Sila Realty Trust Announces Second Quarter 2024 Results
Highlights for the quarter ended June 30, 2024:
- Listed on the New York Stock Exchange, or the NYSE, on June 13, 2024
-
Net income of
, or$4.6 million per diluted share$0.08 -
Cash net operating income*, or NOI, of
$39.9 million -
Adjusted funds from operations*, or AFFO, of
, or$30.8 million per diluted share$0.54 -
Declared regular monthly cash dividends per share of
, representing an aggregate$0.13 33 per share for the quarter$0.40 -
Acquired a
medical outpatient building in$10.8 million Reading, Pennsylvania
Subsequent Events
-
Acquired a
inpatient rehabilitation facility in$28.3 million Fort Smith, Arkansas -
Concluded a modified "Dutch Auction" tender offer, or the Tender Offer, purchasing approximately
in value of common stock$50.0 million
Management Commentary
“The second quarter marked a significant milestone in Sila’s history since our founding 10 years ago. On June 13th, we became a publicly traded REIT listed on the NYSE, beginning the next chapter in our journey in creating a best-in-class owner of net leased healthcare real estate. We believe the Company has been successful to this point as a result of our outstanding team of employees, as well as the support of our shareholders who endorsed our approach to skillful and thoughtful investing in one of the most resilient sectors of the
“Our portfolio, spanning approximately 5.3 million rentable square feet at the end of the second quarter, we believe, is healthy with a weighted average leased rate of
“Through the first half of the year, we acquired seven institutional quality healthcare properties for an aggregate purchase price of approximately
*Some of the financial measures throughout this press release are non-GAAP measures. Refer to the Non-GAAP Financial Measures Reconciliation tables at the end of this press release for additional information and reconciliations to the most directly comparable GAAP measure.
Financial Results
Second quarter results were impacted by certain events including the amended master lease with GenesisCare
Net Income
Our GAAP net income for the second quarter of 2024 was
Cash NOI*
Cash NOI was
Cash NOI was
Adjusted Funds from Operations (AFFO)*
AFFO was
AFFO for the first half of 2024 was
Real Estate Portfolio Highlights
Investment Activity
During the quarter ended June 30, 2024, the Company acquired one healthcare property in
Subsequent to the quarter ended June 30, 2024, the Company acquired one healthcare property in
Portfolio
As of June 30, 2024, Sila's well diversified real estate portfolio consisted of 137 properties comprising approximately 5.3 million rentable square feet. The weighted average remaining lease term was approximately 8.2 years with
Balance Sheet and Capital Markets Activities
Sila had a strong balance sheet and liquidity position totaling approximately
Total principal debt outstanding under the unsecured credit facility as of June 30, 2024, was
As previously reported, on June 13, 2024, Sila's common stock was listed and began trading on the NYSE under the ticker symbol "SILA." On April 8, 2024, in anticipation of the listing, the Company amended its charter to effect a one-for-four reverse stock split of each issued and outstanding share of each class of common stock, effective May 1, 2024, or the Reverse Stock Split. On April 5, 2024, the Company's board of directors, or the Board, approved the suspension of the Company’s Amended and Restated Share Repurchase Program, or SRP, and the termination of the SRP, effective upon listing. The Board also approved the termination of the distribution reinvestment plan, effective May 1, 2024. On June 13, 2024, in conjunction with the NYSE listing, the Company commenced the Tender Offer. As a result of the Tender Offer, the Company accepted for purchase approximately 2.2 million shares of its common stock (which represented approximately
Distributions
The Company's dividend payout to AFFO ratio was
Conference Call and Webcast
A conference call and audio webcast for investors and analysts will be held on Wednesday, August 7, 2024, at 11:00 a.m. Eastern Time to discuss our second quarter 2024 operating results and to answer questions. The live and archived webcast can be accessed on the "Events" page of the Company's website at investors.silarealtytrust.com or by direct link at events.q4inc.com/attendee/762636139. The archived webcast will be available for 12 months following the call.
About Sila Realty Trust, Inc.
Sila Realty Trust, Inc., headquartered in
Forward-Looking Statements
Certain statements contained herein, other than historical fact, may be considered “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, and are intended to be covered by the safe harbor provided by the same. These statements are based on management’s current expectations and beliefs and are subject to a number of trends and uncertainties. No forward-looking statement is intended to, nor shall it, serve as a guarantee of future performance. You can identify the forward-looking statements by the use of words such as “anticipate,” “believe,” “continue,” “could,” “estimate,” “expect,” “intend,” “may,” “outlook,” “plan,” “potential,” “predict,” “project,” “seek,” “should,” “will” and other similar terms and phrases, including statements about and references to assumptions and forecasts of future results, strategic acquisitions and growth opportunities, our runway for growth, our position to expand our presence, and future distributions. Forward-looking statements are subject to various risks and uncertainties and factors that could cause actual results to differ materially from the Company's expectations, and 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 the Company's control and could materially affect the Company's results of operations, financial condition, cash flows, performance or future achievements or events. Additional factors include those described under the section entitled Item 1A. "Risk Factors" of Part I of the Company's 2023 Annual Report on Form 10-K with the SEC, copies of which are available at www.sec.gov. The Company undertakes no obligation to publicly update or revise any forward-looking statement, whether as a result of new information, future events, or otherwise, except as required by law.
Supplemental Information
The Company routinely provides information for investors and the marketplace through press releases, SEC filings, public conference calls, and the Company's website at investors.silarealtytrust.com. The information that the Company posts to its website may be deemed material. Accordingly, the Company encourages investors and others interested in the Company to routinely monitor and review the information that the Company posts on its website, in addition to following the Company's press releases, public conference calls and SEC filings. A glossary of definitions (including those of certain non-GAAP financial measures) and other supplemental information may be found attached to the Current Report on Form 8-K filed on August 6, 2024.
Non-GAAP Financial Measures
This press release includes certain financial performance measures not defined by
These non-GAAP financial measures should not be considered as alternatives to net income attributable to common stockholders (determined in accordance with GAAP) as indicators of our financial performance, as alternatives to cash flows from operating activities (determined in accordance with GAAP), or as measures of our liquidity, nor are these measures necessarily indicative of sufficient cash flows to fund all of our needs.
Condensed Consolidated Balance Sheets (amounts in thousands, except share data)
|
(Unaudited) |
|
|
||||
|
June 30, 2024 |
|
December 31, 2023 |
||||
ASSETS |
|||||||
Real estate: |
|
|
|
||||
Land |
$ |
166,130 |
|
|
$ |
157,821 |
|
Buildings and improvements, less accumulated depreciation of |
|
1,556,570 |
|
|
|
1,470,831 |
|
Total real estate, net |
|
1,722,700 |
|
|
|
1,628,652 |
|
Cash and cash equivalents |
|
86,971 |
|
|
|
202,019 |
|
Intangible assets, less accumulated amortization of |
|
133,071 |
|
|
|
134,999 |
|
Goodwill |
|
17,700 |
|
|
|
17,700 |
|
Right-of-use assets |
|
36,027 |
|
|
|
36,384 |
|
Other assets |
|
85,128 |
|
|
|
79,825 |
|
Total assets |
$ |
2,081,597 |
|
|
$ |
2,099,579 |
|
LIABILITIES AND STOCKHOLDERS’ EQUITY |
|||||||
Liabilities: |
|
|
|
||||
Credit facility, net of deferred financing costs of |
$ |
521,301 |
|
|
$ |
523,153 |
|
Accounts payable and other liabilities |
|
38,742 |
|
|
|
30,381 |
|
Intangible liabilities, less accumulated amortization of |
|
7,699 |
|
|
|
10,452 |
|
Lease liabilities |
|
40,944 |
|
|
|
41,158 |
|
Total liabilities |
|
608,686 |
|
|
|
605,144 |
|
Stockholders’ equity: |
|
|
|
||||
Preferred stock, |
|
— |
|
|
|
— |
|
Common stock, |
|
572 |
|
|
|
570 |
|
Additional paid-in capital |
|
2,048,406 |
|
|
|
2,044,450 |
|
Distributions in excess of accumulated earnings |
|
(593,423 |
) |
|
|
(567,188 |
) |
Accumulated other comprehensive income |
|
17,356 |
|
|
|
16,603 |
|
Total stockholders’ equity |
|
1,472,911 |
|
|
|
1,494,435 |
|
Total liabilities and stockholders’ equity |
$ |
2,081,597 |
|
|
$ |
2,099,579 |
|
(1) Retroactively adjusted for the effects of the Reverse Stock Split effective May 1, 2024.
Condensed Consolidated (Unaudited) Quarterly Statements of Comprehensive Income (amounts in thousands, except share data and per share amounts)
|
Three Months Ended June 30, |
|
Six Months Ended June 30, |
||||||||||||
|
2024 |
|
2023 |
|
2024 |
|
2023 |
||||||||
Revenue: |
|
|
|
|
|
|
|
||||||||
Rental revenue |
$ |
43,554 |
|
|
$ |
44,965 |
|
$ |
94,193 |
|
$ |
94,609 |
|
||
Expenses: |
|
|
|
|
|
|
|
||||||||
Rental expenses |
|
5,849 |
|
|
|
4,873 |
|
|
11,403 |
|
|
9,723 |
|
||
Listing-related expenses |
|
2,924 |
|
|
|
— |
|
|
2,980 |
|
|
— |
|
||
General and administrative expenses |
|
5,347 |
|
|
|
5,547 |
|
|
13,521 |
|
|
11,650 |
|
||
Depreciation and amortization |
|
20,246 |
|
|
|
18,803 |
|
|
39,144 |
|
|
37,355 |
|
||
Impairment losses |
|
418 |
|
|
|
6,364 |
|
|
418 |
|
|
6,708 |
|
||
Total operating expenses |
|
34,784 |
|
|
|
35,587 |
|
|
67,466 |
|
|
65,436 |
|
||
Gain on real estate dispositions |
|
— |
|
|
|
— |
|
|
76 |
|
|
21 |
|
||
Interest and other income |
|
1,051 |
|
|
|
141 |
|
|
3,292 |
|
|
147 |
|
||
Interest expense |
|
5,193 |
|
|
|
5,664 |
|
|
10,487 |
|
|
11,286 |
|
||
Net income attributable to common stockholders |
$ |
4,628 |
|
|
$ |
3,855 |
|
$ |
19,608 |
|
$ |
18,055 |
|
||
Other comprehensive (loss) income - unrealized (loss) gain on interest rate swaps, net |
|
(2,115 |
) |
|
|
7,382 |
|
|
753 |
|
|
(882 |
) |
||
Comprehensive income attributable to common stockholders |
$ |
2,513 |
|
|
$ |
11,237 |
|
$ |
20,361 |
|
$ |
17,173 |
|
||
Weighted average number of common shares outstanding: |
|
|
|
|
|
|
|
||||||||
Basic(1) |
|
57,230,472 |
|
|
|
56,744,341 |
|
|
57,171,756 |
|
|
56,692,674 |
|
||
Diluted(1) |
|
57,601,204 |
|
|
|
57,208,783 |
|
|
57,574,634 |
|
|
57,155,224 |
|
||
Net income per common share attributable to common stockholders: |
|
|
|
|
|
|
|
||||||||
Basic(1) |
$ |
0.08 |
|
|
$ |
0.07 |
|
$ |
0.34 |
|
$ |
0.32 |
|
||
Diluted(1) |
$ |
0.08 |
|
|
$ |
0.07 |
|
$ |
0.34 |
|
$ |
0.32 |
|
||
Distributions declared per common share(1) |
$ |
0.40 |
|
|
$ |
0.40 |
|
$ |
0.80 |
|
$ |
0.80 |
|
|
(1) Retroactively adjusted for the effects of the Reverse Stock Split effective May 1, 2024.
Non-GAAP Financial Measures Reconciliation
A description of FFO, Core FFO and AFFO, and reconciliations of these non-GAAP measures to net income, the most directly comparable GAAP measure, and a description of same store cash NOI and reconciliation of this non-GAAP measure to rental revenue, the most directly comparable GAAP measure, are provided below.
Reconciliation of Net Income to FFO, Core FFO and AFFO (amounts in thousands)
|
Three Months Ended June 30, |
|
Six Months Ended June 30, |
||||||||||||
|
2024 |
|
2023 |
|
2024 |
|
2023 |
||||||||
Net income attributable to common stockholders |
$ |
4,628 |
|
|
$ |
3,855 |
|
|
$ |
19,608 |
|
|
$ |
18,055 |
|
Adjustments: |
|
|
|
|
|
|
|
||||||||
Depreciation and amortization of real estate assets |
|
20,222 |
|
|
|
18,780 |
|
|
|
39,097 |
|
|
|
37,311 |
|
Gain on real estate dispositions |
|
— |
|
|
|
— |
|
|
|
(76 |
) |
|
|
(21 |
) |
Impairment losses |
|
418 |
|
|
|
6,364 |
|
|
|
418 |
|
|
|
6,708 |
|
FFO(1) |
$ |
25,268 |
|
|
$ |
28,999 |
|
|
$ |
59,047 |
|
|
$ |
62,053 |
|
Adjustments: |
|
|
|
|
|
|
|
||||||||
Listing-related expenses |
|
2,924 |
|
|
|
— |
|
|
|
2,980 |
|
|
|
— |
|
Severance |
|
— |
|
|
|
8 |
|
|
|
1,863 |
|
|
|
40 |
|
Write-off of straight-line rent receivables related to prior periods |
|
— |
|
|
|
1,479 |
|
|
|
— |
|
|
|
1,618 |
|
Accelerated stock-based compensation |
|
— |
|
|
|
— |
|
|
|
863 |
|
|
|
— |
|
Amortization of above (below) market lease intangibles, including ground leases, net |
|
1,877 |
|
|
|
546 |
|
|
|
1,248 |
|
|
|
831 |
|
Loss on extinguishment of debt |
|
— |
|
|
|
— |
|
|
|
228 |
|
|
|
— |
|
Core FFO(1) |
$ |
30,069 |
|
|
$ |
31,032 |
|
|
$ |
66,229 |
|
|
$ |
64,542 |
|
Adjustments: |
|
|
|
|
|
|
|
||||||||
Deferred rent(2) |
|
333 |
|
|
|
344 |
|
|
|
2,721 |
|
|
|
863 |
|
Straight-line rent adjustments |
|
(1,297 |
) |
|
|
(1,454 |
) |
|
|
(2,473 |
) |
|
|
(2,891 |
) |
Amortization of deferred financing costs |
|
577 |
|
|
|
412 |
|
|
|
1,029 |
|
|
|
825 |
|
Stock-based compensation |
|
1,163 |
|
|
|
1,251 |
|
|
|
1,624 |
|
|
|
2,493 |
|
AFFO(1) |
$ |
30,845 |
|
|
$ |
31,585 |
|
|
$ |
69,130 |
|
|
$ |
65,832 |
|
|
(1) The six months ended June 30, 2024 and 2023 include
(2) The six months ended June 30, 2024 includes a
Funds From Operations (FFO)
FFO is calculated consistent with NAREIT's definition, as net income (calculated in accordance with GAAP), excluding gains (or losses) from sales of real estate assets and impairments of real estate assets, plus depreciation and amortization of real estate assets, and after adjustments for unconsolidated partnerships and joint ventures. It should be noted, however, that other REITs may not define FFO in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently than the Company does, making comparisons less meaningful.
Core FFO
The Company believes Core FFO is a supplemental financial performance measure that provides investors with additional information to understand the Company's sustainable performance. The Company calculates Core FFO by adjusting FFO to remove the effect of certain GAAP non-cash income and expense items, unusual and infrequent items that are not expected to impact its operating performance on an ongoing basis, items that effect comparability to prior periods and/or items that are not related to its core real estate operations. These include listing-related expenses, severance, write-off of straight-line rent receivables related to prior periods, accelerated stock-based compensation, amortization of above- and below-market lease intangibles (including ground leases) and loss on extinguishment of debt. Other REITs may use different methodologies for calculating Core FFO and, accordingly, the Company’s Core FFO may not be comparable to other REITs.
AFFO
The Company believes AFFO is a supplemental financial performance measure that provides investors appropriate supplemental information to evaluate the ongoing operations of the Company. AFFO is a metric used by management to evaluate the Company's dividend policy. The Company calculates AFFO by further adjusting Core FFO for the following items: deferred rent, current period straight-line rent adjustments, amortization of deferred financing costs and stock-based compensation. Other REITs may use different methodologies for calculating AFFO and, accordingly, the Company’s AFFO may not be comparable to other REITs.
FFO, Core FFO and AFFO should not be considered to be more relevant or accurate than the GAAP methodology in calculating net income or in its applicability in evaluating the Company's operational performance. The method used to evaluate the value and performance of real estate under GAAP should be considered as a more relevant measure of operating performance and considered more prominent than the non-GAAP FFO, Core FFO and AFFO measures and the adjustments to GAAP in calculating FFO, Core FFO and AFFO.
Reconciliation of Net Income to Same Store Cash Net Operating Income (Same Store Cash NOI) (amounts in thousands)
|
Three Months Ended June 30, |
|
Six Months Ended June 30, |
||||||||||||
|
2024 |
|
2023 |
|
2024 |
|
2023 |
||||||||
Rental revenue |
$ |
43,554 |
|
|
$ |
44,965 |
|
|
$ |
94,193 |
|
|
$ |
94,609 |
|
Rental expenses |
|
(5,849 |
) |
|
|
(4,873 |
) |
|
|
(11,403 |
) |
|
|
(9,723 |
) |
Net operating income |
|
37,705 |
|
|
|
40,092 |
|
|
|
82,790 |
|
|
|
84,886 |
|
Adjustments: |
|
|
|
|
|
|
|
||||||||
Straight-line rent adjustments, net of write-offs |
|
(1,297 |
) |
|
|
25 |
|
|
|
(2,473 |
) |
|
|
(1,273 |
) |
Amortization of above (below) market lease intangibles, including ground leases, net |
|
1,877 |
|
|
|
546 |
|
|
|
1,248 |
|
|
|
831 |
|
Internal property management fee |
|
1,260 |
|
|
|
1,345 |
|
|
|
2,532 |
|
|
|
2,681 |
|
Deferred rent(2) |
|
333 |
|
|
|
344 |
|
|
|
2,721 |
|
|
|
863 |
|
Cash NOI(1) |
|
39,878 |
|
|
|
42,352 |
|
|
|
86,818 |
|
|
|
87,988 |
|
Non-same store cash NOI(1) |
|
(3,627 |
) |
|
|
(4,876 |
) |
|
|
(10,776 |
) |
|
|
(13,532 |
) |
Same store cash NOI(2) |
|
36,251 |
|
|
|
37,476 |
|
|
|
76,042 |
|
|
|
74,456 |
|
Listing-related expenses |
|
(2,924 |
) |
|
|
— |
|
|
|
(2,980 |
) |
|
|
— |
|
General and administrative expenses |
|
(5,347 |
) |
|
|
(5,547 |
) |
|
|
(13,521 |
) |
|
|
(11,650 |
) |
Depreciation and amortization |
|
(20,246 |
) |
|
|
(18,803 |
) |
|
|
(39,144 |
) |
|
|
(37,355 |
) |
Impairment losses |
|
(418 |
) |
|
|
(6,364 |
) |
|
|
(418 |
) |
|
|
(6,708 |
) |
Gain on real estate dispositions |
|
— |
|
|
|
— |
|
|
|
76 |
|
|
|
21 |
|
Interest and other income |
|
1,051 |
|
|
|
141 |
|
|
|
3,292 |
|
|
|
147 |
|
Interest expense |
|
(5,193 |
) |
|
|
(5,664 |
) |
|
|
(10,487 |
) |
|
|
(11,286 |
) |
Straight-line rent adjustments, net of write-offs |
|
1,297 |
|
|
|
(25 |
) |
|
|
2,473 |
|
|
|
1,273 |
|
Amortization of above (below) market lease intangibles, including ground leases, net |
|
(1,877 |
) |
|
|
(546 |
) |
|
|
(1,248 |
) |
|
|
(831 |
) |
Internal property management fee |
|
(1,260 |
) |
|
|
(1,345 |
) |
|
|
(2,532 |
) |
|
|
(2,681 |
) |
Deferred rent(2) |
|
(333 |
) |
|
|
(344 |
) |
|
|
(2,721 |
) |
|
|
(863 |
) |
Non-same store cash NOI(1) |
|
3,627 |
|
|
|
4,876 |
|
|
|
10,776 |
|
|
|
13,532 |
|
Net income attributable to common stockholders |
$ |
4,628 |
|
|
$ |
3,855 |
|
|
$ |
19,608 |
|
|
$ |
18,055 |
|
|
(1) The six months ended June 30, 2024 and 2023 include
(2) The six months ended June 30, 2024 includes a
NOI
The Company defines net operating income, or NOI, as rental revenue, less rental expenses, on an accrual basis.
Same Store Properties
In order to evaluate the overall portfolio, management analyzes the net operating income of same store properties. The Company defines "same store properties" as properties that were owned and operated for the entirety of both calendar periods being compared and excludes properties under development, re-development, or classified as held for sale. By evaluating same store properties, management is able to monitor the operations of the Company's existing properties for comparable periods to measure the performance of the current portfolio and readily observe the expected effects of new acquisitions and dispositions on net income. There were 127 same store properties for the quarters ended June 30, 2024 and 2023.
Cash NOI
The Company defines Cash NOI as NOI for its properties excluding the impact of GAAP adjustments to rental revenue and rental expenses, consisting of straight-line rent adjustments, net of write-offs, amortization of above- and below-market lease intangibles (including ground leases) and internal property management fees, then including deferred rent received in cash. Cash NOI is used to evaluate the cash-based performance of the Company’s real estate portfolio. Same store Cash NOI is calculated to exclude non-same store Cash NOI. The Company believes that NOI and Cash NOI both serve as useful supplements to net income because they allow investors and management to measure unlevered property-level operating results and to compare these results to the comparable results of other real estate companies on a consistent basis. The Company uses both NOI and Cash NOI to make decisions about resource allocations and to assess the property-level performance of the real estate portfolio.
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Investor Contact:
Miles
833-404-4107
IR@silarealtytrust.com
Source: Sila Realty Trust, Inc.