for the three and six months ended June 30, 2017 are detailed below. A reconciliation of EPS to FFO is included in the financial tables accompanying this press release.

               
      Three Months Ended     Six Months Ended
June 30 June 30
Per Diluted Share       2017     2016     2017     2016
EPS $0.43     $4.92 $0.82     $5.38
FFO $1.15 $1.15 $2.24 $2.35
AFFO       $0.97     $0.99     $1.95     $2.09
 
                     
      Quarterly Growth     Sequential Growth     Year-to-Date Growth
Same Property Results       2Q17 vs. 2Q16     2Q17 vs. 1Q17     2017 vs. 2016
Revenues 3.1% 1.8% 3.0%
Expenses 1.3% (0.5)% 3.2%
Net Operating Income ("NOI")       4.1%     3.2%     2.9%
 
                     
Same Property Results       2Q17     2Q16     1Q17
Occupancy       95.4%     95.4%     94.8%
             

"We are pleased to report another quarter of strong performance, with same property growth and FFO per share slightly better than anticipated,” said Richard J. Campo, Camden’s Chairman and CEO. “Demand for apartments remains steady despite high levels of new supply, and we expect to see continued pressure as additional units are delivered over the next few quarters. As a result, we are maintaining the midpoint of our prior guidance for 2017 same property revenue growth of 2.8%, and raising the midpoint of our guidance for same property NOI growth from 1.8% to 2.0% due to lower than anticipated operating expenses this year.”

The Company defines same property communities as communities owned and stabilized as of January 1, 2016, excluding properties held for sale. A reconciliation of net income to NOI and same property NOI is included in the financial tables accompanying this press release.

Development Activity

Construction was completed during the quarter at Camden NoMa II in Washington, DC, and construction commenced at Camden Grandview II in Charlotte, NC. Lease-up was completed during the quarter at Camden Gallery in Charlotte, NC.

 

Development Communities - Construction Completed and Projects in Lease-Up ($ in millions)

                           
          Total     Total     % Leased
Community Name       Location     Units     Cost    

as of 7/26/2017

Camden Victory Park Dallas, TX 423 $84.9 95%
Camden NoMa II       Washington, DC     405     106.1    

51%

TOTAL             828     $191.0      
 
                 

Development Communities - Construction Ongoing ($ in millions)

                           
Total Total % Leased
Community Name       Location     Units     Budget    

as of 7/26/2017

Camden Lincoln Station Denver, CO 267 $56.0

74%

Camden Shady Grove Rockville, MD 457 116.0 29%
Camden McGowen Station Houston, TX 315 90.0
Camden Washingtonian Gaithersburg, MD 365 90.0
Camden North End I Phoenix, AZ 441 105.0
Camden Grandview II       Charlotte, NC     28     21.0      
TOTAL             1,873     $478.0      
 

Acquisition/Disposition Activity

During the quarter, Camden acquired an 8.2-acre land parcel in San Diego, CA for $20.0 million for the future development of approximately 125 apartment homes. The Company also acquired Camden Buckhead Square, a 250-home apartment community in Atlanta, GA for $58.3 million.

Subsequent to quarter end, the Company entered into a sales contract for Camden Miramar, its student housing community located in Corpus Christi, TX, for approximately $78.0 million. Closing of this sale is not guaranteed and is subject to, among other items, the satisfactory due diligence and financing by the purchaser. The Company has included a $0.03 per share impact for this potential disposition in its FFO guidance for the fourth quarter and full-year 2017.

Earnings Guidance

Camden updated its earnings guidance for 2017 based on its current and expected views of the apartment market and general economic conditions, and provided guidance for third quarter 2017 as detailed below.

                           
        3Q17     2017     2017 Midpoint      
Per Diluted Share       Range     Range     Current     Prior     Change
EPS       $0.44 - $0.48     $1.64 - $1.76     $1.70     $1.70     $0.00
FFO       $1.14 - $1.18     $4.51 - $4.63     $4.57     $4.57     $0.00
 

The Company updated its guidance for 2017 same property growth, which was previously provided in May 2017.

                     
        2017     2017 Midpoint      
Same Property Growth       Range     Current     Prior     Change
Revenues       2.55% - 3.05%     2.8%     2.8%     —%
Expenses 3.85% - 4.35% 4.1% 4.5% (0.4)%
NOI       1.50% - 2.50%     2.0%     1.8%     0.2%
 

Camden intends to update its earnings guidance to the market on a quarterly basis. Additional information on the Company’s 2017 financial outlook and a reconciliation of expected EPS to expected FFO are included in the financial tables accompanying this press release.

Conference Call
Friday, July 28, 2017 at 11:00 AM CT
Domestic Dial-In Number: (888) 317-6003; International Dial-In Number: (412) 317-6061
Passcode: 4947076
Webcast: http://services.choruscall.com/links/cpt170728_b.html

Supplemental financial information is available in the Investors section of the Company’s website under Earnings Releases or by calling Camden’s Investor Relations Department at (713) 354-2787.

Forward-Looking Statements

In addition to historical information, this press release contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates, and projections about the industry and markets in which Camden (the "Company") operates, management's beliefs, and assumptions made by management. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties which are difficult to predict. Factors which may cause the Company’s actual results or performance to differ materially from those contemplated by forward-looking statements are described under the heading “Risk Factors” in Camden’s Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission (SEC). Forward-looking statements made in today’s press release represent management’s current opinions at the time of this publication, and the Company assumes no obligation to update or supplement these statements because of subsequent events.

About Camden

Camden Property Trust, an S&P 400 Company, is a real estate company engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns interests in and operates 155 properties containing 53,771 apartment homes across the United States. Upon completion of 6 properties under development, the Company’s portfolio will increase to 55,644 apartment homes in 161 properties. Camden was recently named by FORTUNE® Magazine for the tenth consecutive year as one of the “100 Best Companies to Work For” in America, ranking #22.

For additional information, please contact Camden’s Investor Relations Department at (713) 354-2787 or access our website at camdenliving.com .

 

CAMDEN

OPERATING RESULTS

(In thousands, except per share amounts)

               

(Unaudited)

         
 
 
Three Months Ended June 30, Six Months Ended June 30,
2017     2016 2017     2016

OPERATING DATA

       
Property revenues
Rental revenues $ 190,470 $ 189,246 $ 378,572 $ 376,365
Other property revenues   32,900         32,232     64,319         62,708  
Total property revenues   223,370         221,478     442,891         439,073  
 
Property expenses
Property operating and maintenance 52,550 52,856 104,098 103,125
Real estate taxes   27,803         27,300     55,723         54,180  
Total property expenses   80,353         80,156     159,821         157,305  
 
Non-property income
Fee and asset management 1,942 1,791 3,690 3,556
Interest and other income 560 215 1,194 439
Income on deferred compensation plans   3,441         1,224     8,058         1,287  
Total non-property income   5,943         3,230     12,942         5,282  
 
Other expenses
Property management 6,554 6,417 13,581 13,557
Fee and asset management 961 998 1,845 1,950
General and administrative 12,451 11,803 25,319 24,026
Interest 21,966 23,070 44,922 46,860
Depreciation and amortization 65,033 62,456 128,767 124,547
Expense on deferred compensation plans   3,441         1,224     8,058         1,287  
Total other expenses   110,406         105,968     222,492         212,227  
 
Loss on early retirement of debt (323 )
Gain on sale of operating properties, including land 32,235 32,678
Equity in income of joint ventures   1,785         1,689     3,602         3,186  
Income from continuing operations before income taxes 40,339 72,508 76,799 110,687
Income tax expense   (25 )       (489 )   (496 )       (804 )
Income from continuing operations 40,314 72,019 76,303 109,883
Income from discontinued operations 2,529 7,605
Gain on sale of discontinued operations, net of tax           375,237             375,237  
Net income 40,314 449,785 76,303 492,725
Less income allocated to non-controlling interests from
continuing operations
  (1,126 )       (3,483 )   (2,254 )       (4,693 )
Net income attributable to common shareholders $ 39,188       $ 446,302   $ 74,049       $ 488,032  
 

CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

Net income $ 40,314 $ 449,785 $ 76,303 $ 492,725
Other comprehensive income
Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation   34         33     68         65  
Comprehensive income 40,348 449,818 76,371 492,790
Less income allocated to non-controlling interests from
continuing operations
  (1,126 )       (3,483 )   (2,254 )       (4,693 )
Comprehensive income attributable to common shareholders $ 39,222       $ 446,335   $ 74,117       $ 488,097  
 

PER SHARE DATA

 
Total earnings per common share - basic $ 0.43 $ 4.94 $ 0.82 $ 5.40
Total earnings per common share - diluted 0.43 4.92 0.82 5.38
Earnings per share from continuing operations - basic 0.43 0.72 0.82 1.12
Earnings per share from continuing operations - diluted 0.43 0.72 0.82 1.12
 
Weighted average number of common shares outstanding:
Basic 90,105 89,559 90,015 89,451
Diluted 91,041 89,862 90,995 89,780
 

Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.

         

CAMDEN

FUNDS FROM OPERATIONS

(In thousands, except per share and property data amounts)

               

(Unaudited)

 
Three Months Ended June 30, Six Months Ended June 30,
2017     2016 2017     2016

FUNDS FROM OPERATIONS

       
 
Net income attributable to common shareholders $ 39,188 $ 446,302 $ 74,049 $ 488,032
Real estate depreciation and amortization 63,450 60,945 125,603 121,430
Real estate depreciation from discontinued operations 4,327
Adjustments for unconsolidated joint ventures 2,214 2,320 4,427 4,678
Income allocated to non-controlling interests 1,126 3,483 2,254 4,693
Gain on sale of operating properties, net of tax (32,235 ) (32,235 )
Gain on sale of discontinued operations, net of tax           (375,237 )           (375,237 )
Funds from operations $ 105,978       $ 105,578   $ 206,333       $ 215,688  
 
Less: recurring capitalized expenditures (a) (16,775 ) (15,069 ) (26,469 ) (24,363 )
               
Adjusted funds from operations - diluted $ 89,203       $ 90,509   $ 179,864       $ 191,325  
 

PER SHARE DATA

Funds from operations - diluted $ 1.15 $ 1.15 $ 2.24 $ 2.35
Adjusted funds from operations - diluted 0.97 0.99 1.95 2.09
Distributions declared per common share 0.75 0.75 1.50 1.50
 
Weighted average number of common shares outstanding:
FFO/AFFO - diluted 92,119 91,753 92,074 91,673
 

PROPERTY DATA

Total operating properties (end of period) (b) 155 157 155 157
Total operating apartment homes in operating properties (end of period) (b) 53,771 54,984 53,771 54,984
Total operating apartment homes (weighted average) 46,053 49,309 45,882 50,931
Total operating apartment homes - excluding discontinued operations (weighted average) 46,053 47,943 45,882 47,789
 

(a) Capital expenditures necessary to help preserve the value of and maintain the functionality at our communities.

(b) Includes joint ventures and properties held for sale, if any.

Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.

 

CAMDEN

BALANCE SHEETS

(In thousands)

                                 

(Unaudited)

                     
 
Jun 30,
2017
    Mar 31,
2017
    Dec 31,
2016
    Sep 30,
2016
    Jun 30,
2016
ASSETS
Real estate assets, at cost
Land $ 1,008,459 $ 984,523 $ 967,375 $ 962,507 $ 989,097
Buildings and improvements   6,199,435         6,071,203         5,967,023         5,910,347         5,956,361  
7,207,894 7,055,726 6,934,398 6,872,854 6,945,458
Accumulated depreciation   (2,016,259 )       (1,952,809 )       (1,890,656 )       (1,829,563 )       (1,855,678 )
Net operating real estate assets 5,191,635 5,102,917 5,043,742 5,043,291 5,089,780
Properties under development, including land 373,294 377,107 442,292 425,452 446,740
Investments in joint ventures 29,665 30,062 30,254 30,046 31,142
Properties held for sale, including land
Operating properties held for sale (a)                                 105,254  
Total real estate assets 5,594,594 5,510,086 5,516,288 5,498,789 5,672,916
Accounts receivable – affiliates 23,592 23,634 24,028 23,998 24,008
Other assets, net (b) 155,784 147,922 142,010 143,059 139,263
Short-term investments (c) 100,000 100,000
Cash and cash equivalents 16,318 245,529 237,364 313,742 341,726
Restricted cash   8,312         8,175         8,462         8,691         21,561  
Total assets $ 5,798,600       $ 5,935,346       $ 6,028,152       $ 6,088,279       $ 6,199,474  
 
 
LIABILITIES AND EQUITY
Liabilities
Notes payable
Unsecured $ 1,437,608 $ 1,583,819 $ 1,583,236 $ 1,582,655 $ 1,582,077
Secured 866,292 866,476 897,352 897,971 898,723
Accounts payable and accrued expenses 116,754 120,086 137,813 143,193 140,864
Accrued real estate taxes 48,559 24,682 49,041 66,079 46,801
Distributions payable 69,347 69,326 69,161 82,861 69,116
Other liabilities (d)   134,851         123,654         118,959         122,270         117,023  
Total liabilities 2,673,411 2,788,043 2,855,562 2,895,029 2,854,604
 
Commitments and contingencies
Non-qualified deferred compensation share awards 84,050 75,704 77,037 72,222 72,480
 
Equity
Common shares of beneficial interest 978 978 978 978 978
Additional paid-in capital 3,678,660 3,675,737 3,678,277 3,675,806 3,673,237
Distributions in excess of net income attributable to common shareholders (351,910 ) (317,642 ) (289,180 ) (261,324 ) (104,004 )
Treasury shares, at cost (364,785 ) (365,923 ) (373,339 ) (373,597 ) (373,914 )
Accumulated other comprehensive loss (e)   (1,795 )       (1,829 )       (1,863 )       (1,816 )       (1,848 )
Total common equity 2,961,148 2,991,321 3,014,873 3,040,047 3,194,449
Non-controlling interests   79,991         80,278         80,680         80,981         77,941  
Total equity   3,041,139         3,071,599         3,095,553         3,121,028         3,272,390  
Total liabilities and equity $ 5,798,600       $ 5,935,346       $ 6,028,152       $ 6,088,279       $ 6,199,474  
 
 
(a) Operating properties held for sale included one dual-phase property and one operating property as of June 30, 2016 which were each subsequently sold in July.
 
(b) Includes net deferred charges of: $ 1,487 $ 1,683 $ 1,915 $ 2,140 $ 2,353
 
(c) Our short-term investments consisted wholly of a certificate of deposit that had a maturity date of January 4, 2017.
 
(d) Includes deferred revenues of: $ 513 $ 1,455 $ 1,541 $ 1,598 $ 831
 
(e) Represents the unrealized net loss and unamortized prior service costs on post retirement obligations, and unrealized loss on cash flow hedging activities.
 
   

CAMDEN

NON-GAAP FINANCIAL MEASURES

DEFINITIONS & RECONCILIATIONS

(In thousands, except per share amounts)

 

(Unaudited)

 
This document contains certain non-GAAP financial measures management believes are useful in evaluating an equity REIT's performance. Camden's definitions and calculations of non-GAAP financial measures may differ from those used by other REITs, and thus may not be comparable. The non-GAAP financial measures should not be considered as an alternative to net income as an indication of our operating performance, or to net cash provided by operating activities as a measure of our liquidity.
 

FFO

 
The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income (computed in accordance with accounting principles generally accepted in the United States of America ("GAAP")), excluding gains (or losses) associated with the sale of previously depreciated operating properties, real estate depreciation and amortization, impairments of depreciable assets, and adjustments for unconsolidated joint ventures. Our calculation of diluted FFO also assumes conversion of all potentially dilutive securities, including certain non-controlling interests, which are convertible into common shares. We consider FFO to be an appropriate supplemental measure of operating performance because, by excluding gains or losses on dispositions of operating properties, and depreciation, FFO can assist in the comparison of the operating performance of a company’s real estate investments between periods or to different companies. A reconciliation of net income attributable to common shareholders to FFO is provided below:
 

Adjusted FFO

 
In addition to FFO, we compute Adjusted FFO ("AFFO") as a supplemental measure of operating performance. AFFO is calculated utilizing FFO less recurring capital expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. Our definition of recurring capital expenditures may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs. A reconciliation of FFO to AFFO is provided below:
         
Three Months Ended June 30, Six Months Ended June 30,
2017     2016 2017     2016
Net income attributable to common shareholders $ 39,188     $ 446,302 $ 74,049     $ 488,032
Real estate depreciation and amortization 63,450 60,945 125,603 121,430
Real estate depreciation from discontinued operations 4,327
Adjustments for unconsolidated joint ventures 2,214 2,320 4,427 4,678
Income allocated to non-controlling interests 1,126 3,483 2,254 4,693
Gain on sale of operating properties, net of tax (32,235 ) (32,235 )
Gain on sale of discontinued operations, net of tax           (375,237 )           (375,237 )
Funds from operations $ 105,978       $ 105,578   $ 206,333       $ 215,688  
 
Less: recurring capitalized expenditures (16,775 ) (15,069 ) (26,469 ) (24,363 )
               
Adjusted funds from operations $ 89,203       $ 90,509   $ 179,864       $ 191,325  
 
Weighted average number of common shares outstanding:
EPS diluted 91,041 89,862 90,995 89,780
FFO/AFFO diluted 92,119 91,753 92,074 91,673
 
Total earnings per common share - diluted $ 0.43 $ 4.92 $ 0.82 $ 5.38
FFO per common share - diluted $ 1.15 $ 1.15 $ 2.24 $ 2.35
AFFO per common share - diluted $ 0.97 $ 0.99 $ 1.95 $ 2.09
 

Expected FFO

Expected FFO is calculated in a method consistent with historical FFO, and is considered an appropriate supplemental measure of expected operating performance when compared to expected earnings per common share (EPS). Guidance excludes gains, if any, on properties not currently held for sale due to the uncertain timing and extent of property dispositions and the resulting gains/losses on sales. A reconciliation of the ranges provided for diluted EPS to expected FFO per diluted share is provided below:

                                 
3Q17 Range 2017 Range
Low         High Low         High
Expected earnings per common share - diluted $ 0.44 $ 0.48 $ 1.64 $ 1.76
Expected real estate depreciation and amortization 0.67 0.67 2.73 2.73
Expected adjustments for unconsolidated joint ventures 0.02 0.02 0.10 0.10
Expected income allocated to non-controlling interests   0.01           0.01   0.04           0.04
Expected FFO per share - diluted $ 1.14 $ 1.18 $ 4.51 $ 4.63
 

Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements presented earlier in this document.

 
CAMDEN NON-GAAP FINANCIAL MEASURES
DEFINITIONS & RECONCILIATIONS
(In thousands, except per share amounts)
     

(Unaudited)

 

Net Operating Income (NOI)

 

NOI is defined by the Company as total property income less property operating and maintenance expenses less real estate taxes. NOI is further detailed in the Components of Property NOI schedules on page 11. The Company considers NOI to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it reflects the operating performance of our communities without allocation of corporate level property management overhead or general and administrative costs. A reconciliation of net income attributable to common shareholders to net operating income is provided below:

         
Three months ended June 30, Six months ended June 30,
2017       2016 2017     2016
Net income $ 40,314     $ 449,785 $ 76,303     $ 492,725
Less: Fee and asset management income (1,942 ) (1,791 ) (3,690 ) (3,556 )
Less: Interest and other income (560 ) (215 ) (1,194 ) (439 )
Less: Income on deferred compensation plans (3,441 ) (1,224 ) (8,058 ) (1,287 )
Plus: Property management expense 6,554 6,417 13,581 13,557
Plus: Fee and asset management expense 961 998 1,845 1,950
Plus: General and administrative expense 12,451 11,803 25,319 24,026
Plus: Interest expense 21,966 23,070 44,922 46,860
Plus: Depreciation and amortization expense 65,033 62,456 128,767 124,547
Plus: Expense on deferred compensation plans 3,441 1,224 8,058 1,287
Plus: Loss on Early Retirement of Debt 323
Less: Gain on sale of operating properties, including land (32,235 ) (32,678 )
Less: Equity in income of joint ventures (1,785 ) (1,689 ) (3,602 ) (3,186 )
Plus: Income tax expense 25 489 496 804
Less: Income from discontinued operations (2,529 ) (7,605 )
Less: Gain on sale of discontinued operations, net of tax           (375,237 )           (375,237 )
Net Operating Income (NOI) $ 143,017 $ 141,322 $ 283,070 $ 281,768
 
"Same Property" Communities $ 128,571 $ 123,503 $ 253,180 $ 246,050
Non-"Same Property" Communities 11,877 8,364 25,215 17,054
Development and Lease-Up Communities 1,649 100 2,671 75
Dispositions/Other   920         9,355     2,004         18,589  
Net Operating Income (NOI) $ 143,017 $ 141,322 $ 283,070 $ 281,768
 

Adjusted EBITDA

Adjusted EBITDA is defined by the Company as earnings before interest, taxes, depreciation and amortization, including net operating income from discontinued operations, excluding equity in (income) loss of joint ventures, (gain) loss on sale of unconsolidated joint venture interests, gain on acquisition of controlling interest in joint ventures, gain on sale of operating properties including land, net of tax, loss on early retirement of debt and income (loss) allocated to non-controlling interests. The Company considers Adjusted EBITDA to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it represents income before non-cash depreciation and the cost of debt, and excludes gains or losses from property dispositions. A reconciliation of net income attributable to common shareholders to Adjusted EBITDA is provided below:

         
Three months ended June 30, Six months ended June 30,
2017     2016 2017     2016
Net income attributable to common shareholders $ 39,188     $ 446,302 $ 74,049     $ 488,032
Plus: Interest expense 21,966 23,070 44,922 46,860
Plus: Depreciation and amortization expense 65,033 62,456 128,767 124,547
Plus: Income allocated to non-controlling interests from continuing operations 1,126 3,483 2,254 4,693
Plus: Income tax expense 25 489 496 804
Plus: Real estate depreciation from discontinued operations 4,327
Less: Gain on sale of operating properties, including land (32,235 ) (32,678 )
Plus: Loss on Early Retirement of Debt 323
Less: Equity in income of joint ventures (1,785 ) (1,689 ) (3,602 ) (3,186 )
Less: Gain on sale of discontinued operations, net of tax           (375,237 )           (375,237 )
Adjusted EBITDA $ 125,553 $ 126,639 $ 247,209 $ 258,162

Camden Property Trust
Kim Callahan, 713-354-2549



Get the latest news and updates from Stockhouse on social media

Follow STOCKHOUSE Today