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One Liberty Properties, Inc. (OLP)

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Previous Close17.72
Open17.83
Bid0.00 x 1000
Ask0.00 x 3000
Day's Range17.50 - 17.94
52 Week Range9.71 - 29.00
Volume94,356
Avg. Volume74,131
Market Cap365.928M
Beta (5Y Monthly)1.34
PE Ratio (TTM)12.61
EPS (TTM)N/A
Earnings DateN/A
Forward Dividend & Yield1.80 (10.12%)
Ex-Dividend DateSep 18, 2020
1y Target EstN/A
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  • One Liberty Properties Reports Third Quarter 2020 Results
    GlobeNewswire

    One Liberty Properties Reports Third Quarter 2020 Results

    GREAT NECK, N.Y., Nov. 04, 2020 (GLOBE NEWSWIRE) -- One Liberty Properties, Inc. (NYSE: OLP), a real estate investment trust focused on net leased properties, today announced operating results for the quarter ended September 30, 2020. Patrick J. Callan, Jr., President and Chief Executive Officer of One Liberty commented, “We continue to work effectively with our tenants to find the best solutions for both our properties and for them as we navigate through these uncertain times. We understand that these efforts will continue to impact our results and that this impact will persist into 2021. However, as we have proven through other challenging economic cycles, One Liberty should emerge well-positioned to continue to capture long-term value and cash flow in the future.”Operating Results: Rental income grew 3.4% to $21.1 million in the third quarter of 2020, from $20.4 million in the third quarter of 2019. Contributing to the increase was the net impact of acquisitions and dispositions.Total operating expenses in the third quarter of 2020 were $13.1 million compared to $12.5 million for the third quarter of 2019.   Contributing to the net increase were a non-cash impairment charge related to a casualty loss from Hurricane Laura at a multi-tenant building in Louisiana and an increase in compensation expense.Net income attributable to One Liberty in the third quarter of 2020 was $13.7 million, or $0.67 per diluted share, compared to $5.1 million, or $0.25 per diluted share, in the third quarter of 2019.   Net income for the 2020 quarter benefitted from a $10.3 million, or $0.50 per diluted share, gain on the sale of a property. Net income for the 2019 quarter includes a $2.5 million, or $0.13 per diluted share, gain on the sale of a property.Funds from Operations, or FFO1, was $9.7 million, or $0.47 per diluted share, for the third quarter of 2020, compared to $8.3 million, or $0.41 per diluted share, in the third quarter of 2019. FFO in the 2020 quarter benefitted from, among other things, the increase in rental income, the insurance recovery from the casualty loss in Louisiana and the exclusion of the impairment charge related to such loss, and decreases in interest and real estate operating expenses, offset by an increase in general and administrative expense.Adjusted Funds from Operations, or AFFO, was $10.0 million, or $0.49 per diluted share, for the quarter ended September 30, 2020, compared to $9.4 million, or $0.47 per diluted share, for the corresponding quarter in the prior year.   AFFO in the 2020 quarter benefitted from, among other things, the decreases in interest expense, real estate operating expense, and the increase in rental income. AFFO excludes the impact of the impairment charge related to the casualty loss and the related insurance recovery.______________________________1 A description and reconciliation of non-GAAP financial measures (i.e., FFO and AFFO) to GAAP financial measures is presented later in this release.FFO and AFFO on a diluted per share basis were negatively impacted due to the 470,000 increase in the weighted average shares outstanding as a result of issuances of stock in lieu of a portion of the cash dividend and the equity incentive and dividend reinvestment programs.Balance Sheet: At September 30, 2020, the Company had $14.2 million of cash and cash equivalents, total assets of $786.7 million, total debt of $449.8 million, and total stockholders’ equity of $292.3 million.At November 2, 2020, One Liberty’s available liquidity was approximately $72.2 million, including approximately $8.6 million of cash and cash equivalents (including the credit facility’s required $3.0 million average deposit maintenance balance) and $63.6 million available under its credit facility.Dispositions:As previously disclosed, in early July, One Liberty sold a 35,300 square foot building in Tennessee for a gain of $10.3 million. The $18.0 million of gross proceeds were used to pay down $8.7 million of debt on its credit facility, to repay an $8.5 million mortgage on the property and to pay an $833,000 expense, of which $775,000 was recognized in the quarter ended June 30, 2020, associated with the termination of the related interest rate swap.COVID-19 Operational Update:The following summarizes certain impacts of the pandemic on the Company’s operations and, except as otherwise indicated, reflects agreements in effect as of November 2, 2020: * during the third quarter, the Company collected $17.3 million of the base rent due for such quarter (including $121,000 deferred from the quarter ended June 30, 2020) – this represents 95.5% of the rents due in the quarter before giving effect to rent deferrals and abatements and 98.5% of the base rent due in the quarter after giving effect to deferrals and abatements; * during the third quarter, the Company deferred approximately $250,000, or 1.4%, of the base rent otherwise payable; * during October, the first month of its fourth quarter, the Company collected $5.8 million of the base rent due for such month (including $72,000 which had been deferred during the six months ended September 30, 2020) – this represents 95.1% of the base rent due in October, before giving effect to rent deferrals and abatements, and 95.8% of the base rent due in October after giving effect to deferrals and abatements; * for the three months ending December 31, 2020, the Company agreed to defer $48,000 in rent; * the deferral agreements with tenants call for the repayment of approximately $430,000, $2.9 million and $193,000 of deferred rent to the Company in 2020, 2021 and 2022, respectively; and * as of November 2, 2020, the Company’s occupancy rate was 96.9%. Non-GAAP Financial Measures:One Liberty computes FFO in accordance with the “White Paper on Funds from Operations” issued by the National Association of Real Estate Investment Trusts (“NAREIT”) and NAREIT’s related guidance. FFO is defined in the White Paper as net income (calculated in accordance with generally accepted accounting principles), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities where the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect FFO on the same basis.One Liberty computes AFFO by adjusting from FFO for straight-line rent accruals and amortization of lease intangibles, deducting lease termination fees and adding back amortization of restricted stock compensation, amortization of costs in connection with its financing activities (including its share of its unconsolidated joint ventures), income on insurance recoveries from casualties and debt prepayment costs. Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO may vary from one REIT to another.One Liberty believes that FFO and AFFO are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present FFO and AFFO when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assumes that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, management believes that FFO and AFFO provide a performance measure that when compared year over year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income. Management also considers FFO and AFFO to be useful in evaluating potential property acquisitions.FFO and AFFO do not represent net income or cash flows from operating, investing or financing activities as defined by GAAP. FFO and AFFO should not be an alternative to net income as a reliable measure of our operating performance nor as an alternative to cash flows as measures of liquidity. FFO and AFFO do not measure whether cash flow is sufficient to fund all of the Company’s cash needs.Forward Looking Statement:Certain information contained in this press release, together with other statements and information publicly disseminated by One Liberty Properties, Inc. is forward looking within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities and Exchange Act of 1934, as amended. We intend such forward looking statements to be covered by the safe harbor provision for forward looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for the purpose of complying with these safe harbor provisions. You should not rely on forward looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond our control and which could materially affect actual results, performance or achievements.   Information regarding risks, uncertainties and factors that could cause actual outcomes or other events to differ materially from any such forward looking statements appear under “Risk Factors” or “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in the Company's Annual Report on Form 10-K for the year ended December 31, 2019 (the “Annual Report”), and the Company’s Quarterly Reports on Form 10-Q or the Company’s Current Reports on Form 8-K filed with the Securities and Exchange Commission (the “SEC”) filed after the filing of the Annual Report. Currently, one of the most significant uncertainties the Company is facing is the potential adverse effect of the current pandemic of the novel coronavirus, or COVID-19, on the Company’s and its tenants’ financial condition, results of operations, cash flows and performance, the real estate market and the global economy and financial markets. The extent to which COVID-19 impacts the Company and its tenants will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact and the direct and indirect economic effects of the pandemic and containment measures, among others. Moreover, investors are cautioned to interpret many of the risks identified in the risk factors discussed in the Annual Report and the Company’s other filings with the SEC, as being heightened as a result of the ongoing and numerous adverse impacts of the pandemic.About One Liberty Properties: One Liberty is a self-administered and self-managed real estate investment trust incorporated in Maryland in 1982. The Company acquires, owns and manages a geographically diversified portfolio consisting primarily of industrial, retail, restaurant, health and fitness and theater properties. Many of these properties are subject to long term net leases under which the tenant is typically responsible for the property’s real estate taxes, insurance and ordinary maintenance and repairs.Contact: One Liberty Properties Investor Relations Phone: (516) 466-3100 www.1liberty.com     ONE LIBERTY PROPERTIES, INC. CONDENSED BALANCE SHEETS (Amounts in Thousands)  (Unaudited)    September 30, December 31,  2020 2019      ASSETS    Real estate investments, net$702,201  $700,535  Investment in unconsolidated joint ventures 10,982   11,061  Cash and cash equivalents 14,193   11,034  Unbilled rent receivable 16,518   15,037  Unamortized intangible lease assets, net 26,082   26,068  Other assets 16,754   10,894  Total assets$786,730  $774,629       LIABILITIES AND EQUITY    Liabilities:    Mortgages payable, net of $4,007 and $4,438 of deferred financing costs, respectively$433,088  $435,840  Line of credit-outstanding, net of $478 and $619 of deferred financing costs, respectively 16,672   10,831  Unamortized intangible lease liabilities, net 11,943   12,421  Other liabilities 31,509   23,553  Total liabilities 493,212   482,645       Total One Liberty Properties, Inc. stockholders' equity 292,304   290,763  Non-controlling interests in consolidated joint ventures 1,214   1,221  Total equity 293,518   291,984  Total liabilities and equity$786,730  $774,629             ONE LIBERTY PROPERTIES, INC. (NYSE: OLP) (Amounts in Thousands, Except Per Share Data) (Unaudited)           Three Months Ended  Nine Months Ended  September 30,  September 30,  2020  2019  2020  2019 Revenues:        Rental income, net$21,071  $20,414  $63,171  $62,288           Operating expenses:        Depreciation and amortization 5,723   5,566   17,201   16,353  General and administrative 3,456   3,143   10,244   9,319  Real estate expenses 3,451   3,692   10,098   10,544  State taxes 75   68   227   255  Impairment due to casualty loss 430   -   430   -  Total operating expenses 13,135   12,469   38,200   36,471           Other operating income        Gain on sale of real estate, net 10,316   2,544   14,568   3,643  Operating income 18,252   10,489   39,539   29,460           Other income and expenses:        Equity in earnings (loss) of unconsolidated joint ventures 132   50   186   (32) Equity in earning from sale of unconsolidated joint venture property -   -   121   -  Prepayment costs on debt (58)  (161)  (1,123)  (201) Other income 453   8   462   18  Interest:        Expense (4,752)  (5,037)  (14,583)  (14,840) Amortization and write-off of deferred financing costs (301)  (252)  (760)  (739)          Net income 13,726   5,097   23,842   13,666  Net (income) loss attributable to non-controlling interests (1)  21   (7)  (465)          Net income attributable to One Liberty Properties, Inc.$13,725  $5,118  $23,835  $13,201                    Net income per share attributable to common stockholders-diluted$0.67  $0.25  $1.17  $0.64                    Funds from operations - Note 1$9,680  $8,250  $27,135  $26,669  Funds from operations per common share-diluted - Note 2$0.47  $0.41  $1.34  $1.35           Adjusted funds from operations - Note 1$10,026  $9,361  $29,676  $28,878  Adjusted funds from operations per common share-diluted - Note 2$0.49  $0.47  $1.46  $1.46           Weighted average number of common shares outstanding:        Basic 19,640   19,191   19,483   19,037  Diluted 19,686   19,239   19,511   19,076                             ONE LIBERTY PROPERTIES, INC. (NYSE: OLP) (Amounts in Thousands, Except Per Share Data) (Unaudited)           Three Months Ended  Nine Months Ended  September 30,  September 30, Note 1:2020  2019  2020  2019 NAREIT funds from operations is summarized in the following table:        GAAP net income attributable to One Liberty Properties, Inc.$13,725  $5,118  $23,835  $13,201  Add: depreciation and amortization of properties 5,623   5,457   16,895   16,033  Add: our share of depreciation and amortization of unconsolidated joint ventures 135   130   409   396  Add: impairment due to casualty loss 430   -   430   -  Add: amortization of deferred leasing costs 100   109   306   320  Add: our share of amortization of deferred leasing costs of unconsolidated joint ventures 5   3   14   14  Deduct: gain on sale of real estate (10,316)  (2,544)  (14,568)  (3,643) Deduct: equity in earnings from sale of unconsolidated joint venture property -   -   (121)  -  Adjustments for non-controlling interests (22)  (23)  (65)  348           NAREIT funds from operations applicable to common stock  9,680   8,250   27,135   26,669           Deduct: straight-line rent accruals and amortization of lease intangibles (685)  (192)  (2,226)  (1,498) Deduct: our share of straight-line rent accruals and amortization        of lease intangibles of unconsolidated joint ventures (40)  (19)  (143)  (56) Add: amortization of restricted stock compensation 1,136   942   3,441   2,834  Add: prepayment costs on debt 58   161   1,123   201  Deduct: income on insurance recoveries from casualty loss (430)  -   (430)  -  Add: amortization and write-off of deferred financing costs 301   252   760   739  Add: our share of amortization and write-off of deferred financing costs        of unconsolidated joint ventures 4   4   13   13  Adjustments for non-controlling interests 2   (37)  3   (24)          Adjusted funds from operations applicable to common stock $10,026  $9,361  $29,676  $28,878           Note 2:        NAREIT funds from operations is summarized in the following table:        GAAP net income attributable to One Liberty Properties, Inc.$0.67  $0.25  $1.17  $0.64  Add: depreciation and amortization of properties 0.27   0.27   0.84   0.83  Add: our share of depreciation and amortization of unconsolidated joint ventures 0.01   0.01   0.02   0.02  Add: impairment due to casualty loss 0.02   -   0.02   -  Add: amortization of deferred leasing costs -   0.01   0.02   0.02  Add: our share of amortization of deferred leasing costs of unconsolidated joint ventures -   -   -   -  Deduct: gain on sale of real estate (0.50)  (0.13)  (0.72)  (0.18) Deduct: equity in earnings from sale of unconsolidated joint venture property -   -   (0.01)  -  Adjustments for non-controlling interests -   -   -   0.02           NAREIT funds from operations per share of common stock-diluted (a) 0.47   0.41   1.34   1.35           Deduct: straight-line rent accruals and amortization of lease intangibles (0.03)  (0.01)  (0.12)  (0.08) Deduct: our share of straight-line rent accruals and amortization        of lease intangibles of unconsolidated joint ventures -   -   (0.01)  -  Add: amortization of restricted stock compensation 0.06   0.05   0.17   0.14  Add: prepayment costs on debt -   0.01   0.06   0.01  Deduct: income on insurance recoveries from casualty loss (0.02)  -   (0.02)  -  Add: amortization and write-off of deferred financing costs 0.01   0.01   0.04   0.04  Add: our share of amortization and write-off of deferred financing costs -   -   -   -  of unconsolidated joint ventures        Adjustments for non-controlling interests -   -   -   -           Adjusted funds from operations per share of common stock-diluted (a)$0.49  $0.47  $1.46  $1.46           (a) The weighted average number of diluted common shares used to compute FFO and AFFO applicable to common stock includes unvested restricted shares that are excluded from the computation of diluted EPS.

  • GlobeNewswire

    One Liberty Properties, Inc. Announces Dividend

    GREAT NECK, N.Y., Sept. 09, 2020 (GLOBE NEWSWIRE) -- One Liberty Properties, Inc. (NYSE: OLP) today announced that its Board of Directors declared a quarterly dividend for the Company’s common stock of $0.45 per share.  Consistent with the Company’s efforts to assist its tenants through these difficult times where appropriate, and its plan to conserve liquidity and strengthen its cash position until there is better visibility on the long-term trajectory of the economic recovery, the Board determined that the dividend will be paid in a combination of cash and common stock of the Company.  The dividend is payable on October 29, 2020 to stockholders of record as of September 21, 2020.   The dividend will be paid in a combination of cash and common stock with a maximum of the total cash and common stock to be distributed equal to 75% and 25% of the total dividend payment, respectively.  Stockholders may elect to receive payment of the dividend all in cash or all in common stock, although of the total dividend payment to be made by the Company to all of its stockholders, 75% will be paid in cash and 25% will be paid in common stock.  Therefore, a stockholder who elects cash or stock may receive a combination of both. Because a portion of the dividend may be paid in stock, the Company will also continue to temporarily suspend the dividend reinvestment feature of its dividend reinvestment plan.  Common stock included in the dividend will be valued at the volume weighted average trading price on the New York Stock Exchange for the five trading days ending October 26, 2020.  Cash will be paid in lieu of the issuance of fractional shares of common stock.An information letter and election form will be mailed to stockholders of record promptly after September 21, 2020.  The properly completed election form to receive cash or common stock must be received by the Company’s transfer agent prior to 5:00 p.m. (ET) on October 19, 2020.  If your shares are held through a bank, broker or nominee, and you have questions regarding the dividend, please contact such bank, broker or nominee.  Registered stockholders with questions regarding the dividend may call the Company’s transfer agent, American Stock Transfer and Trust Company at (718) 921-8124 or toll free at (800) 937-5449.Contact: One Liberty Properties Investor Relations Phone: (516) 466-3100 www.onelibertyproperties.com

  • GlobeNewswire

    One Liberty Properties Reports Second Quarter 2020 Results

    GREAT NECK, N.Y., Aug. 06, 2020 (GLOBE NEWSWIRE) -- One Liberty Properties, Inc. (NYSE: OLP), a real estate investment trust focused on net leased properties, today announced operating results for the quarter ended June 30, 2020.“As we navigate these unprecedented times, we continue to work diligently to mitigate the impact of COVID-19 on our portfolio.  We believe our strategy of working with our tenants requiring help, combined with our general collection efforts, will ensure the best possible outcome both for them and our assets,” commented Patrick J. Callan, Jr., President and Chief Executive Officer of One Liberty.  “While this may impact our near-term performance, we believe it will maximize long-term value and cash flow.” Mr. Callan continued, “With the great majority of our tenants now open for business, we anticipate making additional progress on rent collections and improving long-term occupancy, thereby producing value for our stockholders.  We also further improved our liquidity profile by opportunistically selling a retail asset on July 1 for a gain of $10.3 million, which allowed us to reduce our outstanding debt.”Operating Results: Rental income grew 1.0% to $20.9 million in the second quarter of 2020, from $20.7 million in the second quarter of 2019.Total operating expenses in the second quarter of 2020 increased 4.1% to $12.6 million from $12.1 million for the second quarter of 2019,  reflecting increases in non-cash compensation expense related to equity incentive awards and depreciation expense due to the net impact of acquisitions and dispositions in 2020 and 2019.Net income attributable to One Liberty in the second quarter of 2020 was $2.3 million, or $0.10 per diluted share, compared to $4.1 million, or $0.20 per diluted share, in the second quarter of 2019.  Net income for the 2019 quarter includes a $1.1 million, or $0.06 per diluted share, gain on sale of real estate.  The current quarter includes a $775,000 expense, or $0.04 per diluted share, from the termination of an interest rate swap in connection with the July 1 sale of the retail asset mentioned above.Funds from Operations, or FFO, was $8.2 million, or $0.41 per diluted share, for the second quarter of 2020, compared to $9.0 million, or $0.45 per diluted share, in the second quarter of 2019.  Contributing to the decrease in FFO and FFO per diluted per share were the swap termination fee and the non-cash expense related to equity incentive awards.  In addition, FFO on a diluted per share basis was negatively impacted due to the 390,000 increase in the weighted average shares outstanding.Adjusted Funds from Operations, or AFFO, was $9.5 million, or $0.47 per diluted share, for the quarter ended June 30, 2020, compared to $9.5 million, or $0.48 per diluted share, for the corresponding quarter in the prior year.Balance Sheet: At June 30, 2020, the Company had $18.6 million of cash and cash equivalents, total assets of $799.6 million, total debt of $474.8 million, and total stockholders’ equity of $281.7 million.  As previously disclosed, the Company’s banks agreed to an increase in its ability to borrow funds from its credit facility for working capital needs.At August 3, 2020, One Liberty’s available liquidity was approximately $74.6 million, including approximately $10.0 million of cash and cash equivalents (including the credit facility’s required $3.0 million average deposit maintenance balance) and $64.6 million available under its credit facility.Subsequent Event:As previously reported, in early July, One Liberty closed on an $18.0 million sale of a 35,300 square foot building in Tennessee.  The proceeds were used to pay down $8.7 million of debt on its credit facility, to repay an $8.5 million mortgage on the property and to pay an $829,000 expense associated with the termination of the related interest rate swap.COVID-19 Operational UpdateThe following summarizes certain impacts of the pandemic on the Company’s operations and reflects agreements in effect as of August 5, 2020: * during the second quarter, the Company collected $14.0 million of rents due during the quarter - this represents 77.1% and 97.2%, respectively, of the rents due during such period, before and after giving effect to rent deferrals and abatements; * during the second quarter, the Company deferred approximately $3.1 million, or 17.3%, of the base rent otherwise payable; * for July, the first month in our third quarter, the Company collected $5.6 million of the base rent payable; this represents 92.7 % and 96.6%, respectively, of the rents due in July, before and after giving effect to rent deferrals and abatements; * for the six months ending December 31, 2020, the Company agreed to defer $157,000 in rent; * the deferral agreements with tenants call for the repayment of approximately $423,000, $2.7 million and $145,000 of deferred rent to the Company in 2020, 2021 and 2022, respectively; * the Company amended several leases to extend the lease-term while reducing the rent payable in 2020 on such leases – overall, the straight-line impact of lease extensions the Company negotiated partially offset the rent abatements.  As a result, the net reduction in rental income after giving effect to the abatements and lease extensions: \- for the three months ended June 30, 2020, were approximately $406,000; and \- for the six months ending December 31, 2020 are expected to be approximately $23,000. * As of August 3, 2020, the Company’s occupancy rate was 96.9%.Non-GAAP Financial Measures:One Liberty computes FFO in accordance with the “White Paper on Funds from Operations” issued by the National Association of Real Estate Investment Trusts (“NAREIT”) and NAREIT’s related guidance. FFO is defined in the White Paper as net income (calculated in accordance with generally accepted accounting principles), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities where the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.  Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect FFO on the same basis.One Liberty computes AFFO by adjusting from FFO for straight-line rent accruals and amortization of lease intangibles, deducting lease termination fees and adding back amortization of restricted stock compensation, amortization of costs in connection with its financing activities (including its share of its unconsolidated joint ventures) and debt prepayment costs.  Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO may vary from one REIT to another.One Liberty believes that FFO and AFFO are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present FFO and AFFO when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assumes that the value of real estate assets diminish predictability over time.  In fact, real estate values have historically risen and fallen with market conditions.  As a result, management believes that FFO and AFFO provide a performance measure that when compared year over year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income.  Management also considers FFO and AFFO to be useful in evaluating potential property acquisitions.FFO and AFFO do not represent net income or cash flows from operating, investing or financing activities as defined by GAAP.  FFO and AFFO should not be an alternative to net income as a reliable measure of our operating performance nor as an alternative to cash flows as measures of liquidity.  FFO and AFFO do not measure whether cash flow is sufficient to fund all of the Company’s cash needs.Forward Looking Statement:Certain information contained in this press release, together with other statements and information publicly disseminated by One Liberty Properties, Inc. is forward looking within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities and Exchange Act of 1934, as amended. We intend such forward looking statements to be covered by the safe harbor provision for forward looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for the purpose of complying with these safe harbor provisions. You should not rely on forward looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond our control and which could materially affect actual results, performance or achievements.  Information regarding risks, uncertainties and factors that could cause actual outcomes or other events to differ materially from any such forward looking statements appear under “Risk Factors” or “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in the Company's Annual Report on Form 10-K for the year ended December 31, 2019 (the “Annual Report”), and the Company’s Quarterly Reports on Form 10-Q or the Company’s Current Reports on Form 8-K filed with the Securities and Exchange Commission (the “SEC”) filed after the filing of the Annual Report.  Currently, one of the most significant uncertainties the Company is facing is the potential adverse effect of the current pandemic of the novel coronavirus, or COVID-19, on the Company’s and its tenants’ financial condition, results of operations, cash flows and performance, the real estate market and the global economy and financial markets.  The extent to which COVID-19 impacts the Company and its tenants will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact and the direct and indirect economic effects of the pandemic and containment measures, among others.  Moreover, investors are cautioned to interpret many of the risks identified in the risk factors discussed in the Annual Report and the Company’s other filings with the SEC, as being heightened as a result of the ongoing and numerous adverse impacts of the pandemic.About One Liberty Properties: One Liberty is a self-administered and self-managed real estate investment trust incorporated in Maryland in 1982.  The Company acquires, owns and manages a geographically diversified portfolio consisting primarily of industrial, retail, restaurant, health and fitness and theater properties. Many of these properties are subject to long term net leases under which the tenant is typically responsible for the property’s real estate taxes, insurance and ordinary maintenance and repairs.Contact: One Liberty Properties Investor Relations Phone: (516) 466-3100 www.1liberty.comONE LIBERTY PROPERTIES, INC.    CONDENSED BALANCE SHEETS    (Amounts in Thousands)     (Unaudited)    June 30, December 31,  2020 2019      ASSETS    Real estate investments, net$706,720 $700,535 Property held-for-sale 7,661  - Investment in unconsolidated joint ventures 10,849  11,061 Cash and cash equivalents 18,571  11,034 Unbilled rent receivable 15,981  15,037 Unamortized intangible lease assets, net 27,398  26,068 Other assets 12,410  10,894 Total assets$799,590 $774,629      LIABILITIES AND EQUITY    Liabilities:    Mortgages payable, net of $4,255 and $4,438 of deferred financing costs, respectively$444,437 $435,840 Line of credit-outstanding, net of $516 and $619 of deferred financing costs, respectively 30,334  10,831 Unamortized intangible lease liabilities, net 12,289  12,421 Other liabilities 29,606  23,553 Total liabilities 516,666  482,645      Total One Liberty Properties, Inc. stockholders' equity 281,718  290,763 Non-controlling interests in consolidated joint ventures 1,206  1,221 Total equity 282,924  291,984 Total liabilities and equity$799,590 $774,629      ONE LIBERTY PROPERTIES, INC. (NYSE:  OLP)         (Amounts in Thousands, Except Per Share Data)         (Unaudited)                   Three Months Ended  Six Months Ended  June 30,   June 30,     2020   2019   2020   2019  Revenues:        Rental income, net$20,861  $20,719  $42,100  $41,874           Operating expenses:        Depreciation and amortization 5,804   5,440   11,478   10,787  General and administrative 3,454   3,005   6,788   6,176  Real estate expenses 3,305   3,511   6,647   6,852  State taxes 70   108   152   187  Total operating expenses 12,633   12,064   25,065   24,002           Other operating income        Gain on sale of real estate, net -   1,099   4,252   1,099  Operating income 8,228   9,754   21,287   18,971           Other income and expenses:        Equity in (loss) earnings of unconsolidated joint ventures (10)  34   54   (82) Equity in earning from sale of unconsolidated joint venture property -   -   121   -  Prepayment costs on debt (775)  (41)  (1,065)  (41) Other income 5   6   9   10  Interest:        Expense (4,947)  (4,940)  (9,831)  (9,802) Amortization and write-off of deferred financing costs (216)  (255)  (459)  (487)          Net income 2,285   4,558   10,116   8,569  Net income attributable to non-controlling interests (1)  (446)  (6)  (486)          Net income attributable to One Liberty Properties, Inc.$2,284  $4,112  $10,110  $8,083                    Net income per share attributable to common stockholders-diluted$0.10  $0.20  $0.49  $0.39                    Funds from operations - Note 1$8,206  $8,984  $17,455  $18,419  Funds from operations per common share-diluted - Note 2$0.41  $0.45  $0.87  $0.93           Adjusted funds from operations - Note 1$9,469  $9,466  $19,649  $19,477  Adjusted funds from operations per common share-diluted - Note 2$0.47  $0.48  $0.97  $0.98           Weighted average number of common shares outstanding:        Basic 19,445   19,023   19,403   18,959  Diluted 19,505   19,129   19,433   19,060           ONE LIBERTY PROPERTIES, INC.  (NYSE:  OLP) (Amounts in Thousands, Except Per Share Data) (Unaudited)               Three Months Ended Six Months Ended    June 30, June 30, Note 1:  2020   2019   2020   2019  NAREIT funds from operations is summarized in the following table:         GAAP net income attributable to One Liberty Properties, Inc. $2,284  $4,112  $10,110  $8,083  Add: depreciation and amortization of properties  5,699   5,331   11,272   10,576  Add: our share of depreciation and amortization of unconsolidated joint ventures  136   131   275   266  Add: amortization of deferred leasing costs  105   109   206   211  Add: our share of amortization of deferred leasing costs of unconsolidated joint ventures  5   3   9   11  Deduct: gain on sale of real estate  -   (1,099)  (4,252)  (1,099) Deduct: equity in earnings from sale of unconsolidated joint venture property -   -   (121)  -  Adjustments for non-controlling interests  (23)  397   (44)  371             NAREIT funds from operations applicable to common stock    8,206   8,984   17,455   18,419             Deduct: straight-line rent accruals and amortization of lease intangibles  (971)  (696)  (1,541)  (1,308) Deduct: our share of straight-line rent accruals and amortization of lease intangibles of unconsolidated joint ventures  (90)  (25)  (103)  (35) Add: amortization of restricted stock compensation  1,329   938   2,305   1,892  Add: prepayment costs on debt  775   -   1,065   -  Add: amortization and write-off of deferred financing costs  216   255   459   487  Add: our share of amortization and write-off of deferred financing costs of unconsolidated joint ventures  4   4   8   8  Adjustments for non-controlling interests  -   6   1   14             Adjusted funds from operations applicable to common stock   $9,469  $9,466  $19,649  $19,477             Note 2:         NAREIT funds from operations is summarized in the following table:         GAAP net income attributable to One Liberty Properties, Inc. $0.10  $0.20  $0.49  $0.39  Add: depreciation and amortization of properties  0.29   0.27   0.58   0.56  Add: our share of depreciation and amortization of unconsolidated joint ventures  0.01   0.01   0.01   0.01  Add: amortization of deferred leasing costs  0.01   0.01   0.01   0.01  Add: our share of amortization of deferred leasing costs of unconsolidated joint ventures  -   -   -   -  Deduct: gain on sale of real estate  -   (0.06)  (0.21)  (0.06) Deduct: equity in earnings from sale of unconsolidated joint venture property -   -   (0.01)  -  Adjustments for non-controlling interests  -   0.02   -   0.02             NAREIT funds from operations per share of  common stock-diluted (a) 0.41   0.45   0.87   0.93             Deduct: straight-line rent accruals and amortization of lease intangibles  (0.06)  (0.03)  (0.07)  (0.07) Deduct: our share of straight-line rent accruals and amortization of lease intangibles of unconsolidated joint ventures  -   -   (0.01)  -  Add: amortization of restricted stock compensation  0.07   0.05   0.11   0.10  Add: prepayment costs on debt  0.04   -   0.05   -  Add: amortization and write-off of deferred financing costs  0.01   0.01   0.02   0.02  Add: our share of amortization and write-off of deferred financing costs of unconsolidated joint ventures -   -   -   -  Adjustments for non-controlling interests  -   -   -   -             Adjusted funds from operations per share of common stock-diluted (a)$0.47  $0.48  $0.97  $0.98             (a) The weighted average number of diluted common shares used to compute FFO and AFFO applicable to common stock includes unvested restricted shares that are excluded from the computation of diluted EPS.