The Macerich Company (MAC)
Q4 2012 Results Earnings Call
February 6, 2013 1:30 PM ET
Jean Wood - Vice President, Investor Relations
Art Coppola - Chairman and CEO
Tom O’Hern - Senior Executive Vice President and CFO
Robert Perlmutter - Executive Vice President, Leasing
Craig Schmidt - Bank of America
Jeff Spector - Bank of America
Nathan Isbee - Stifel Nicolaus
Christy McElroy - UBS
Cedrik Lachance - Green Street Advisors
Michael Mueller - J.P. Morgan
Quentin Velleley - Citi
Alex Goldfarb - Sandler O’Neill
Paul Morgan - Morgan Stanley
Todd Thomas - KeyBanc Capital Markets
Ben Yang - Evercore Partners
Tayo Okusanya - Jefferies
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I would now like to turn the conference over to Jean Wood, Vice President of Investor Relations. Please go ahead, ma’am.
Thank you everyone for joining us today on our fourth quarter 2012 earnings call. During the course of this call management will be making forward-looking statements which are subject to uncertainties and risks, associated with our business and industry.
For a more detailed description of these risks, please refer to the company’s press release and SEC filing. As this call will be webcast for some time to come, we believe it is important to note that the passage of time can render information stale and you should not rely on the continued accuracy of this material.
During this call we will discuss certain non-GAAP financial measures that defined by the SEC Regulation G. The reconciliation of each non-GAAP financial measure to the most directly comparable GAAP measure is included in the press release and a supplemental 8-K filing for the quarter which are posted in the Investor section of the company’s website at www.macerich.com.
Joining us today are Art Coppola, CEO and Chairman; Tom O’Hern, Senior Executive Vice President and Chief Financial Officer; and Robert Perlmutter, Executive Vice President, Leasing.
With that, I would like to turn the call over to Tom.
Thanks Jean. Today we will be discussing the fourth quarter results, capital activity and our outlook for 2013. Also most of you noticed in the supplement this morning, we have reintroduced the additional tenant sales per square foot by property disclosure. We’ve also stratify what percentage of our NOI comes from each major sales group. We have also added some additional joint venture disclosure and NOI by state.
Looking at the operating metrics for the quarter, the fundamentals continued to be good in our business, retail sales had another good increase. We saw very significant increase in occupancy level 93.8% which is 110 basis point increase from year ago.
Leasing volumes were good and spreads were good as well. We signed 373,000 square feet of leases in the fourth quarter, average new rent of $46.66 or approximately 15.4% a positive releasing spread. The occupancy level, I mentioned a second ago 93.8% was also up 80 basis points sequentially compared to September 30th.
Occupancy costs as a percentage of sales averaged 12.8% that’s in total combining joint ventures and wholly-owned. Looking at adjusted FFO for the quarter came in at $0.90 per share that was up from $0.87 per share a year ago. For the year, FFO was $3.18 up 10.4% from $2.88 last year.
Same-center NOI in the fourth quarter excluding lease termination revenue SFAS 141 was up 2.8% for the quarter and 2.9% for the year. Negatively impacting the quarter were lease termination revenues, which were down $1.7 million compared to year ago. Also SFAS 141 revenue was down significantly down $2.1 million compared to a year ago.
And lastly, also negatively impacting the quarter was $2.5 million charge for acquisition cost on the Kings Plaza acquisition. So combine those items were negative impact of about $4.05 to that fourth quarter FFO number.
Management company expenses for the quarter were down slightly at $18.6 million, compared to $19.6 million last year, and we also in the quarter had a significant gain on remeasurement of assets that is not in FFO but it does impact net income and essentially that was marking the market the portion of Arrowhead Towne Center and FlatIron Crossing that we owned prior to buying at our partners’ in the fourth quarter which took our ownership of both assets up to 100%.
Looking at our balance sheet, our debt-to-market cap at quarter end was 43.5%. During the quarter and to date in the fist quarter of 2013 there has been no activity on our ATM program.
During 2012, we had a lot of significant financings, we completed $2.5 billion in total that’s a pro rata share, including recent financings that were done in January of Kierland and Green Acres. We’ve closed on over $1.6 billion of financings since November 28th. That includes Kings Plaza, Deptford, Queens Center and Santa Monica Place. Looking at all those transactions that have been closed since the end of November the average term was 8.2 years. The average interest rate was 3.35.
At year end if we look at debt-t-market cap pro forma after the acquisition of Green Acres, debt-to-market cap was 45.3%. During the year we also reduced our floating rate debt which was 28% at the beginning of the year down to 21.7%. And most importantly of those statistics our average maturity schedule from 3.2 years at the beginning of the year to over 5.5 years after the closing of Green Acres. Our interest coverage ratio in the fourth quarter was very healthy 2.75 to 1.
The current balance on our $1.5 billion line of credit after we closed on Green Acres is $580 million that leave us $920 million of capacity before any deleveraging from dispositions in 2013.
Focusing now on FFO guidance, this morning’s earnings release we gave our range of $3.32 to $3.42. Looking at the key assumptions in that range, we included an assumption of range of $500 million to $1 billion dispositions during 2013. This is the generic assumption.
We assume this happen mid-year at an average cap rate of 7.5%. It assumes property level debt for about the third of the sales price when average interest rate of 5.5% and the remaining two-thirds of the purchase price is assumed to come in the form of equity which goes down to pay our line of credit which currently has an interest rate of 2.25.
As a result of those disposition assumptions we are factoring $0.07 in the low side to $0.14 on the high side for dilution from those mid-year dispositions.
Also in the guidance was same-center NOI growth range of $2.75 to $3.25. We also factor in $0.06 per share of dilution from the assets we sold mid-year in 2012 the remaining effect will come through 2013 and that’s a negative $0.06 a share.
Other than Green Acres we’ve assumed no 2013 acquisitions in the guidance. And again give guidance -- quarterly split on guidance the first quarter approximately 23% of that total FFO, second quarter approximately 24%, third quarter, this is post-disposition assumption approximately 23% and fourth quarter 30%.