CIM Commercial Trust Corporation Reports 2019 Third Quarter Results

DALLAS–(BUSINESS WIRE)–CIM Commercial Trust Corporation (NASDAQ: CMCT and TASE: CMCT-L) (“we”, “our”, “CMCT”, “CIM Commercial”, or the “Company”), a real estate investment trust (“REIT”) that primarily acquires, owns, and operates Class A and creative office assets in vibrant and improving metropolitan communities throughout the United States, today reported operating results for the three and nine months ended September 30, 2019.

On September 3, 2019, the previously announced one-for-three reverse stock split of our common stock became effective. All of the share and per share amounts in this release reflect the effect of such reverse stock split.

Third Quarter 2019 Highlights

  • Annualized rent per occupied square foot1 on a same-store2 basis increased 10.2% to $47.96 as of September 30, 2019 compared to $43.52 as of September 30, 2018.
  • Our same-store2 office portfolio was 87.8% leased as of September 30, 2019 compared to 95.9% as of September 30, 2018. The decrease is primarily due to the repositioning of an office property in Los Angeles, California.
  • During the third quarter of 2019, we executed 43,308 square feet of leases with terms longer than 12 months, of which 25,626 square feet were recurring leases executed at our same-store2 office portfolio, representing same-store2 cash rent growth per square foot of 8.2%.
  • Net loss attributable to common stockholders was $1,622,000, or $0.11 per diluted share, for the third quarter of 2019 compared to $4,448,000, or $0.30 per diluted share, for the third quarter of 2018.
  • Same-store2 office segment net operating income3 (“NOI”) increased 0.8%, while same-store2 office cash NOI3 decreased 6.5%, for the third quarter of 2019 as compared to the corresponding period in 2018. The decrease in same-store2 office cash NOI3 is primarily due to the repositioning of an office property in Los Angeles, California.
  • Funds from operations (“FFO”) attributable to common stockholders4 was $3,256,000, or $0.22 per diluted share, for the third quarter of 2019 compared to $8,862,000, or $0.61 per diluted share, for the third quarter of 2018.

 

1 Annualized rent per occupied square foot represents gross monthly base rent under leases commenced as of the specified periods, multiplied by twelve. This amount reflects total cash rent before abatements. Where applicable, annualized rent has been grossed up by adding annualized expense reimbursements to base rent. Annualized rent for certain office properties includes rent attributable to retail.

2 Please see our definition of “same-store properties” on page 12.

3 Please see our reconciliations of office, hotel, lending, and total segment NOI to net income attributable to the Company starting on page 13.

4 Please see page 11 for a reconciliation of net income (loss) attributable to common stockholders to FFO attributable to common stockholders and a discussion of the benefits and limitations of FFO as a supplemental measure of operating performance.

Completion of the Program to Unlock Embedded Value in Our Portfolio and Improve Trading Liquidity of Our Common Stock

We completed the previously announced program to unlock embedded value in our portfolio, enhance growth prospects and improve the trading liquidity of our common stock (the “Program to Unlock Embedded Value in Our Portfolio and Improve Trading Liquidity of Our Common Stock”):

  • Sale of Assets. During 2019, we sold ten properties in connection with the Program to Unlock Embedded Value in Our Portfolio and Improve Trading Liquidity of Our Common Stock and a review of our portfolio. These sales generated an aggregate gross sales price to the Company of $990,996,000. No further property sales will be made under the Program to Unlock Embedded Value in Our Portfolio and Improve Trading Liquidity of Our Common Stock.
  • Repayment of Certain Indebtedness. We used a portion of the net proceeds from the asset sales to repay certain of our indebtedness.
  • Return of Capital to Holders of Common Stock. On August 30, 2019, we paid a special cash dividend of $42.00 per share of common stock ($14.00 per share of common stock prior to the one-for-three reverse stock split of our common stock), or $613,294,000 in the aggregate.
  • CIM REIT Liquidation. We have been informed by CIM Group that the liquidation of CIM Urban REIT, LLC (“CIM Urban REIT”), a CIM-operated vehicle that was our principal stockholder, has been substantially completed. In connection with such liquidation, CIM Urban REIT (i) distributed approximately 10,624,000 shares of our common stock, representing approximately 72.8% of the outstanding shares of our common stock as of November 7, 2019, to a diverse group of institutional investors that were former members of CIM Urban REIT and (ii) sold approximately 2,468,000 shares of our common stock in October 2019, representing approximately 16.9% of the outstanding shares of our common stock as of November 7, 2019, for $19.1685 per share to an affiliate of CIM Group in a private transaction. As of November 7, 2019, CIM Group, its affiliates, and directors and officers of CIM Commercial have an aggregate economic interest in approximately 19.2% of the outstanding shares of our common stock.

On October 22, 2019, we commenced a cash tender offer to purchase up to one-third of our outstanding shares of Series L preferred stock at a purchase price of $29.12 per share (of which $1.39 reflects the amount of dividends on the Series L preferred stock that will be accrued as of November 20, 2019, the expiration date of the tender offer), as converted to and to be paid in new Israeli shekels (“ILS”).

Management Commentary

“I am pleased to report that our previously announced plan to unlock embedded value in our portfolio has been successfully completed. We sold nearly $1 billion of assets at 98.5% of appraised value and paid a special dividend of approximately $613.3 million to our common stockholders,” said David Thompson, CIM Commercial’s Chief Executive Officer.

“The recent purchase of approximately $47.3 million of our common stock by an affiliate of CIM Group (at approximately $19.17 per share) from the former principal stockholder of the Company demonstrates CIM Group’s belief in the strength and potential of CIM Commercial’s underlying portfolio of properties. It further aligns the interests of the stockholders of CIM Commercial with CIM Group, the operator of CIM Commercial.”

“Going forward, we are focused on growing CIM Commercial through three value-add projects already underway, contractual rent increases, increasing below market in-place leases to market rates in our high-quality metropolitan portfolio and accretive acquisitions. We will also continue to actively manage our portfolio through ongoing hold/sell analysis to ensure each asset fits our overall strategy.”

Guidance

We reaffirm our previously announced guidance for 2019 NOI and net income (loss) attributable to common stockholders as follows:

2019 Outlook

 

 

Low

 

High

 

 

(Unaudited, estimated and in millions)

Cash NOI from retained properties and lending activities

 

$

47.1

 

 

$

48.1

 

Non-cash adjustments from retained properties and lending activities

 

4.1

 

 

4.1

 

Segment NOI from retained properties and lending activities

 

51.2

 

 

52.2

 

Segment NOI from sold properties

 

16.0

 

 

16.0

 

Total Segment NOI

 

67.2

 

 

68.2

 

Asset management and other fees to related parties and G&A

 

(21.0

)

 

(20.5

)

Depreciation and amortization, interest expense, non-segment interest and other income,

provision for income taxes, redeemable preferred stock dividends declared or

accumulated, and net income attributable to noncontrolling interests

 

(52.2

)

 

(52.2

)

Gain on sale of real estate, impairment of real estate, loss on early extinguishment of debt,

and transaction costs

 

333.6

 

 

333.6

 

Net income attributable to common stockholders

 

$

327.6

 

 

$

329.1

 

Key 2019 Assumptions

  • No acquisitions or additional dispositions after the sale of two office properties and one development site, all in Washington, D.C., on July 30, 2019, will occur during the remainder of 2019.
  • No future transaction costs, offerings or share repurchases (including the tender offer in respect of the Series L preferred stock) have been assumed, except for continued monthly issuances of Series A preferred units.

Financial Highlights

As of September 30, 2019, our real estate portfolio consisted of 11 assets, all of which are fee-simple properties. The portfolio included 9 office properties (including one development site, which is being used as a parking lot), totaling approximately 1.3 million rentable square feet, and one hotel, with an ancillary parking garage, which has 503 rooms. We also own and operate a lending business.

Third Quarter 2019

Net loss attributable to common stockholders was $1,622,000, or $0.11 per diluted share of common stock, for the three months ended September 30, 2019, compared to $4,448,000, or $0.30 per diluted share of common stock, for the three months ended September 30, 2018, primarily due to asset sales. The decrease was primarily attributable to a decrease of $8,130,000 in depreciation and amortization, a decrease of $4,294,000 in interest expense not allocated to our operating segments, a decrease of $2,052,000 in asset management and other fees to related parties not allocated to our operating segments, an increase of $1,408,000 in interest and other income not allocated to our operating segments, and the gain on sale of real estate of $302,000, partially offset by a decrease of $12,405,000 in segment NOI5, an increase of $549,000 in redeemable preferred stock dividends declared or accumulated, an increase of $325,000 in transaction costs, and an increase of $99,000 in general and administrative expense not allocated to our operating segments.

FFO attributable to common stockholders6 was $3,256,000, or $0.22 per diluted share of common stock, for the three months ended September 30, 2019, compared to $8,862,000, or $0.61 per diluted share of common stock, for the three months ended September 30, 2018, primarily due to asset sales. The decrease in FFO attributable to common stockholders6 was primarily attributable to a decrease of $12,405,000 in segment NOI5, an increase of $549,000 in redeemable preferred stock dividends declared or accumulated, an increase of $325,000 in transaction costs, and an increase of $99,000 in general and administrative expense not allocated to our operating segments, partially offset by a decrease of $4,294,000 in interest expense not allocated to our operating segments, a decrease of $2,052,000 in asset management and other fees to related parties not allocated to our operating segments, and an increase of $1,408,000 in interest and other income not allocated to our operating segments.

Year to Date 2019

Net income attributable to common stockholders was $334,269,000, or $21.24 per diluted share of common stock, for the nine months ended September 30, 2019, compared to net loss attributable to common stockholders of $(9,350,000), or $(0.64) per diluted share of common stock, for the nine months ended September 30, 2018.

FFO attributable to common stockholders6 was $(7,840,000), or $(0.54) per diluted share of common stock, for the nine months ended September 30, 2019, compared to $30,433,000, or $2.09 per diluted share of common stock, for the nine months ended September 30, 2018. FFO attributable to common stockholders6 for the nine months ended September 30, 2019 includes $29,982,000, or $2.05 per diluted share of common stock in loss on early extinguishment of debt incurred in connection with the sale of certain assets in 2019 primarily related to the legal defeasance and prepayment of mortgage loans collateralized by such properties.

 

5 Please see our reconciliations of office, hotel, lending, and total segment NOI to net income attributable to the Company starting on page 13.

6 Please see page 11 for a reconciliation of net income (loss) attributable to common stockholders to FFO attributable to common stockholders and a discussion of the benefits and limitations of FFO as a supplemental measure of operating performance.

Segment Information

Our reportable segments during the three months ended September 30, 2019 and 2018 consisted of two types of commercial real estate properties, namely, office and hotel, as well as a segment for our lending business. Net loss attributable to common stockholders was $1,622,000, or $0.11 per diluted share of common stock, for the three months ended September 30, 2019, compared to $4,448,000, or $0.30 per diluted share of common stock, for the three months ended September 30, 2018, which represents a decrease of $2,826,000, or $0.19 per diluted share of common stock. Total segment NOI7 was $12,927,000 for the three months ended September 30, 2019, compared to $25,332,000 for the three months ended September 30, 2018.

Office

Same-Store8

Same-store8 office segment NOI7 increased 0.8% on a GAAP basis and decreased 6.5% on a cash basis for the three months ended September 30, 2019 compared to the three months ended September 30, 2018. The increase in same-store8 office segment NOI7 is primarily due to an increase in rental revenue at certain of our properties due to increases in rental rates as a result of leasing activity and an increase in expense reimbursements at one of our properties, partially offset by lower revenues and higher expenses at an office property in Los Angeles, California that is being repositioned into vibrant, collaborative office space after the expiration in April 2019 of a lease agreement for 100% of such property, which space has been partially occupied by a related party since May 2019.

At September 30, 2019, the Company’s same-store8 office portfolio was 87.2% occupied, a decrease of 710 basis points year-over-year on a same-store8 basis, and 87.8% leased, a decrease of 810 basis points year-over-year on a same-store8 basis. The annualized rent per occupied square foot9 on a same-store basis was $47.96 at September 30, 2019 compared to $43.52 at September 30, 2018. During the three months ended September 30, 2019, the Company executed 25,626 square feet of recurring leases at our same-store8 office portfolio, representing same-store8 cash rent growth per square foot of 8.2%.

Total

Office segment NOI7 decreased to $9,639,000 for the three months ended September 30, 2019, from $21,898,000 for the three months ended September 30, 2018. The decrease is primarily attributable to the sale of three office properties and a parking garage in Oakland, California, the sale of an office property in Washington, D.C., and the sale of an office property in San Francisco, California, all of which were consummated in March 2019, the sale of an office property in Oakland, California, which was consummated in May 2019, the sale of two office properties in Washington, D.C., which was consummated in July 2019, and lower revenues and higher expenses at an office property in Los Angeles, California that is being repositioned into vibrant, collaborative office space after the expiration in April 2019 of a lease agreement for 100% of such property, which space has been partially occupied by a related party since May 2019, partially offset by increases in rental revenue at certain of our properties due to increases in rental rates as a result of leasing activity and an increase in expense reimbursements at one of our properties.

 

7 Please see our reconciliations of office, hotel, lending, and total segment NOI to net income attributable to the Company starting on page 13.

8 Please see our definition of “same-store properties” on page 12.

9 Annualized rent per occupied square foot represents gross monthly base rent under leases commenced as of the specified periods, multiplied by twelve. This amount reflects total cash rent before abatements. Where applicable, annualized rent has been grossed up by adding annualized expense reimbursements to base rent. Annualized rent for certain office properties includes rent attributable to retail.

Hotel

Hotel segment NOI10 was $2,399,000 for the three months ended September 30, 2019, compared to $2,596,000 for the three months ended September 30, 2018.

Lending

Our lending segment primarily consists of our SBA 7(a) lending platform, which is a national lender that primarily originates loans to small businesses in the hospitality industry. Lending segment NOI10 was $889,000 for the three months ended September 30, 2019, compared to $838,000 for the three months ended September 30, 2018. The increase is primarily attributable to a decrease in interest expense as a result of a reduction in the balance outstanding on our SBA 7(a) loan-backed notes and secured borrowings and an increase in servicing asset income, partially offset by a decrease in premium income from the sale of the guaranteed portion of our SBA 7(a) loans.

Debt and Equity

During the three months ended September 30, 2019, we issued 490,374 Series A preferred units, with each Series A preferred unit consisting of one share of Series A preferred stock and one warrant to purchase 0.25 shares of our common stock, resulting in net proceeds of approximately $11,179,000. Net proceeds represent gross proceeds offset by costs specifically identifiable to the offering of the Series A preferred units, such as commissions, dealer manager fees, and other offering fees and expenses.

On September 3, 2019, we effectuated a one-for-three reverse stock split of our common stock (the “Reverse Stock Split”).

On October 22, 2019, we commenced a cash tender offer to purchase up to one-third of our outstanding shares of Series L preferred stock at a purchase price of $29.12 per share (of which $1.39 reflects the amount of dividends on the Series L preferred stock that will be accrued as of November 20, 2019, the expiration date of the tender offer), as converted to and to be paid in new Israeli shekels (“ILS”).

Dispositions

On July 30, 2019, we sold 100% fee-simple interests in two office properties and one development site, all in Washington, D.C., to an unrelated third-party for an aggregate gross sales price of $181,000,000.

 

10 Please see our reconciliations of office, hotel, lending, and total segment NOI to net income attributable to the Company starting on page 13.

Dividends

On August 8, 2019, we declared a quarterly cash dividend of $0.0750 per share of our common stock ($0.0250 per share of our common stock prior to the Reverse Stock Split), which was paid on September 18, 2019 to stockholders of record at the close of business on September 6, 2019.

On August 8, 2019, in connection with the Program to Unlock Embedded Value in Our Portfolio and Improve Trading Liquidity of Our Common Stock, we declared a special cash dividend of $42.00 per share of our common stock ($14.00 per share of common stock prior to the Reverse Stock Split), or $613,294,000 in the aggregate, that was paid on August 30, 2019 to stockholders of record at the close of business on August 19, 2019. The Special Dividend was funded primarily by the net proceeds (after the repayment of debt) received from the sale of ten properties during 2019 and borrowings on our revolving credit facility.

Further, we declared a quarterly cash dividend of $0.34375 per share of our Series A preferred stock, or portion thereof for issuances during the period from July 1, 2019 to September 30, 2019, which was paid on October 15, 2019 to stockholders of record at the close of business on October 7, 2019.

About CIM Commercial

CIM Commercial is a real estate investment trust that primarily acquires, owns, and operates Class A and creative office assets in vibrant and improving metropolitan communities throughout the United States. Its properties are primarily located in Los Angeles and the San Francisco Bay Area. CIM Commercial is operated by affiliates of CIM Group, L.P., a vertically-integrated owner and operator of real assets with multi-disciplinary expertise and in-house research, acquisition, credit analysis, development, finance, leasing, and onsite property management capabilities (www.cimcommercial.com).

FORWARD-LOOKING STATEMENTS

This press release contains “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995, including, among others, statements about CIM Commercial’s outlook for net income (loss), NOI and derivations thereof. Such forward-looking statements are based on particular assumptions that management of CIM Commercial has made in light of its experience, as well as its perception of expected future developments and other factors that it believes are appropriate under the circumstances. Forward-looking statements are necessarily estimates reflecting the judgment of CIM Commercial and involve a number of risks and uncertainties that could cause actual results to differ materially from those suggested by the forward-looking statements. These risks and uncertainties include those associated with (i) the timing, form and operational effects of CIM Commercial’s development activities, (ii) the ability of CIM Commercial to raise in place rents to existing market rents, and (iii) general economic, market and other conditions. For a further list and description of the risks and uncertainties inherent in forward-looking statements, see CIM Commercial’s Annual Report on Form 10-K for the fiscal year ended December 31, 2018 and the Registration Statement on Form S-11 (No. 333-210880) relating to the Series A preferred stock.

Forward-looking statements are not guarantees of performance or results and speak only as of the date such statements are made. CIM Commercial undertakes no obligation to publicly update or release any revisions to its forward-looking statements, whether to reflect new information, future events, changes in assumptions or circumstances or otherwise, except as required by law.

CIM COMMERCIAL TRUST CORPORATION AND SUBSIDIARIES

Consolidated Balance Sheets

(Unaudited and in thousands, except share and per share amounts)

 

 

September 30, 2019

 

December 31, 2018

ASSETS

 

 

 

 

Investments in real estate, net

 

$

505,966

 

 

$

1,040,937

 

Cash and cash equivalents

 

14,600

 

 

54,931

 

Restricted cash

 

11,507

 

 

22,512

 

Loans receivable, net

 

71,576

 

 

83,248

 

Accounts receivable, net

 

5,121

 

 

6,640

 

Deferred rent receivable and charges, net

 

34,316

 

 

84,230

 

Other intangible assets, net

 

7,740

 

 

9,531

 

Other assets

 

9,026

 

 

18,197

 

Assets held for sale, net

 

 

 

22,175

 

TOTAL ASSETS

 

$

659,852

 

 

$

1,342,401

 

LIABILITIES, REDEEMABLE PREFERRED STOCK, AND EQUITY

 

 

 

 

LIABILITIES:

 

 

 

 

Debt, net

 

$

227,727

 

 

$

588,671

 

Accounts payable and accrued expenses

 

16,960

 

 

41,598

 

Intangible liabilities, net

 

1,562

 

 

2,872

 

Due to related parties

 

6,740

 

 

10,951

 

Other liabilities

 

9,046

 

 

16,535

 

Liabilities associated with assets held for sale, net

 

 

 

28,766

 

Total liabilities

 

262,035

 

 

689,393

 

COMMITMENTS AND CONTINGENCIES

 

 

 

 

REDEEMABLE PREFERRED STOCK: Series A, $0.001 par value; 36,000,000 shares

authorized; 1,642,763 and 1,641,563 shares issued and outstanding, respectively, at

September 30, 2019 and 1,566,386 and 1,565,346 shares issued and outstanding, respectively,

at December 31, 2018; liquidation preference of $25.00 per share, subject to adjustment

 

37,216

 

 

35,733

 

EQUITY:

 

 

 

 

Series A cumulative redeemable preferred stock, $0.001 par value; 36,000,000 shares

authorized; 2,462,104 and 2,450,417 shares issued and outstanding, respectively, at

September 30, 2019 and 1,287,169 and 1,281,804 shares issued and outstanding, respectively, at December

31, 2018; liquidation preference of $25.00 per share, subject to adjustment

 

60,987

 

 

31,866

 

Series L cumulative redeemable preferred stock, $0.001 par value; 9,000,000 shares

authorized; 8,080,740 shares issued and outstanding at September 30, 2019 and December

31, 2018; liquidation preference of $28.37 per share, subject to adjustment

 

229,251

 

 

229,251

 

Common stock, $0.001 and $0.003 par value; 900,000,000 shares authorized; 14,602,149

and 14,598,357 shares issued and outstanding at September 30, 2019 and December 31,

2018, respectively 11

 

15

 

 

44

 

Additional paid-in capital

 

788,342

 

 

790,354

 

Accumulated other comprehensive income

 

 

 

1,806

 

Distributions in excess of earnings

 

(718,493

)

 

(436,883

)

Total stockholders’ equity

 

360,102

 

 

616,438

 

Noncontrolling interests

 

499

 

 

837

 

Total equity

 

360,601

 

 

617,275

 

TOTAL LIABILITIES, REDEEMABLE PREFERRED STOCK, AND EQUITY

 

$

659,852

 

 

$

1,342,401

 

Contacts

For CIM Commercial Trust Corporation

Media Relations:

Bill Mendel, 212-397-1030

bill@mendelcommunications.com
or

Shareholder Relations:

Steve Altebrando, 646-652-8473

shareholders@cimcommercial.com

Read full story here

error: Content is protected !!