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Extra Space Storage Inc. Reports 2019 First Quarter Results

SALT LAKE CITY, April 30, 2019 /PRNewswire/ -- Extra Space Storage Inc. (EXR) (the "Company"), a leading owner and operator of self-storage facilities in the United States and a member of the S&P 500, announced operating results for the three months ended March 31, 2019.

Extra Space Storage. You deserve some extra space! (PRNewsFoto/Extra Space Storage Inc.)

Highlights for the three months ended March 31, 2019:

  • Achieved net income attributable to common stockholders of $0.74 per diluted share, representing a 5.7% increase compared to the same period in 2018.
  • Achieved funds from operations attributable to common stockholders and unit holders ("FFO") of $1.15 per diluted share. FFO, excluding adjustments for non-cash interest ("Core FFO"), was $1.16 per diluted share, representing a 6.4% increase compared to the same period in 2018.
  • Increased same-store revenue by 4.2% and same-store net operating income ("NOI") by 4.8% compared to the same period in 2018.
  • Reported same-store occupancy of 91.6% as of March 31, 2019, compared to 91.8% as of March 31, 2018.
  • Acquired two stores at completion of construction (a "Certificate of Occupancy store" or "C of O store") and purchased our joint venture partner's interest in 12 stores for a total investment of approximately $222.3 million.
  • In conjunction with joint venture partners, acquired one operating store and six Certificate of Occupancy stores for a total cost of approximately $210.6 million, of which the Company invested $47.7 million.
  • Added 46 stores (gross) to the Company's third-party management platform.  As of March 31, 2019, we managed 577 stores for third parties and 228 stores in joint ventures, for a total of 805 managed stores.
  • Paid a quarterly dividend of $0.86 per share.

Joe Margolis, CEO of Extra Space Storage Inc., commented: "Extra Space Storage is off to a great start in 2019, with solid first quarter performance.  We exceeded our same-store revenue and NOI budgets, despite pressure from new supply. Core FFO growth was strong at 6.4%, two cents above the high end of our guidance.  Our diversified portfolio and sophisticated operating platform have maintained high same-store occupancy, and we are well positioned for the summer leasing season."

FFO Per Share:

The following table outlines the Company's FFO and Core FFO for the three months ended March 31, 2019 and 2018. The table also provides a reconciliation to GAAP net income attributable to common stockholders and earnings per diluted share for each period presented (amounts shown in thousands, except share and per share data — unaudited):


For the Three Months Ended March 31,



2019


2018





(per share)1




(per share)1


Net income attributable to common stockholders

$

94,770



$

0.74



$

88,256



$

0.70



Impact of the difference in weighted average number of shares – diluted2



(0.04)





(0.05)



Adjustments:









Real estate depreciation

50,773



0.37



47,238



0.35



Amortization of intangibles

2,288



0.02



2,639



0.02



Unconsolidated joint venture real estate depreciation and amortization

1,872



0.01



1,512



0.01



Distributions paid on Series A Preferred Operating Partnership units

(572)





(572)





Income allocated to Operating Partnership noncontrolling interests

7,390



0.05



7,174



0.05



FFO

$

156,521



$

1.15



$

146,247



$

1.08



Adjustments:









Non-cash interest expense related to amortization of discount on equity portion of exchangeable senior notes

1,162



0.01



1,209



0.01



CORE FFO

$

157,683



$

1.16



$

147,456



$

1.09












Weighted average number of shares – diluted3

136,152,344





134,888,798







(1)

Per share amounts may not recalculate due to rounding.



(2)

Adjustment to account for the difference between the number of shares used to calculate earnings per share and the number of shares used to calculate FFO per share. Earnings per share is calculated using the two-class method, which uses a lower number of shares than the calculation for FFO per share and Core FFO per share, which are calculated assuming full redemption of all OP units as described in note (3).



(3)

Extra Space Storage LP (the "Operating Partnership") has outstanding preferred and common Operating Partnership units ("OP units"). These OP units can be redeemed for cash or, at the Company's election, shares of the Company's common stock. Redemption of all OP units for common stock has been assumed for purposes of calculating the weighted average number of shares — diluted as presented above. The computation of weighted average number of shares — diluted for FFO per share and Core FFO per share also includes the effect of share-based compensation plans using the treasury stock method.

Operating Results and Same-Store Performance:

The following table outlines the Company's same-store performance for the three months ended March 31, 2019 and 2018 (amounts shown in thousands, except store count data—unaudited)1:


For the Three Months Ended March 31,


Percent


2019


2018


Change

Same-store rental revenues2

$

252,327


$

242,231


4.2%

Same-store operating expenses2

71,814


70,048


2.5%

Same-store net operating income2

$

180,513


$

172,183


4.8%







Same-store square foot occupancy as of quarter end

91.6%


91.8%









Properties included in same-store

821


821





(1)

A reconciliation of net income to same-store net operating income is provided later in this release, entitled "Reconciliation of GAAP Net Income to Total Same-Store Net Operating Income."



(2)

Same-store revenues, same-store operating expenses and same-store net operating income do not include tenant reinsurance revenue or expense.

Same-store revenues for the three months ended March 31, 2019 increased due to higher rental rates for both new and existing customers. Same-store expenses were higher for the three months ended March 31, 2019, primarily due to increases in property taxes, marketing and insurance, which were partially offset by decreases in payroll and benefits and utilities expense.

Major markets with revenue growth above the Company's portfolio average for the three months ended March 31, 2019 included Atlanta, Chicago, Hawaii, Las Vegas, Phoenix and Sacramento. Major markets performing below the Company's portfolio average included Charleston, Dallas, Denver, Houston, Miami and Tampa.

Investment, Disposition and Third-Party Management Activity:

The following table outlines the Company's acquisitions and developments that are closed, completed or under agreement (dollars in thousands - unaudited):



Total Closed/
Completed through
March 31, 2019


Closed/Completed
Subsequent to

March 31, 2019


Scheduled to Still
Close/Complete in
2019


Total 2019


To Close/Complete
in 2020/2021

Wholly-Owned Investment


Stores


Price


Stores


Price


Stores


Price


Stores


Price


Stores


Price

Operating Stores



$




$




$




$




$


C of O and Development Stores1


2


29,780






4


43,400



6


73,180



4


38,262


Buyout of JV Partners' Interest in Operating Stores2


12


192,518









12


192,518





EXR Investment in Wholly-owned stores


14


222,298






4


43,400



18


265,698



4


38,262























Joint Venture Investment





















EXR Investment in JV Acquisition of Operating Stores1


1


1,950









1


$

1,950





EXR Investment in JV C of O and Development Stores


6


45,739






6


32,829



12


78,568



2


11,996


EXR Investment in Joint Ventures


7


47,689






6


32,829



13


80,518



2


11,996


Total EXR Investment


21


$

269,987




$



10


$

76,229



31


$

346,216



6


$

50,258




(1)

The locations of C of O and development stores and joint venture ownership interest details are included in the supplemental financial information published on the Company's website at www.extraspace.com.



(2)

The buyout of JV partners' interest in stores is reported at the value of the partners' ownership interest less the value of the Company's promoted interest.

The projected developments and acquisitions under agreement described above are subject to customary closing conditions and no assurance can be provided that these developments and acquisitions will be completed on the terms described, or at all.

Dispositions

Subsequent to quarter end, on April 11, 2019, the Company disposed of a store in Ballston Spa, New York for $11.8 million.

Property Management:

As of March 31, 2019, the Company managed 577 stores for third-party owners and 228 stores owned in joint ventures, for a total of 805 stores under management.  The Company continues to be the largest self-storage management company in the United States.

Balance Sheet:

During the three months ended March 31, 2019, the Company did not sell any shares of common stock using its at-the-market ("ATM") equity program.  As of March 31, 2019, the Company had $257.9 million available for issuance under its ATM equity program.

As of March 31, 2019, the Company's percentage of fixed-rate debt to total debt was 72.0%. The weighted average interest rates of the Company's fixed and variable-rate debt were 3.4% and 3.8%, respectively. The combined weighted average interest rate was 3.5% with a weighted average maturity of approximately 4.7 years.

Dividends:

On March 29, 2019, the Company paid a first quarter common stock dividend of $0.86 per share to stockholders of record at the close of business on March 15, 2019.

Outlook:

The following table outlines the Company's FFO estimates and annual assumptions for the year ending December 31, 20191:


Ranges for 2019 Annual
Assumptions


Notes


Low


High



FFO

$

4.73



$

4.82




Core FFO

$

4.76



$

4.85




Dilution per share from C of O and value add acquisitions

$

0.23



$

0.23




Same-store revenue growth

2.00

%


3.00

%


Excludes tenant reinsurance

Same-store expense growth

3.75

%


4.75

%


Excludes tenant reinsurance

Same-store NOI growth

1.25

%


2.75

%


Excludes tenant reinsurance

Weighted average one-month LIBOR

2.53

%


2.53

%









Net tenant reinsurance income

$

94,500,000



$

95,500,000




Management fees, other income and interest income

$

52,000,000



$

53,000,000




General and administrative expenses

$

90,000,000



$

91,000,000



Includes non-cash compensation expense

Average monthly cash balance

$

22,000,000



$

22,000,000




Equity in earnings of real estate ventures

$

12,000,000



$

13,000,000




Acquisition of operating stores (wholly-owned)

$

300,000,000



$

300,000,000




Acquisition of C of O stores (wholly-owned)

$

75,000,000



$

75,000,000



Includes development

Acquisition of operating stores (joint venture)

$

50,000,000



$

50,000,000



Represents the Company's investment

Acquisition of C of O stores (joint venture)

$

75,000,000



$

75,000,000



Represents the Company's investment and includes development

Interest expense

$

190,000,000



$

192,000,000




Non-cash interest expense related to exchangeable senior notes

$

5,000,000



$

5,000,000



Excluded from Core FFO

Taxes associated with the Company's taxable REIT subsidiary

$

9,000,000



$

10,000,000




Weighted average share count

136,600,000



136,600,000



Assumes redemption of all OP units for common stock



(1)

A reconciliation of net income outlook to same-store net operating income outlook is provided later in this release entitled "Reconciliation of Estimated GAAP Net Income to Estimated Same-Store Net Operating Income."  The reconciliation includes details related to same-store revenue and same-store expense outlooks.  A reconciliation of net income per share outlook to funds from operations per share outlook is provided later in this release entitled "Reconciliation of the Range of Estimated GAAP Fully Diluted Earnings Per Share to Estimated Fully Diluted FFO Per Share." 

FFO estimates for the year are fully diluted for an estimated average number of shares and OP units outstanding during the year. The Company's estimates are forward-looking and based on management's view of current and future market conditions. The Company's actual results may differ materially from these estimates.

Supplemental Financial Information:

Supplemental unaudited financial information regarding the Company's performance can be found on the Company's website at www.extraspace.com. Under the "Company Info" navigation menu on the home page, click on "Investor Relations," then under the "Financials & Stock Info" navigation menu click on "Quarterly Earnings." This supplemental information provides additional detail on items that include store occupancy and financial performance by portfolio and market, debt maturity schedules and performance of lease-up assets.

Conference Call:

The Company will host a conference call at 1:00 p.m. Eastern Time on Wednesday, May 1, 2019, to discuss its financial results. To participate in the conference call, please dial 855-791-2026 or 631-485-4899 for international participants; audience passcode: 8052699. The conference call will also be available on the Company's website at www.extraspace.com. To listen to a live broadcast, go to the site at least 15 minutes prior to the scheduled start time in order to register, download and install any necessary audio software. A replay of the call will be available for 30 days on the Company's website in the Investor Relations section.

A replay of the call will also be available by telephone, from 4:00 p.m. Eastern Time on May 1, 2019, until 4:00 p.m. Eastern Time on May 6, 2019. The replay dial-in numbers are 855-859-2056 or 404-537-3406 for international callers; conference ID: 8052699.

Forward-Looking Statements:

Certain information set forth in this release contains "forward-looking statements" within the meaning of the federal securities laws. Forward-looking statements include statements concerning the benefits of store acquisitions, developments, favorable market conditions, our outlook and estimates for the year and other statements concerning our plans, objectives, goals, strategies, future events, future revenues or performance, capital expenditures, financing needs, the competitive landscape, plans or intentions relating to acquisitions and developments and other information that is not historical information. In some cases, forward-looking statements can be identified by terminology such as "believes," "estimates," "expects," "may," "will," "should," "anticipates," or "intends," or the negative of such terms or other comparable terminology, or by discussions of strategy. We may also make additional forward-looking statements from time to time. All such subsequent forward-looking statements, whether written or oral, by us or on our behalf, are also expressly qualified by these cautionary statements. There are a number of risks and uncertainties that could cause our actual results to differ materially from the forward-looking statements contained in or contemplated by this release. Any forward-looking statements should be considered in light of the risks referenced in the "Risk Factors" section included in our most recent Annual Report on Form 10-K and Quarterly Reports on Form 10-Q. Such factors include, but are not limited to:

  • adverse changes in general economic conditions, the real estate industry and the markets in which we operate;
  • failure to close pending acquisitions and developments on expected terms, or at all;
  • the effect of competition from new and existing stores or other storage alternatives, which could cause rents and occupancy rates to decline;
  • potential liability for uninsured losses and environmental contamination;
  • the impact of the regulatory environment as well as national, state and local laws and regulations, including, without limitation, those governing real estate investment trusts ("REITs"), tenant reinsurance and other aspects of our business, which could adversely affect our results;
  • disruptions in credit and financial markets and resulting difficulties in raising capital or obtaining credit at reasonable rates or at all, which could impede our ability to grow;
  • increases in interest rates;
  • reductions in asset valuations and related impairment charges;
  • our lack of sole decision-making authority with respect to our joint venture investments;
  • the effect of recent changes to U.S. tax laws;
  • the failure to maintain our REIT status for U.S. federal income tax purposes; and
  • economic uncertainty due to the impact of natural disasters, war or terrorism, which could adversely affect our business plan.

All forward-looking statements are based upon our current expectations and various assumptions. Our expectations, beliefs and projections are expressed in good faith and we believe there is a reasonable basis for them, but there can be no assurance that management's expectations, beliefs and projections will result or be achieved. All forward-looking statements apply only as of the date made. We undertake no obligation to publicly update or revise forward-looking statements which may be made to reflect events or circumstances after the date made or to reflect the occurrence of unanticipated events.

Definition of FFO:

FFO provides relevant and meaningful information about the Company's operating performance that is necessary, along with net income and cash flows, for an understanding of the Company's operating results. The Company believes FFO is a meaningful disclosure as a supplement to net income. Net income assumes that the values of real estate assets diminish predictably over time as reflected through depreciation and amortization expenses. The values of real estate assets fluctuate due to market conditions and the Company believes FFO more accurately reflects the value of the Company's real estate assets. FFO is defined by the National Association of Real Estate Investment Trusts, Inc. ("NAREIT") as net income computed in accordance with U.S. generally accepted accounting principles ("GAAP"), excluding gains or losses on sales of operating stores and impairment write downs of depreciable real estate assets, plus depreciation and amortization related to real estate and after adjustments to record unconsolidated partnerships and joint ventures on the same basis. The Company believes that to further understand the Company's performance, FFO should be considered along with the reported net income and cash flows in accordance with GAAP, as presented in the Company's consolidated financial statements. FFO should not be considered a replacement of net income computed in accordance with GAAP.

For informational purposes, the Company also presents Core FFO.  Core FFO excludes revenues and expenses not core to our operations and non-cash interest.  Although the Company's calculation of Core FFO differs from NAREIT's definition of FFO and may not be comparable to that of other REITs and real estate companies, the Company believes it provides a meaningful supplemental measure of operating performance. The Company believes that by excluding revenues and expenses not core to our operations and non-cash interest charges, stockholders and potential investors are presented with an indicator of our operating performance that more closely achieves the objectives of the real estate industry in presenting FFO. Core FFO by the Company should not be considered a replacement of the NAREIT definition of FFO. The computation of FFO may not be comparable to FFO reported by other REITs or real estate companies that do not define the term in accordance with the current NAREIT definition or that interpret the current NAREIT definition differently. FFO does not represent cash generated from operating activities determined in accordance with GAAP, and should not be considered as an alternative to net income as an indication of the Company's performance, as an alternative to net cash flow from operating activities as a measure of liquidity, or as an indicator of the Company's ability to make cash distributions.

Definition of Same-Store:

The Company's same-store pool for the periods presented consists of 821 stores that are wholly-owned and operated and that were stabilized by the first day of the earliest calendar year presented.  The Company considers a store to be stabilized once it has been open for three years or has sustained average square foot occupancy of 80.0% or more for one calendar year. The Company believes that by providing same-store results from a stabilized pool of stores, with accompanying operating metrics including, but not limited to occupancy, rental revenue (growth), operating expenses (growth), net operating income (growth), etc., stockholders and potential investors are able to evaluate operating performance without the effects of non-stabilized occupancy levels, rent levels, expense levels, acquisitions or completed developments.  Same-store results should not be used as a basis for future same-store performance or for the performance of the Company's stores as a whole.

About Extra Space Storage Inc.:

Extra Space Storage Inc., headquartered in Salt Lake City, Utah, is a self-administered and self-managed REIT and a member of the S&P 500. As of March 31, 2019, the Company owned and/or operated 1,696 self-storage stores in 40 states, Washington, D.C. and Puerto Rico. The Company's stores comprise approximately 1.2 million units and approximately 130.0 million square feet of rentable space. The Company offers customers a wide selection of conveniently located and secure storage units across the country, including boat storage, RV storage and business storage. The Company is the second largest owner and/or operator of self-storage stores in the United States and is the largest self-storage management company in the United States.

 

Extra Space Storage Inc.

Condensed Consolidated Balance Sheets

(In thousands, except share data)



March 31, 2019


December 31, 2018


(Unaudited)



Assets:




Real estate assets, net

$

7,688,617



$

7,491,831


Real estate assets - operating lease right of use assets

94,198




Investments in unconsolidated real estate ventures

161,029



125,326


Cash and cash equivalents

38,988



57,496


Restricted cash

7,840



15,194


Other assets, net

141,842



158,131


Total assets

$

8,132,514



$

7,847,978


Liabilities, Noncontrolling Interests and Equity:




Notes payable, net

$

4,101,958



$

4,137,213


Exchangeable senior notes, net

564,136



562,374


Notes payable to trusts



30,928


Revolving lines of credit

335,000



81,000


Operating lease liabilities

103,578




Cash distributions in unconsolidated real estate ventures

44,570



45,197


Accounts payable and accrued expenses

99,302



101,461


Other liabilities

110,158



104,383


Total liabilities

5,358,702



5,062,556


Commitments and contingencies




Noncontrolling Interests and Equity:




Extra Space Storage Inc. stockholders' equity:




Preferred stock, $0.01 par value, 50,000,000 shares authorized, no shares issued or outstanding




Common stock, $0.01 par value, 500,000,000 shares authorized, 127,372,050 and 127,103,750 shares issued and outstanding at March 31, 2019 and December 31, 2018, respectively

1,274



1,271


Additional paid-in capital

2,648,723



2,640,705


Accumulated other comprehensive income

11,807



34,650


Accumulated deficit

(277,655)



(262,902)


Total Extra Space Storage Inc. stockholders' equity

2,384,149



2,413,724


Noncontrolling interest represented by Preferred Operating Partnership units, net

176,264



153,096


Noncontrolling interests in Operating Partnership, net and other noncontrolling interests

213,399



218,602


Total noncontrolling interests and equity

2,773,812



2,785,422


Total liabilities, noncontrolling interests and equity

$

8,132,514



$

7,847,978


 

Consolidated Statement of Operations for the Three Months Ended March 31, 2019 and 2018

(In thousands, except share and per share data) - Unaudited



For the Three Months Ended

 March 31,


2019


2018

Revenues:




Property rental

$

271,003



$

247,886


Tenant reinsurance

29,797



27,034


Management fees and other income

10,746



10,565


Total revenues

311,546



285,485


Expenses:




Property operations

78,765



72,753


Tenant reinsurance

6,967



5,607


General and administrative

22,678



21,464


Depreciation and amortization

54,659



51,749


Total expenses

163,069



151,573


Income from operations

148,477



133,912


Interest expense

(47,360)



(40,966)


Non-cash interest expense related to amortization of discount on equity component of exchangeable senior notes

(1,162)



(1,209)


Interest income

1,388



1,438


Income before equity in earnings of unconsolidated real estate ventures and income tax expense

101,343



93,175


Equity in earnings of unconsolidated real estate ventures

2,630



3,597


Income tax expense

(1,813)



(1,342)


Net income

102,160



95,430


Net income allocated to Preferred Operating Partnership noncontrolling interests

(3,163)



(3,390)


Net income allocated to Operating Partnership and other noncontrolling interests

(4,227)



(3,784)


Net income attributable to common stockholders

$

94,770



$

88,256


Earnings per common share




Basic

$

0.74



$

0.70


Diluted

$

0.74



$

0.70


Weighted average number of shares




Basic

127,037,247



125,772,439


Diluted

134,289,716



132,682,560


Cash dividends paid per common share

$

0.86



$

0.78


 

Reconciliation of GAAP Net Income to Total Same-Store Net Operating Income — for the Three Months Ended March 31, 2019 and 2018  (In thousands) — Unaudited



For the Three Months Ended
March 31,


2019


2018

Net Income

$

102,160



$

95,430


Adjusted to exclude:




Equity in earnings of unconsolidated joint ventures

(2,630)



(3,597)


Interest expense (includes non-cash interest)

48,522



42,175


Depreciation and amortization

54,659



51,749


Income tax expense

1,813



1,342


General and administrative (includes stock compensation)

22,678



21,464


Management fees, other income and interest income

(12,134)



(12,003)


Net tenant insurance

(22,830)



(21,427)


Non same-store revenue

(18,676)



(5,655)


Non same-store expense

6,951



2,705


Total same-store net operating income

$

180,513



$

172,183






Same-store revenues

252,327



242,231


Same-store operating expenses

71,814



70,048


Same-store net operating income

$

180,513



$

172,183


 

Reconciliation of the Range of Estimated GAAP Fully Diluted Earnings Per Share to Estimated Fully Diluted FFO Per Share — for the Three Months Ending June 30, 2019 and Year Ending December 31, 2019 — Unaudited



For the Three Months Ending
June 30, 2019


For the Year Ending

December 31, 2019


Low End


High End


Low End


High End

Net income attributable to common stockholders per diluted share

$

0.71



$

0.73



$

2.89



$

2.98


Income allocated to noncontrolling interest - Preferred Operating Partnership and Operating Partnership

0.06



0.06



0.23



0.23


Fixed component of income allocated to non-controlling interest - Preferred Operating Partnership





(0.02)



(0.02)


Net income attributable to common stockholders for diluted computations

0.77



0.79



3.10



3.19










Adjustments:








Real estate depreciation

0.38



0.38



1.52



1.52


Amortization of intangibles

0.01



0.01



0.05



0.05


Unconsolidated joint venture real estate depreciation and amortization

0.01



0.01



0.06



0.06


Funds from operations attributable to common stockholders

$

1.17



$

1.19



$

4.73



$

4.82


Adjustments:








Non-cash interest expense related to amortization of discount on equity portion of exchangeable senior notes

0.01



0.01



0.03



0.03


Core funds from operations attributable to common stockholders

$

1.18



$

1.20



$

4.76



$

4.85


 

Reconciliation of Estimated GAAP Net Income to Estimated Same-store Net Operating Income —

for the Year Ending December 31, 2019 (In thousands) — Unaudited



For the Year Ending December 31, 2019


 Low


 High

Net Income

$

436,500



$

456,500


Adjusted to exclude:




Equity in earnings of unconsolidated joint ventures

(12,000)



(13,000)


Interest expense (includes non-cash)

197,000



195,000


Depreciation and amortization

222,000



222,000


Income tax expense

(9,000)



(10,000)


General and administrative

91,000



90,000


Management fees, other income and interest income

(52,000)



(53,000)


Net tenant insurance

(94,500)



(95,500)


Non same-store revenue

(80,000)



(80,000)


Non same-store expense

29,000



29,000


Total same-store net operating income

$

728,000



$

741,000






Same-store revenue

$

1,018,000



$

1,028,000


Same-store expense

(290,000)



(287,000)


Total same-store net operating income

$

728,000



$

741,000


 

Cision

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