NexPoint Residential Trust, Inc. Reports Third Quarter Results

DALLAS, Oct. 31, 2017 /PRNewswire/ -- NexPoint Residential Trust, Inc. (NYSE:NXRT) reported financial results for the three and nine months ended September 30, 2017.

Highlights

• NXRT reported Net Income, FFO¹, Core FFO¹, and AFFO¹ of $57.7M, $16.5M, $22.0M, and $25.6M, respectively, attributable to common stockholders for the nine months ended September 30, 2017.
• For the nine months ended September 30, 2017, Same Store average effective rent, total revenue and NOI¹ increased 5.5%, 7.1% and 7.9%, respectively, over the prior year period.
• The weighted average effective monthly rent per unit, across all 32 properties held as of September 30, 2017, improved to $932, while we closed the quarter with physical occupancy of 94.0%.
• NXRT paid a third quarter dividend of $0.22 per share of common stock on September 29, 2017.
• On October 30, 2017, the Company's board of directors increased the Company's quarterly dividend 13.6%, or by $0.03 per share, declaring a quarterly dividend of $0.25 per share, payable on December 29, 2017 to stockholders of record on December 15, 2017.
• On July 14, 2017, NXRT sold Regatta Bay for a gross sales price of $28.2 million. The disposition had an IRR of approximately 43% and a 1.89x multiple on invested capital.
• On September 29, 2017, NXRT sold four properties: The Arbors, The Crossings, The Crossings at Holcomb Bridge and The Knolls (the "NAVA Portfolio") for a cumulative gross sales price of $116.0 million. The portfolio had combined returns totaling an IRR of approximately 47% and a 2.89x multiple on invested capital. The Company used proceeds from the sale of the NAVA Portfolio to repay $46.0 million of short term debt and to complete the reverse 1031 exchange initiated to acquire Rockledge Apartments in the second quarter of this year.
• During the third quarter of 2017, NXRT completed upgrades on 422 units and leased 168 upgraded units, achieving an average monthly rental increase per unit of $79 and a 23.5% ROI on those units. Across its current portfolio, NXRT has completed 4,029 upgrades and achieved a $91 average monthly rental increase per unit, equating to a 20.7% ROI on all units leased through September 30, 2017.
• During the nine months ended September 30, 2017, NXRT repurchased 58,157 shares of its common stock at a total cost of approximately $1,354,000, or $23.27 per share. As of September 30, 2017, NXRT has repurchased 308,313 shares of its common stock at a total cost of approximately $5,941,000, or $19.27 per share.

"We are pleased to report a strong 9.3% same store NOI increase and continued execution of our capital recycling strategy. During the quarter, we successfully disposed of five assets, generating an average IRR of approximately 47% and 2.83x equity multiple, while upgrading the quality and location of the portfolio," stated NXRT Chairman and President, Jim Dondero. "And given our ability to generate healthy internal growth and free cash flow, we are also pleased with the Board's decision to increase the quarterly dividend by 13.6%, as we continue to experience strength in the value-add class B segment."

Third Quarter Financial Results

• Total revenues were $37.1 million for the period, compared to $33.1 million for the prior year period.
• Net income was $54.1 million for the period, compared to $8.8 million for the prior year period. The change in net income between the periods primarily relates to increases in gain on sales of real estate and same store operating results, both of which were partially offset by increases in depreciation and amortization expense and interest expense. The change in net income between the periods was also due to NXRT's acquisition and disposition activity in 2016 and 2017 and the timing of the transactions.
• For the three months ended September 30, 2017, NXRT reported earnings of $2.51 per diluted share, compared to earnings of $0.33 per diluted share for the prior year period.
• NOI¹ increased to $19.5 million for the period, compared to $17.1 million for prior year period.
• Same store NOI¹ increased 9.3% to $13.8 million, over the prior year period.
• FFO¹ totaled $6.8 million, or $0.32 per diluted share, compared to $6.9 million, or $0.32 per diluted share, for the prior year period.
• Core FFO¹ totaled $7.9 million, or $0.37 per diluted share, compared to $7.5 million, or $0.35 per diluted share, for the prior year period.
• AFFO¹ totaled $9.0 million, or $0.42 per diluted share, compared to $8.1 million, or $0.38 per diluted share, for the prior year period.

Financial Results for the Nine Months Ended September 30, 2017

• Total revenues were $109.3 million for the period, compared to $100.2 million for the prior year period.
• Net income was $60.7 million for the period, compared to $25.7 million for the prior year period. The change in net income between the periods primarily relates to increases in gain on sales of real estate and same store operating results, and was partially offset by increases in depreciation and amortization expense, interest expense and loss on extinguishment of debt and modification costs. The change in net income between the periods was also due to NXRT's acquisition and disposition activity in 2016 and 2017 and the timing of the transactions.
• For the nine months ended September 30, 2017, NXRT reported earnings of $2.70 per diluted share, compared to earnings of $1.02 per diluted share for the prior year period.
• NOI¹ increased to $57.3 million for the period, compared to $52.2 million for prior year period.
• Same store NOI¹ increased 7.9% to $40.5 million, over the prior year period.
• FFO¹ totaled $16.5 million, or $0.77 per diluted share, compared to $22.7 million, or $1.07 per diluted share, for the prior year period.
• Core FFO¹ totaled $22.0 million, or $1.03 per diluted share, compared to $24.1 million, or $1.13 per diluted share, for the prior year period.
• AFFO¹ totaled $25.6 million, or $1.20 per diluted share, compared to $25.4 million, or $1.19 per diluted share, for the prior year period.

¹ FFO, Core FFO, AFFO and NOI are non-GAAP measures. For reconciliations of FFO, Core FFO, AFFO and NOI to net income, and a discussion of why we consider these non-GAAP measures useful, see the "Definitions and Reconciliations" section of this release.

Same Store Properties Operating Results
There are 26 properties encompassing 8,871 units of apartment space in our same store pool for the three and nine months ended September 30, 2017 (our "Same Store" properties). The Same Store portfolio finished the quarter with a weighted average effective rent of $893 per occupied unit and physical occupancy of 94.4%. Effective rent rose by $47, or 5.5%, per occupied unit over September 30, 2016, while occupancy was unchanged at the end of each period.

The following table reflects the revenues, property operating expenses and NOI for the three months ended September 30, 2017 and 2016 for our Same Store and Non-Same Store properties (dollars in thousands):

The following table reflects the revenues, property operating expenses and NOI for the nine months ended September 30, 2017 and 2016 for our Same Store and Non-Same Store properties (dollars in thousands):

Value-Add Programs

For the three months ended September 30, 2017, we completed full and partial renovations on 422 units at an average cost of $4,016 per renovated unit. Since inception, for the properties in our portfolio as of September 30, 2017, we have completed full and partial renovations on 4,029 units at an average cost of $5,115 per renovated unit. We have achieved average rent growth of 10.9%, or a $91 average monthly rental increase per unit, on all units renovated and leased from inception through September 30, 2017, resulting in a ROI of 20.7%.

The following table sets forth a summary of our capital expenditures related to our value-add program for the three and nine months ended September 30, 2017 and 2016 (in thousands):

Fourth Quarter 2017 Dividend

On October 30, 2017, NXRT's board of directors increased the Company's quarterly dividend 13.6%, or by $0.03 per share, declaring a quarterly dividend of $0.25 per share, payable on December 29, 2017 to stockholders of record on December 15, 2017.

Subsequent Events

Acquisition of Multifamily Property

On October 25, 2017, NXRT acquired Atera, a 380-unit property in Dallas, TX for $59.2 million. NXRT acquired Atera through a 1031 Exchange with the NAVA Portfolio and a planned reverse 1031 Exchange with Timberglen (anticipated to close in the first quarter of 2018). This is NXRT's eleventh acquisition in Dallas, expanding its footprint in the market to 3,556 units and bringing its total portfolio to 33 properties consisting of 11,775 units in 10 markets as of October 31, 2017.

2017 Bridge Facility

On October 19, 2017, NXRT used proceeds from the sale of the NAVA Portfolio to pay down approximately $46.0 million on the 2017 Bridge Facility.     

On October 26, 2017, NXRT, through the OP, amended the 2017 Bridge Facility to extend the maturity date on the remaining balance of approximately $8.6 million to March 31, 2018. We intend to repay the 2017 Bridge Facility with excess proceeds from the disposition of Timberglen and cash on hand.

Revised 2017 Full Year Guidance

NXRT increased or reaffirmed (as the case may be) 2017 Full Year Guidance as presented in the Company's Second Quarter 2017 Financial Supplement for Revenue, Net Income, NOI, FFO, Core FFO and AFFO as follows (amounts in thousands, except per share data): 

Supplemental Information

Additional information on third quarter results and 2017 financial and earnings guidance is included in NXRT's "Supplemental Information: Third Quarter 2017" that can be found in the Investor Relations section of the Company's website at www.nexpointliving.com.  

Third Quarter Earnings Conference Call

NXRT will host a call to discuss its third quarter results on Tuesday, October 31, 2017 at 11:00 a.m. ET. The number to call for this interactive teleconference is (800) 210-9006, or for international callers, (719) 325-2390 in each case using passcode 6163998. A live audio webcast of the call will be available online at the Company's website, http://www.nexpointliving.com (under "Investor Relations"). 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, November 7, 2017, by dialing (888) 203-1112 or, for international callers, (719) 457-0820 and entering passcode 6163998.

About NXRT 

NexPoint Residential Trust, Inc. 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., which is an affiliate of Highland Capital Management, L.P., a leading global alternative asset manager and an SEC-registered investment adviser. More information about NXRT is available at http://www.nexpointliving.com. 

Cautionary Notice Regarding Forward-Looking Statements

This press 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," "intend" and similar expressions, and variations or negatives of these words. These forward-looking statements include, but are not limited to, statements regarding NXRT's guidance for financial results for the full year 2017, the expected timing of property acquisitions and dispositions, and the expected repayment of indebtedness. They are not guarantees of future results and are subject to risks, uncertainties, assumptions and anticipated sales of properties that could cause actual results to differ materially from those expressed in any forward-looking statement. 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 Securities and Exchange Commission (the "SEC") for a more complete discussion of the risks and other factors that could affect any forward-looking statements. Except as required by law, NXRT does not undertake any obligation to publicly update or revise any forward-looking statements.

Definitions and Reconciliations

This press release includes analysis of net operating income, or NOI, funds from operations, or FFO, core funds from operations, or Core FFO, and adjusted funds from operations, or AFFO, all of which are non-GAAP financial measures of performance. These non-GAAP measures should be used as a supplement to, and not a substitute for, net income (loss) computed in accordance with GAAP. 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. 

This press release also includes an analysis of our Same Store properties, which are defined as those that are stabilized and comparable for both the current and the prior year reporting periods. Same Store analysis for the three and nine months ended September 30, 2017 includes 26 properties totaling 8,871 units, or approximately 78% of NXRT's 11,395 units.

Net Operating Income

NOI is a non-GAAP financial measure of performance. 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 as NOI is not affected by (1) the cost of funds, (2) acquisition costs, (3) advisory and administrative fees, (4) 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, (5) corporate general and administrative expenses, (6) other gains and losses that are specific to us, (7) casualty-related expenses/(recoveries), and (8) property general and administrative expenses that are not reflective of the continuing operations of the properties or are incurred on behalf of NXRT at the property for expenses such as legal, professional and franchise tax fees.

The following table, which has not been adjusted for the effects of noncontrolling interests, reconciles our NOI and Same Store NOI for the three and nine months ended September 30, 2017 and 2016 to net income, the most directly comparable GAAP financial measure (in thousands):

FFO, Core FFO and AFFO 

We believe that net income, as defined by GAAP, is the most appropriate earnings measure. We also believe that funds from operations, or FFO, as defined by the National Association of Real Estate Investment Trusts, or NAREIT, core funds from operations, or Core FFO, and adjusted funds from operations, or AFFO, are important non-GAAP supplemental measures of operating performance for a REIT.

Since the historical cost accounting convention used for real estate assets requires depreciation except on land, such accounting presentation implies that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a REIT that use historical cost accounting for depreciation could be less informative. Thus, NAREIT created FFO as a supplemental measure of operating performance for REITs that excludes historical cost depreciation and amortization, among other items, from net income, as defined by GAAP. FFO is defined by NAREIT as net income computed in accordance with GAAP, excluding gains or losses from real estate dispositions, plus real estate depreciation and amortization and impairment charges. We compute FFO attributable to common stockholders in accordance with NAREIT's definition. Our presentation differs slightly in that we begin with net income (loss) before adjusting for amounts attributable to (1) noncontrolling interests in consolidated joint ventures and (2) redeemable noncontrolling interests in the OP; 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 continuing basis or are otherwise not representative of the continuing operating performance of our portfolio.

Core FFO adjusts FFO to remove items such as acquisition expenses, losses on extinguishment of debt and modification costs (includes prepayment penalties incurred and the write-off of unamortized deferred loan costs related to the early retirement of debt and costs incurred in connection with a debt modification that are expensed), the amortization of deferred financing costs incurred in connection with obtaining short-term debt financing, the ineffective portion of fair value adjustments on our interest rate derivatives designated as cash flow hedges, and the noncontrolling interests (as described above) related to these items. We believe Core FFO is useful to investors as a supplemental gauge of our operating performance and is useful in comparing our operating performance with other REITs that are not as involved in the aforementioned activities.

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 (as described above) related to these items. We believe AFFO is useful to investors as a supplemental gauge of our operating performance and is useful in comparing our operating performance with other REITs that are not as involved in the aforementioned activities.

The effect of the conversion of OP Units held by noncontrolling limited partners is not reflected in the computation of basic and diluted FFO, Core FFO and AFFO per share, as they are exchangeable for common stock on a one-for-one basis. The FFO, Core FFO and AFFO allocable to such units is allocated on this same basis and reflected in the adjustments for noncontrolling interests in the table below. As such, the assumed conversion of these units would have no net impact on the determination of diluted FFO, Core FFO and AFFO per share.

We believe that the use of FFO, Core FFO and AFFO, combined with the required GAAP presentations, improves the understanding of operating results of REITs among investors and makes comparisons of operating results among such companies more meaningful. While FFO, Core FFO and AFFO are relevant and widely used measures of operating performance of REITs, they do not represent cash flows from operations or net income (loss) as defined by GAAP and should not be considered as an alternative or substitute to those measures in evaluating our liquidity or operating performance. FFO, Core FFO and AFFO do not purport to be indicative of cash available to fund our future cash requirements. Further, our computation of FFO, Core FFO and AFFO may not be comparable to FFO, Core FFO and AFFO reported by other REITs that do not define FFO in accordance with the current NAREIT definition or that interpret the current NAREIT definition or define Core FFO or AFFO differently than we do.

The following table reconciles our calculations of FFO, Core FFO and AFFO to net income, the most directly comparable GAAP financial measure, for the three and nine months ended September 30, 2017 and 2016 (in thousands, except per share amounts):