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NEXPOINT RESIDENTIAL TRUST, INC. REPORTS FOURTH QUARTER AND FULL YEAR 2021 RESULTS

·20 min read

NXRT Recaps Acquisition/Disposition Activity, Value-Add Results and Issues 2022 Full Year Guidance

DALLAS, Feb. 15, 2022 /PRNewswire/ -- NexPoint Residential Trust, Inc. (NYSE:NXRT) reported financial results for the fourth quarter and year ended December 31, 2021.

NEXPOINT RESIDENTIAL TRUST, INC. REPORTS FOURTH QUARTER AND FULL YEAR 2021 RESULTS
NEXPOINT RESIDENTIAL TRUST, INC. REPORTS FOURTH QUARTER AND FULL YEAR 2021 RESULTS

Highlights

  • NXRT1 reported net income, FFO2, Core FFO2 and AFFO2 of $23.0M, $63.6M, $62.5M and $70.9M, respectively, attributable to common stockholders for the year ended December 31, 2021, compared to net income, FFO, Core FFO, and AFFO of $44.0M, $57.2M, $55.5M and $62.4M, respectively, attributable to common stockholders for the year ended December 31, 2020.

  • For the year ended December 31, 2021, 2020-2021 Same Store properties3 average effective rent, total revenue and NOI2 increased 11.1%, 4.9% and 5.5%, respectively, and occupancy increased 30 bps over the prior year period.

  • During the year ended December 31, 2021, NXRT acquired four properties totaling 1,129 units for a combined purchase price of $289.5 million.

  • The weighted average effective monthly rent per unit across all 39 properties held as of December 31, 2021 (the "Portfolio"), consisting of 14,825 units4, was $1,261, while physical occupancy was 94.3%.

  • NXRT paid a fourth quarter dividend of $0.38 per share of common stock on December 30, 2021; this cash dividend represented a $0.0388 per share, or 11.4% increase, over the prior quarter's dividend.

  • During 2021, for the properties in the Portfolio, NXRT completed 1,264 full and partial upgrades, achieving an average monthly rent premium of $175 and a 21.1% ROI5.

  • Since inception, NXRT has completed installation of 6,015 full & partial upgrades, 4,321 kitchen and laundry appliances and 9,624 technology packages, resulting in $136, $47 and $43 average monthly rental increase per unit and 21.6%, 72.0% and 33.5% ROI, respectively.

  • During the full year 2021, through its at-the-market offering ("ATM program"), NXRT issued 350,513 shares of common stock for approximately $26.4 million in gross proceeds.

(1)

In this release, "we," "us," "our," the "Company," "NexPoint Residential Trust," and "NXRT" each refer to NexPoint Residential Trust, Inc., a Maryland corporation.

(2)

FFO, Core FFO, AFFO and NOI are non-GAAP measures. For a discussion of why we consider these non-GAAP measures useful and reconciliations of FFO, Core FFO, AFFO and NOI to net income (loss), see the "Definitions and Reconciliations of Non-GAAP Measures" and "FFO, Core FFO and AFFO" sections of this release.

(3)

We define "Same Store" properties as properties that were in our Portfolio for the entirety of the periods being compared. There are 33 properties encompassing 13,098 units of apartment space in our Same Store pool for the year ended December 31, 2021 (our "2020-2021" Same Store" properties). There are 33 properties encompassing 13,098 units of apartment space in our Q4 Same Store pool for the three months ended December 31, 2021 (our "Q4 Same Store" properties). The same store unit count excludes 50 units that are currently down due to fires and winter storm Uri (Hollister Place: 19 units, Timber Creek: 15 units, Venue at 8651: 8 units, Atera: 4 units, Preserve at Terrell Mill: 3 units and Old Farm: 1 unit).

(4)

Total number of units owned as of December 31, 2021 is 14,825, however 50 units are currently down due to fires and winter storm Uri (Hollister Place: 19 units, Timber Creek: 15 units, Venue at 8651: 8 units, Atera: 4 units, Preserve at Terrell Mill: 3 units and Old Farm: 1 unit).

(5)

We define Return on Investment ("ROI") as the sum of the actual rent premium divided by the sum of the total cost.

Full Year 2021 Financial Results

  • Total revenues were $219.2 million for the full year 2021, compared to $204.8 million for the full year 2020.

  • Net income for the full year 2021 totaled $23.0 million, or income of $0.89 per diluted share, which included a gain on sales of real estate of $46.2 million and $86.9 million of depreciation and amortization expense. This compared to net income of $44.0 million, or income of $1.74 per diluted share, which included a gain on sales of real estate of $69.2 million and $82.4 million of depreciation and amortization expense for the full year 2020.

  • The change in our net income of $23.1 million for the year ended December 31, 2021 as compared to our net income of $44.2 million for the year ended December 31, 2020 primarily relates to decreases in gains on sales of real estate and increases in depreciation and total property operating expenses, partially offset by an increase in total revenues.

  • For the full year 2021, NOI was $128.4 million on 39 properties, compared to $118.4 million for the full year 2020 on 37 properties.

  • For the full year 2021, Same Store NOI increased 5.5% to $115.3 million, compared to $109.3 million for the full year 2020.

  • For the full year 2021, FFO totaled $63.6 million, or $2.47 per diluted share, compared to $57.2 million, or $2.27 per diluted share, for the full year 2020. For the full year 2021, Core FFO totaled $62.5 million, or $2.43 per diluted share, compared to $55.5 million, or $2.20 per diluted share, for the full year 2020. For the full year 2021, AFFO totaled $70.9 million, or $2.75 per diluted share, compared to $62.4 million, or $2.47 per diluted share, for the full year 2020.

Fourth Quarter 2021 Financial Results

  • Total revenues were $58.5 million for the fourth quarter of 2021, compared to $50.5 million for the fourth quarter of 2020.

  • Net income for the fourth quarter of 2021 totaled $38.8 million, or a gain of $1.50 per diluted share, which included $24.5 million of depreciation and amortization expense and $11.8 million of interest expense. This compared to net loss of $(4.2) million, or a loss of $(0.17) per diluted share, for the fourth quarter of 2020, which included $19.9 million of depreciation and amortization expense and $11.0 million of interest expense.

  • The change in our net income (loss) between the periods primarily relates to increases in total revenues and gains on sales of real estate, partially offset by increases in total property operating expenses and depreciation and amortization expense.

  • For the fourth quarter of 2021, NOI was $34.8 million on 39 properties, compared to $28.5 million for the fourth quarter of 2020 on 37 properties.

  • For the fourth quarter of 2021, Q4 Same Store NOI increased 14.7% to $30.7 million, compared to $26.7 million for the fourth quarter of 2020.

  • For the fourth quarter of 2021, FFO totaled $17.1 million, or $0.66 per diluted share, compared to $15.7 million, or $0.62 per diluted share, for the fourth quarter of 2020. For the fourth quarter of 2021, Core FFO totaled $17.8 million, or $0.69 per diluted share, compared to $14.2 million, or $0.56 per diluted share, for the fourth quarter of 2020. For the fourth quarter of 2021, AFFO totaled $19.9 million, or $0.77 per diluted share, compared to $15.9 million, or $0.63 per diluted share, for the fourth quarter of 2020.

Fourth Quarter Earnings Conference Call

NXRT will host a call on Tuesday, February 15, 2022 at 11:00 a.m. ET to discuss its fourth quarter and full year 2021 financial results. The conference call can be accessed live over the phone by dialing 888-220-8451 or, for international callers, +1 323-794-2588 and using passcode Conference ID: 2052798. A live audio webcast of the call will be available online at the Company's website, nxrt.nexpoint.com (under "Resources"). An online replay will be available shortly after the call on the Company's website and continue to be available for 60 days.

A replay of the conference call will also be available through Tuesday, February 22, 2022 by dialing 888-203-1112 or, for international callers, +1 719-457-0820 and entering passcode 2052798.

About NXRT

NexPoint Residential Trust is a publicly traded REIT, with its shares listed on the New York Stock Exchange under the symbol "NXRT," primarily focused on acquiring, owning and operating well-located middle-income multifamily properties with "value-add" potential in large cities and suburban submarkets of large cities, primarily in the Southeastern and Southwestern United States. NXRT is externally advised by NexPoint Real Estate Advisors, L.P., an affiliate of NexPoint Advisors, L.P., an SEC-registered investment advisor, which has extensive real estate experience. Our filings with the Securities and Exchange Commission (the "SEC") are available on our website, nxrt.nexpoint.com, under the "Financials" tab.

Cautionary Statement Regarding Forward-Looking Statements

This release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 that are based on management's current expectations, assumptions and beliefs. Forward-looking statements can often be identified by words such as "expect," "anticipate," "estimate," "may," "should," "plan" and similar expressions, and variations or negatives of these words. These forward-looking statements include, but are not limited to, statements regarding NXRT's business and industry in general, 2022 full year and pro forma guidance and the related components and assumptions, including acquisitions and dispositions, the NOI related to the acquired or disposed properties, shares outstanding and same store growth projections, NXRT's net asset value and the related components and assumptions, including pro forma adjustments for acquisitions and dispositions, the NOI related to the acquired or disposed of properties, estimated value-add expenditures, debt payments, outstanding debt and shares outstanding, guidance for the first quarter 2022 and the related assumptions, planned value-add programs, including projected average rent, rent change and return on investment, expected settlement of interest rate swaps and the effect on the debt maturity schedule, rehab budgets, and expected acquisitions and dispositions. They are not guarantees of future results and are subject to risks, uncertainties and assumptions that could cause actual results to differ materially from those expressed in any forward-looking statement, including the ultimate duration and severity of the COVID-19 pandemic, and the effectiveness of actions taken, or actions that may be taken, by governmental authorities to contain the outbreak or treat its impact, as well as those described in greater detail in our filings with the Securities and Exchange Commission, particularly those specifically described in our Annual Report on Form 10-K. Readers should not place undue reliance on any forward-looking statements and are encouraged to review the Company's most recent Annual Report on Form 10-K and other filings with the SEC for a more complete discussion of the risks and other factors that could affect any forward-looking statements. The statements made herein speak only as of the date of this release and except as required by law, NXRT does not undertake any obligation to publicly update or revise any forward-looking statements.

NOI and Same Store NOI

The following table, which has not been adjusted for the effects of noncontrolling interests, reconciles NOI and our Same Store NOI for the years and three months ended December 31, 2021 and 2020 to net income (loss), the most directly comparable GAAP financial measure (in thousands):



For the Year Ended December 31,



For the Three Months Ended
December 31,




2021



2020



2021



2020


Net income (loss)


$

23,106



$

44,150



$

38,831



$

(4,212)


Adjustments to reconcile net income (loss) to NOI

















Advisory and administrative fees



7,631




7,670




1,925




1,893


Corporate general and administrative expenses



11,966




10,035




2,896




1,595


Casualty-related expenses/(recoveries)

(1)


(200)




790




72




64


Casualty losses (gains)



(2,595)




(5,886)




(216)




(1,954)


Pandemic expense

(2)


50




510




4




35


Property general and administrative expenses

(3)


2,232




1,644




571




143


Depreciation and amortization



86,878




82,411




24,543




19,932


Interest expense



44,623




44,753




11,793




11,049


Loss on extinguishment of debt and modification costs



912




1,470




584





Gain on sales of real estate



(46,214)




(69,151)




(46,214)





NOI


$

128,389



$

118,396



$

34,789



$

28,545


Less Non-Same Store

















Revenues



(19,157)




(14,101)




(6,430)




(2,748)


Operating expenses



6,971




6,678




2,328




1,237


Operating income



(871)




(1,687)







(287)


Same Store NOI


$

115,332



$

109,286



$

30,687



$

26,747



(1)

Adjustment to net income (loss) to exclude certain property operating expenses that are casualty-related expenses.

(2)

Represents additional cleaning, disinfecting and other costs incurred at the properties related to COVID-19 that are not reflective of the continuing operations of the properties.

(3)

Adjustment to net income (loss) to exclude certain property general and administrative expenses that are not reflective of the continuing operations of the properties or are incurred on our behalf at the property for expenses such as legal, professional, centralized leasing service and franchise tax fees.

The following table, which has not been adjusted for the effects of noncontrolling interests, reconciles our NOI and our 2019-2021 Same Store NOI for the years ended December 31, 2021, 2020 and 2019 to net income, the most directly comparable GAAP financial measure (in thousands):



For the Year Ended December 31,




2021



2020



2019


Net income


$

23,106



$

44,150



$

99,438


Adjustments to reconcile net income to NOI:













Advisory and administrative fees



7,631




7,670




7,500


Corporate general and administrative expenses



11,966




10,035




9,613


Casualty-related expenses/(recoveries)

(1)


(200)




790




(34)


Casualty losses (gains)



(2,595)




(5,886)




3,488


Pandemic expense

(2)


50




510





Property general and administrative expenses

(3)


2,232




1,644




1,939


Depreciation and amortization



86,878




82,411




69,086


Interest expense



44,623




44,753




37,385


Loss on extinguishment of debt and modification costs



912




1,470




2,869


Gain on sales of real estate



(46,214)




(69,151)




(127,684)


NOI


$

128,389



$

118,396



$

103,600


Less Non-Same Store













Revenues



(98,786)




(89,362)




(69,608)


Operating expenses



39,001




37,394




29,163


Operating income



(871)




(1,687)




(587)


Same Store NOI


$

67,733



$

64,741



$

62,568



(1)

Adjustment to net income to exclude certain property operating expenses that are casualty-related expenses/(recoveries).

(2)

Represents additional cleaning, disinfecting, PPE and other costs incurred at the properties related to COVID-19 that are not reflective of the continuing operations of the properties.

(3)

Adjustment to net income to exclude certain property general and administrative expenses that are not reflective of the continuing operations of the properties or are incurred on our behalf at the property for expenses such as legal, professional, centralized leasing service and franchise tax fees.

FFO, Core FFO and AFFO

The following table reconciles our calculations of FFO, Core FFO and AFFO to net income, the most directly comparable GAAP financial measure, for the years ended December 31, 2021, 2020 and 2019 and for the three months ended December 31, 2021 and 2020 (in thousands, except per share amounts):



For the Year Ended December 31,



For the Three Months Ended
December 31,




2021



2020



2019



2021



2020


Net income


$

23,106



$

44,150



$

99,438



$

38,831



$

(4,212)


Depreciation and amortization



86,878




82,411




69,086




24,543




19,932


Gain on sales of real estate



(46,214)




(69,151)




(127,684)




(46,214)





Adjustment for noncontrolling interests



(191)




(172)




(122)




(51)




(47)


FFO attributable to common stockholders



63,579




57,238




40,718




17,109




15,673























FFO per share - basic


$

2.53



$

2.32



$

1.69



$

0.68



$

0.63


FFO per share - diluted


$

2.47



$

2.27



$

1.66



$

0.66



$

0.62























Loss on extinguishment of debt and modification costs



912




1,470




2,869




584





Casualty-related expenses/(recoveries)



(200)




790




(34)




72




64


Casualty losses (gains)



(2,595)




(5,886)




3,488




(216)




(1,954)


Pandemic expense

(1)


50




510







4




35


Amortization of deferred financing costs - acquisition term notes



737




1,384




553




238




345


Adjustment for noncontrolling interests



4




6




(21)




(2)




5


Core FFO attributable to common stockholders



62,487




55,512




47,573




17,789




14,168























Core FFO per share - basic


$

2.48



$

2.25



$

1.97



$

0.70



$

0.57


Core FFO per share - diluted


$

2.43



$

2.20



$

1.93



$

0.69



$

0.56























Amortization of deferred financing costs - long term debt



1,460




1,453




1,530




379




351


Equity-based compensation expense



6,997




5,504




5,130




1,786




1,434


Adjustment for noncontrolling interests



(25)




(21)




(20)




(6)




(5)


AFFO attributable to common stockholders



70,919




62,448




54,213




19,948




15,948























AFFO per share - basic


$

2.82



$

2.53



$

2.25



$

0.79



$

0.64


AFFO per share - diluted


$

2.75



$

2.47



$

2.20



$

0.77



$

0.63























Weighted average common shares outstanding - basic



25,170




24,715




24,116




25,293




24,797


Weighted average common shares outstanding - diluted



25,760




25,234




24,593




25,882




25,350























Dividends declared per common share


$

1.404



$

1.279



$

1.138



$

0.380



$

0.341























FFO Coverage - diluted

(2)

1.76x



1.77x



1.46x



1.74x



1.81x


Core FFO Coverage - diluted

(2)

1.73x



1.72x



1.70x



1.81x



1.64x


AFFO Coverage - diluted

(2)

1.96x



1.94x



1.94x



2.03x



1.84x



(1)

Represents additional cleaning, disinfecting, PPE and other costs incurred at the properties related to COVID-19 that are not reflective of the continuing operations of the properties.

(2)

Indicates coverage ratio of FFO/Core FFO/AFFO per common share (diluted) over dividends declared per common share during the period.

Definitions and Reconciliations of Non-GAAP Measures

Definitions

This presentation contains non-GAAP financial measures. A "non-GAAP financial measure" is defined as a numerical measure of a company's financial performance that excludes or includes amounts so as to be different than the most directly comparable measure calculated and presented in accordance with GAAP in the statements of income, balance sheets or statements of cash flows of the Company. The non-GAAP financial measures used within this presentation are net operating income ("NOI"), funds from operations attributable to common stockholders ("FFO"), FFO per diluted share, Core FFO, Core FFO per diluted share, adjusted FFO ("AFFO"), AFFO per diluted share and net debt.

NOI is used by investors and our management to evaluate and compare the performance of our properties to other comparable properties, to determine trends in earnings and to compute the fair value of our properties. NOI is calculated by adjusting net income (loss) to add back (1) interest expense (2) advisory and administrative fees, (3) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP, (4) corporate general and administrative expenses, (5) other gains and losses that are specific to us including loss on extinguishment of debt and modification costs, (6) casualty-related expenses/(recoveries) and casualty gains (losses), (7) pandemic expenses that are not reflective of continuing operations of the properties and (8) property general and administrative expenses that are not reflective of the continuing operations of the properties or are incurred on behalf of the Company at the property for expenses such as legal, professional, centralized leasing service and franchise tax fees. We define "Same Store NOI" as NOI for our properties that are comparable between periods. We view Same Store NOI as an important measure of the operating performance of our properties because it allows us to compare operating results of properties owned for the entirety of the current and comparable periods and therefore eliminates variations caused by acquisitions or dispositions during the periods.

FFO is defined by the National Association of Real Estate Investment Trusts ("NAREIT"), as net income (loss) computed in accordance with GAAP, excluding gains or losses from real estate dispositions, plus real estate depreciation and amortization. We compute FFO in accordance with NAREIT's definition. Our presentation differs slightly in that we begin with net income (loss) before adjusting for amounts attributable to redeemable noncontrolling interests in the OP and we show the combined amounts attributable to such noncontrolling interests as an adjustment to arrive at FFO attributable to common stockholders.

Core FFO makes certain adjustments to FFO, which are either not likely to occur on a regular basis or are otherwise not representative of the ongoing operating performance of our Portfolio. Core FFO adjusts FFO to remove items such as losses on extinguishment of debt and modification costs (includes prepayment penalties and defeasance costs incurred on the early payment of debt, the write-off of unamortized deferred financing costs and fair market value adjustments of assumed debt related to the retirement of debt, costs incurred in connection with a debt modification that are not capitalized as deferred financing costs and other costs incurred in a debt extinguishment that are expensed), casualty-related expenses/and recoveries and gains (losses), pandemic expenses, the amortization of deferred financing costs incurred in connection with obtaining short-term debt financing, and the noncontrolling interests (as described above) related to these items.

AFFO makes certain adjustments to Core FFO. There is no industry standard definition of AFFO and practice is divergent across the industry. AFFO adjusts Core FFO to remove items such as equity-based compensation expense and the amortization of deferred financing costs incurred in connection with obtaining long-term debt financing, and the noncontrolling interests related to these items.

Net debt is calculated by subtracting cash and cash equivalents and restricted cash held for value-add upgrades and green improvements from total debt outstanding.

We believe that the use of NOI, FFO, Core FFO, AFFO and net debt, combined with the required GAAP presentations, improves the understanding of operating results and debt levels of real estate investment trusts ("REITs") among investors and makes comparisons of operating results and debt levels among such companies more meaningful. While NOI, FFO, Core FFO, AFFO and net debt are relevant and widely used measures of operating performance and debt levels of REITs, they do not represent cash flows from operations, net income (loss) or total debt as defined by GAAP and should not be considered an alternative to those measures in evaluating our liquidity, operating performance and debt levels. NOI, FFO, Core FFO and AFFO do not purport to be indicative of cash available to fund our future cash requirements. We present net debt because we believe it provides our investors a better understanding of our leverage ratio. Net debt should not be considered an alternative to total debt, as we may not always be able to use our available cash to repay debt. Our computation of NOI, FFO, Core FFO, AFFO and net debt may not be comparable to NOI, FFO, Core FFO, AFFO and net debt reported by other REITs. For a more complete discussion of NOI, FFO, Core FFO and AFFO, see our most recent Annual Report on Form 10-K and our other filings with the SEC.

Reconciliations

Reconciliation of Debt to Net Debt

(dollar amounts in thousands)


FY 2021



FY 2020



FY 2019


Total mortgage debt


$

1,281,146



$

1,168,078



$

1,193,528


Credit facilities



280,000