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NYSE : LXP
June 18, 2019 Minimum 20 minute delay.
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Press Release

Lexington Realty Trust Reports First Quarter 2019 Results

Company Release - 5/8/2019 6:00 AM ET

NEW YORK, May 08, 2019 (GLOBE NEWSWIRE) -- Lexington Realty Trust (“Lexington”) (NYSE:LXP), a real estate investment trust focused on single-tenant industrial real estate investments, today announced results for the first quarter ended March 31, 2019.

First Quarter 2019 Highlights

  • Recorded Net Income attributable to common shareholders of $26.4 million, or $0.11 per diluted common share.
  • Generated Adjusted Company Funds From Operations available to all equityholders and unitholders - diluted (“Adjusted Company FFO”) of $47.2 million, or $0.20 per diluted common share.
  • Disposed of one industrial property for a gross sales price of $79.3 million.
  • Acquired two industrial properties for an aggregate cost of $58.0 million.
  • Replaced its revolving credit facility and the 2021 term loan with a new revolving credit facility and the continuation of the 2021 term loan, which extended the maturity of the revolving credit facility to February 2023 and reduced the applicable margin rates on the revolving credit facility and 2021 term loan.
  • Repurchased and retired 441,581 common shares at an average price of $8.13 per share.
  • Completed 1.5 million square feet of new leases and lease extensions.

Subsequent Events

  • Disposed of three consolidated properties for an aggregate gross disposition price of $32.6 million.
  • Acquired two industrial properties for an aggregate cost of approximately $61.0 million.
  • Satisfied $15.2 million in property non-recourse mortgage debt.

Adjusted Company FFO is a non-GAAP financial measure. It and certain other non-GAAP financial measures are defined and reconciled later in this press release.

T. Wilson Eglin, Chairman, Chief Executive Officer and President of Lexington Realty Trust, commented, “We continued making progress on our repositioning efforts in the first quarter, and we are on pace to complete approximately $400-$500 million or more of non-core, primarily office, dispositions by year end. We acquired two industrial distribution facilities during the quarter and purchased an additional $61 million subsequently. Our industrial exposure currently represents more than 72% of our gross book value and we remain focused on adding high-quality industrial product to our portfolio while reducing our remaining office exposure.”

FINANCIAL RESULTS

Revenues

For the quarter ended March 31, 2019, total gross revenues were $81.2 million, compared with total gross revenues of $102.8 million for the quarter ended March 31, 2018. The decrease was primarily attributable to property sales and lease expirations, partially offset by revenue generated from property acquisitions and new leases.

Net Income (Loss) Attributable to Common Shareholders

For the quarter ended March 31, 2019, net income attributable to common shareholders was $26.4 million, or $0.11 per diluted share, compared with a net loss attributable to common shareholders for the quarter ended March 31, 2018 of $(16.0) million, or $(0.07) per diluted share.

Adjusted Company FFO

For the quarter ended March 31, 2019, Lexington generated Adjusted Company FFO of $47.2 million, or $0.20 per diluted share, compared to Adjusted Company FFO for the quarter ended March 31, 2018 of $62.0 million, or $0.25 per diluted share.

Dividends/Distributions

As previously announced, during the first quarter of 2019, Lexington declared a regular quarterly common share/unit dividend/distribution for the quarter ended March 31, 2019 of $0.1025 per common share/unit, which was paid on April 15, 2019 to common shareholders/unitholders of record as of March 29, 2019. Lexington also declared a cash dividend of $0.8125 per share on its Series C Cumulative Convertible Preferred Stock (“Series C Preferred”) for the quarter ended March 31, 2019, which is expected to be paid on May 15, 2019 to Series C Preferred Shareholders of record as of April 30, 2019.

TRANSACTION ACTIVITY

ACQUISITION TRANSACTIONS
Primary Tenant Market Sq. Ft. Property Type Initial Basis ($000) Approximate Lease Term (Yrs)
LaCrosse Footwear Indianapolis, IN 380,000  Industrial $20,809  7
The Carlstar Group Atlanta, GA 676,000  Industrial 37,182  5
    1,056,000    $57,991   
              

The above properties were acquired at aggregate weighted-average GAAP and cash capitalization rates of 5.7% and 5.3%, respectively.

PROPERTY DISPOSITIONS  
Primary Tenant Location Property Type Gross Disposition
Price
($000)
 Annualized Net Income(1) ($000) Annualized
NOI(1)
($000)
 Month of Disposition % Leased
One World Technologies(2) Anderson, SC Industrial $79,300  $4,446  $3,808  January 100.0%
               

(1)   Quarterly period prior to sale, annualized.
(2)   Build-to-suit property completed in 2016 for a $61.3 million initial cost basis.

In addition, Lexington received $2.3 million from the sale of a non-consolidated rehabilitation hospital.

LEASING
            
  LEASE EXTENSIONS    
            
  Location Primary Tenant(1)Prior
Term
 Lease
Expiration Date
 Sq. Ft.
  Industrial        
1 RichlandWA Preferred Freezer 08/2035 08/2040 456,412 
2 RockfordIL Jacobson Warehouse MTM 12/2024 150,000 
3 HebronOH Owens Corning 12/2019 12/2021 250,410 
4 HebronOH Owens Corning 12/2019 12/2021 400,522 
4 Total industrial lease extensions       1,257,344 
           
  Office        
1 OaklandME T-Mobile USA 08/2020 08/2027 78,610 
1 Total office lease extensions      78,610 
            
5 Total lease extensions       1,335,954 
            


  NEW LEASES       
          
  Location   Lease Expiration Date Sq. Ft.
  Office / Multi-Tenant      
1 HoustonTX Expro America 08/2033 27,213 
2 Farmers BranchTX S&P Global 02/2030 25,384 
3 Kansas CityMO Burns & McDonnell 04/2031 155,925 
3 Total new office / multi-tenant leases     208,522 
         
8 TOTAL NEW AND EXTENDED LEASES     1,544,476 
          

(1)   Leases greater than 10,000 square feet.

As of March 31, 2019, Lexington's portfolio was 94.9% leased.

BALANCE SHEET/CAPITAL MARKETS

In February 2019, Lexington replaced its revolving credit facility and 2021 term loan with a new revolving credit facility and the continuation of the 2021 term loan, which increased the availability under the revolving credit facility from $505.0 million to $600.0 million, extended the maturity date of the revolving credit facility to February 2023 and lowered the applicable margin rates on both the revolving credit facility and the 2021 term loan.

In the first quarter of 2019, Lexington repurchased and retired 441,581 common shares at an average price of $8.13 per share under its share repurchase authorization. As of March 31, 2019, there were approximately 10,306,255 common shares remaining to be repurchased under the authorization.

2019 EARNINGS GUIDANCE

Lexington estimates that its net income attributable to common shareholders per diluted common share for the year ended December 31, 2019 will be within an expected range of $1.11 to $1.15.

Additionally, Lexington is reaffirming that its Adjusted Company FFO for the year ended December 31, 2019 is expected to be within a range of $0.75 to $0.79 per diluted common share. This guidance is forward looking, excludes the impact of certain items and is based on current expectations.

FIRST QUARTER 2019 CONFERENCE CALL

Lexington will host a conference call today, May 8, 2019, at 8:30 a.m. Eastern Time, to discuss its results for the quarter ended March 31, 2019. Interested parties may participate in this conference call by dialing 1-844-825-9783 (U.S.), 1-412-317-5163 (International) or 1-855-669-9657 (Canada). A replay of the call will be available through August 8, 2019, at 1-877-344-7529 (U.S.), 1-412-317-0088 (International) or 1-855-669-9658 (Canada), pin code for all replay numbers is 10130821. A link to a live webcast of the conference call is available at www.lxp.com within the Investors section.

ABOUT LEXINGTON REALTY TRUST

Lexington Realty Trust (NYSE: LXP) is a publicly traded real estate investment trust (REIT) that owns a diversified portfolio of real estate assets consisting primarily of equity investments in single-tenant net-leased commercial properties across the United States. Lexington seeks to expand its industrial portfolio through build-to-suit transactions, sale-leaseback transactions and other transactions, including acquisitions. For more information, including Lexington's Quarterly Supplemental Information package, or to follow Lexington on social media, visit www.lxp.com.

Contact:
Investor or Media Inquiries for Lexington Realty Trust:
Heather Gentry, Senior Vice President of Investor Relations
Lexington Realty Trust
Phone: (212) 692-7200 E-mail: hgentry@lxp.com

This release contains certain forward-looking statements which involve known and unknown risks, uncertainties or other factors not under Lexington's control which may cause actual results, performance or achievements of Lexington to be materially different from the results, performance, or other expectations implied by these forward-looking statements. Factors that could cause or contribute to such differences include, but are not limited to, those discussed under the headings “Management's Discussion and Analysis of Financial Condition and Results of Operations” and “Risk Factors” in Lexington's periodic reports filed with the Securities and Exchange Commission, including risks related to: (1) the authorization by Lexington's Board of Trustees of future dividend declarations, (2) Lexington's ability to achieve its estimates of net income attributable to common shareholders and Adjusted Company FFO for the year ending December 31, 2019, (3) the successful consummation of any lease, acquisition, build-to-suit, disposition, financing or other transaction, (4) the failure to continue to qualify as a real estate investment trust, (5) changes in general business and economic conditions, including the impact of any legislation, (6) competition, (7) increases in real estate construction costs, (8) changes in interest rates, (9) changes in accessibility of debt and equity capital markets, and (10) future impairment charges. Copies of the periodic reports Lexington files with the Securities and Exchange Commission are available on Lexington's web site at www.lxp.com. Forward-looking statements, which are based on certain assumptions and describe Lexington's future plans, strategies and expectations, are generally identifiable by use of the words “believes,” “expects,” “intends,” “anticipates,” “estimates,” “projects”, “may,” “plans,” “predicts,” “will,” “will likely result,” “is optimistic,” “goal,” “objective” or similar expressions. Except as required by law, Lexington undertakes no obligation to publicly release the results of any revisions to those forward-looking statements which may be made to reflect events or circumstances after the occurrence of unanticipated events. Accordingly, there is no assurance that Lexington's expectations will be realized.

References to Lexington refer to Lexington Realty Trust and its consolidated subsidiaries. All interests in properties and loans are held, and all property operating activities are conducted, through special purpose entities, which are separate and distinct legal entities that maintain separate books and records, but in some instances are consolidated for financial statement purposes and/or disregarded for income tax purposes. The assets and credit of each special purpose entity with a property subject to a mortgage loan are not available to creditors to satisfy the debt and other obligations of any other person, including any other special purpose entity or affiliate. Consolidated entities that are not property owner subsidiaries do not directly own any of the assets of a property owner subsidiary (or the general partner, member of managing member of such property owner subsidiary), but merely hold partnership, membership or beneficial interests therein which interests are subordinate to the claims of the property owner subsidiary's (or its general partner's, member's or managing member's) creditors.

Non-GAAP Financial Measures - Definitions

Lexington has used non-GAAP financial measures as defined by the Securities and Exchange Commission Regulation G in this Quarterly Earnings Release and in other public disclosures.

Lexington believes that the measures defined below are helpful to investors in measuring our performance or that of an individual investment. Since these measures exclude certain items which are included in their respective most comparable measures under generally accepted accounting principles (“GAAP”), reliance on the measures has limitations; management compensates for these limitations by using the measures simply as supplemental measures that are weighed in balance with other GAAP measures. These measures are not necessarily indications of our cash flow available to fund cash needs. Additionally, they should not be used as an alternative to the respective most comparable GAAP measures when evaluating Lexington's financial performance or cash flow from operating, investing or financing activities or liquidity.

Company Funds Available for Distribution (“FAD”): FAD is calculated by making adjustments to Adjusted Company FFO (see below) for (1) straight-line adjustments, (2) lease incentive amortization, (3) amortization of above/below market leases, (4) lease termination payments, net, (5) non-cash interest, net, (6) non-cash charges, net, (7) cash paid for tenant improvements, and (8) cash paid for lease costs. Although FAD may not be comparable to that of other real estate investment trusts (“REITs”), Lexington believes it provides a meaningful indication of its ability to fund cash needs. FAD is a non-GAAP financial measure and should not be viewed as an alternative measurement of operating performance to net income, as an alternative to net cash flows from operating activities or as a measure of liquidity.

Funds from Operations (“FFO”) and Adjusted Company FFO: Lexington believes that Funds from Operations, or FFO, which is a non-GAAP measure, is a widely recognized and appropriate measure of the performance of an equity REIT. Lexington believes FFO is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. FFO is intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. As a result, FFO provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities, interest costs and other matters without the inclusion of depreciation and amortization, providing perspective that may not necessarily be apparent from net income.

The National Association of Real Estate Investment Trusts, or NAREIT, defines FFO as “net income (calculated in accordance with GAAP), excluding depreciation and amortization related to real estate, gains and losses from the sales of certain real estate assets, gains and losses from change in control and impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in value of depreciable real estate held by the entity. The reconciling items include amounts to adjust earnings from consolidated partially-owned entities and equity in earnings of unconsolidated affiliates to FFO.” FFO does not represent cash generated from operating activities in accordance with GAAP and is not indicative of cash available to fund cash needs.

Lexington presents FFO available to common shareholders and unitholders - basic and also presents FFO available to all equityholders and unitholders - diluted on a company-wide basis as if all securities that are convertible, at the holder's option, into Lexington’s common shares, are converted at the beginning of the period. Lexington also presents Adjusted Company FFO available to all equityholders and unitholders - diluted which adjusts FFO available to all equityholders  and unitholders - diluted for certain items which we believe are not indicative of the operating results of Lexington's real estate portfolio. Lexington believes this is an appropriate presentation as it is frequently requested by security analysts, investors and other interested parties. Since others do not calculate these measures in a similar fashion, these measures may not be comparable to similarly titled measures as reported by others. These measures should not be considered as an alternative to net income as an indicator of Lexington’s operating performance or as an alternative to cash flow as a measure of liquidity.

GAAP and Cash Yield or Capitalization Rate: GAAP and cash yields or capitalization rates are measures of operating performance used to evaluate the individual performance of an investment. These measures are estimates and are not presented or intended to be viewed as a liquidity or performance measure that present a numerical measure of Lexington's historical or future financial performance, financial position or cash flows. The yield or capitalization rate is calculated by dividing the annualized NOI (as defined below, except GAAP rent adjustments are added back to rental income to calculate GAAP yield or capitalization rate) the investment is expected to generate (or has generated) divided by the acquisition/completion cost (or sale) price.

Net Operating Income (“NOI”): NOI is a measure of operating performance used to evaluate the individual performance of an investment. This measure is not presented or intended to be viewed as a liquidity or performance measure that presents a numerical measure of Lexington's historical or future financial performance, financial position or cash flows. Lexington defines NOI as operating revenues (rental income (less GAAP rent adjustments and lease termination income), and other property income) less property operating expenses. Other REITs may use different methodologies for calculating NOI, and accordingly, Lexington's NOI may not be comparable to other companies. Because NOI excludes general and administrative expenses, interest expense, depreciation and amortization, acquisition-related expenses, other nonproperty income and losses, and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, reflects the revenues and expenses directly associated with owning and operating commercial real estate and the impact to operations from trends in occupancy rates, rental rates, and operating costs, providing a perspective on operations not immediately apparent from net income. Lexington believes that net income is the most directly comparable GAAP measure to NOI.

LEXINGTON REALTY TRUST AND CONSOLIDATED SUBSIDIARIES
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited and in thousands, except share and per share data)

 Three months ended March 31,
 2019 2018
Gross revenues:   
Rental revenue$79,975  $102,637 
Other revenue1,273  184 
Total gross revenues81,248  102,821 
Expense applicable to revenues:   
Depreciation and amortization(37,595) (46,537)
Property operating(10,567) (11,477)
General and administrative(8,527) (8,996)
Non-operating income481  362 
Interest and amortization expense(17,208) (20,331)
Debt satisfaction charges, net(103)  
Impairment charges(588) (53,049)
Gains on sales of properties20,957  22,774 
Income (loss) before provision for income taxes and equity in earnings of non-consolidated entities28,098  (14,433)
Provision for income taxes(437) (503)
Equity in earnings of non-consolidated entities619  113 
Net income (loss)28,280  (14,823)
Less net (income) loss attributable to noncontrolling interests(253) 508 
Net income (loss) attributable to Lexington Realty Trust shareholders28,027  (14,315)
Dividends attributable to preferred shares – Series C(1,572) (1,572)
Allocation to participating securities(50) (70)
Net income (loss) attributable to common shareholders$26,405  $(15,957)
    
Net income (loss) attributable to common shareholders - per common share basic$0.11  $(0.07)
Weighted-average common shares outstanding – basic232,538,495  238,072,081 
    
Net income (loss) attributable to common shareholders - per common share diluted$0.11  $(0.07)
Weighted-average common shares outstanding – diluted236,142,143  238,072,081 
      

LEXINGTON REALTY TRUST AND CONSOLIDATED SUBSIDIARIES
CONDENSED CONSOLIDATED BALANCE SHEETS
(in thousands, except share and per share data)

 March 31, 2019 December 31, 2018
  (unaudited)  
Assets:   
Real estate, at cost$3,123,110  $3,090,134 
Real estate - intangible assets420,248  419,612 
 3,543,358  3,509,746 
Less: accumulated depreciation and amortization981,809  954,087 
Real estate, net2,561,549  2,555,659 
Assets held for sale26,316  63,868 
Operating lease right-of-use assets, net40,860   
Cash and cash equivalents170,289  168,750 
Restricted cash9,287  8,497 
Investment in non-consolidated entities61,464  66,183 
Deferred expenses, net20,609  15,937 
Rent receivable – current2,706  3,475 
Rent receivable – deferred61,068  58,692 
Other assets16,042  12,779 
Total assets$2,970,190  $2,953,840 
    
Liabilities and Equity:   
Liabilities:   
Mortgages and notes payable, net$562,951  $570,420 
Term loan payable, net298,792  298,733 
Senior notes payable, net496,243  496,034 
Trust preferred securities, net127,321  127,296 
Dividends payable28,916  48,774 
Liabilities held for sale465  386 
Operating lease liabilities42,004   
Accounts payable and other liabilities24,563  30,790 
Accrued interest payable11,071  4,523 
Deferred revenue - including below market leases, net20,690  20,531 
Prepaid rent11,840  9,675 
Total liabilities1,624,856  1,607,162 
    
Commitments and contingencies   
Equity:   
Preferred shares, par value $0.0001 per share; authorized 100,000,000 shares:   
Series C Cumulative Convertible Preferred, liquidation preference $96,770; 1,935,400 shares issued and outstanding94,016  94,016 
Common shares, par value $0.0001 per share; authorized 400,000,000 shares, 234,859,561 and 235,008,554 shares issued and outstanding in 2019 and 2018, respectively23  24 
Additional paid-in-capital2,769,822  2,772,855 
Accumulated distributions in excess of net income(1,534,539) (1,537,100)
Accumulated other comprehensive income  76 
Total shareholders’ equity1,329,322  1,329,871 
Noncontrolling interests16,012  16,807 
Total equity1,345,334  1,346,678 
Total liabilities and equity$2,970,190  $2,953,840 
        

LEXINGTON REALTY TRUST AND CONSOLIDATED SUBSIDIARIES
EARNINGS PER SHARE
(Unaudited and in thousands, except share and per share data)

 Three Months Ended
 March 31,
 2019 2018
EARNINGS PER SHARE:   
    
Basic:   
Net income (loss) attributable to common shareholders$26,405  $(15,957)
    
Weighted-average number of common shares outstanding - basic232,538,495  238,072,081 
    
Net income (loss) attributable to common shareholders - per common share basic$0.11  $(0.07)
    
Diluted:   
Net income (loss) attributable to common shareholders - basic$26,405  $(15,957)
Impact of assumed conversions1   
Net income (loss) attributable to common shareholders$26,406  $(15,957)
    
Weighted-average common shares outstanding - basic232,538,495  238,072,081 
Effect of dilutive securities:   
Unvested share-based payment awards and options53,274   
Operating partnership units3,550,374   
Weighted-average common shares outstanding - diluted236,142,143  238,072,081 
    
Net income (loss) attributable to common shareholders - per common share diluted$0.11  $(0.07)
        

LEXINGTON REALTY TRUST AND CONSOLIDATED SUBSIDIARIES
ADJUSTED COMPANY FUNDS FROM OPERATIONS & COMPANY FUNDS AVAILABLE FOR DISTRIBUTION
(Unaudited and in thousands, except share and per share data)

 Three Months Ended
 March 31,
 2019 2018
FUNDS FROM OPERATIONS:  
Basic and Diluted:   
Net income (loss) attributable to common shareholders$26,405  $(15,957)
Adjustments:   
Depreciation and amortization36,867  45,154 
Impairment charges - real estate588  53,049 
Noncontrolling interests - OP units1  (729)
Amortization of leasing commissions728  1,383 
Joint venture and noncontrolling interest adjustment2,533  258 
Gains on sales of properties, including non-consolidated entities(21,605) (22,774)
FFO available to common shareholders and unitholders - basic45,517  60,384 
Preferred dividends1,572  1,572 
Amount allocated to participating securities50  70 
FFO available to all equityholders and unitholders - diluted47,139  62,026 
Debt satisfaction charges, net103   
Adjusted Company FFO available to all equityholders and unitholders - diluted47,242  62,026 
    
FUNDS AVAILABLE FOR DISTRIBUTION:   
Adjustments:   
Straight-line adjustments(2,330) (4,866)
Lease incentives273  536 
Amortization of above/below market leases(6) (22)
Lease termination payments, net(744) (308)
Non-cash interest, net806  1,025 
Non-cash charges, net1,727  1,939 
Tenant improvements(995) (5,932)
Lease costs(1,124) (609)
Joint venture and noncontrolling interest adjustment(176)  
Company Funds Available for Distribution$44,673  $53,789 
    
Per Common Share and Unit Amounts   
Basic:   
FFO$0.19  $0.25 
    
Diluted:   
FFO$0.20  $0.25 
Adjusted Company FFO$0.20  $0.25 
    
Basic:   
Weighted-average common shares outstanding - basic EPS232,538,495  238,072,081 
Operating partnership units(1)3,550,374  3,629,195 
Weighted-average common shares outstanding - basic FFO236,088,869  241,701,276 
    
Diluted:   
Weighted-average common shares outstanding - diluted EPS236,142,143  238,072,081 
Operating partnership units(1)  3,629,195 
Unvested share-based payment awards and options16,499  562,084 
Preferred shares - Series C4,710,570  4,710,570 
Weighted-average common shares outstanding - diluted FFO240,869,212  246,973,930 
      

(1)   Includes OP units other than OP units held by Lexington.

LEXINGTON REALTY TRUST AND CONSOLIDATED SUBSIDIARIES
RECONCILIATION OF NON-GAAP MEASURES
    
2019 EARNINGS GUIDANCE   
 Twelve Months Ended
December 31, 2019
 Range
Estimated:   
Net income attributable to common shareholders per diluted common share(1)$1.11  $1.15 
Depreciation and amortization0.65  0.65 
Impact of capital transactions(1.01) (1.01)
Estimated Adjusted Company FFO per diluted common share$0.75  $0.79 
        

(1)   Assumes all convertible securities are dilutive.

Source: Lexington Realty Trust