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Section 1: 10-Q (10-Q)

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Table of Contents 

UNITED STATES 

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549


FORM 10-Q


(Mark One)

 

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the quarterly period ended March 31, 2018

 

or

 

TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the transition period from                   to

 

Commission File Number: 001-36405

 


 

FARMLAND PARTNERS INC.

(Exact Name of Registrant as Specified in its Charter)

 


 

Maryland

 

46-3769850

(State or Other Jurisdiction

of Incorporation or Organization)

 

(IRS Employer

Identification No.)

 

 

 

4600 South Syracuse Street, Suite 1450

Denver, Colorado

 

80237-2766

(Address of Principal Executive Offices)

 

(Zip Code)

(720) 452-3100

(Registrant’s Telephone Number, Including Area Code)


Indicate by check mark whether the Registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the Registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.   ☒  Yes   ☐ No

 

Indicate by check mark whether the Registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the Registrant was required to submit and post such files).   ☒  Yes   ☐  No

 

Indicate by check mark whether the Registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

 

Large Accelerated Filer

 

Accelerated Filer

 

 

 

 

 

Non-Accelerated Filer

☐  (Do not check if a smaller reporting company)

 

Smaller reporting company

 

 

 

 

 

 

 

 

Emerging growth company

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☒

 

Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).   ☐  Yes   ☒  No

 

As of May  8, 2018,  32,868,785 shares of the Registrant’s common stock were outstanding.

 

 

 


 

Table of Contents 

Farmland Partners Inc.

 

FORM 10-Q FOR THE QUARTER ENDED

March 31, 2018

 

TABLE OF CONTENTS

 

 

 

 

 

PART I. FINANCIAL INFORMATION 

 

Page

 

 

 

 

Item 1. 

Financial Statements

 

 

 

Consolidated Financial Statements

 

 

 

Balance Sheets as of March 31, 2018 (unaudited) and December 31, 2017

 

3

 

Statements of Operations for the three months ended March 31, 2018 and 2017 (unaudited)

 

4

 

Statements of Changes in Equity for the three months ended March 31, 2018 and 2017 (unaudited)

 

5

 

Statements of Cash Flows for the three months ended March 31, 2018 and 2017 (unaudited)

 

6

 

Notes to Consolidated Financial Statements (unaudited)

 

7

Item 2. 

Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

30

Item 3. 

Quantitative and Qualitative Disclosures about Market Risk

 

44

Item 4. 

Controls and Procedures

 

44

 

 

 

 

PART II. OTHER INFORMATION 

 

44

 

 

 

 

Item 1. 

Legal Proceedings

 

44

Item 1A. 

Risk Factors

 

44

Item 2. 

Unregistered Sales of Equity Securities and Use of Proceeds

 

45

Item 3. 

Defaults Upon Senior Securities

 

45

Item 4. 

Mine Safety Disclosures

 

45

Item 5. 

Other Information

 

45

Item 6. 

Exhibits

 

45

 

 

2


 

Table of Contents 

Farmland Partners Inc.

Consolidated Balance Sheets

As of March 31, 2018 (Unaudited) and December 31, 2017

(in thousands except par value and share data)

 

 

 

 

 

 

 

 

 

March 31,

 

December 31,

 

    

2018

    

2017

ASSETS

 

 

 

 

 

 

Land, at cost

 

$

975,107

 

$

947,899

Grain facilities

 

 

11,500

 

 

11,463

Groundwater

 

 

12,107

 

 

12,107

Irrigation improvements

 

 

52,531

 

 

51,678

Drainage improvements

 

 

11,975

 

 

9,964

Permanent plantings

 

 

52,905

 

 

52,870

Other

 

 

8,247

 

 

8,245

Construction in progress

 

 

10,017

 

 

8,137

Real estate, at cost

 

 

1,134,389

 

 

1,102,363

Less accumulated depreciation

 

 

(12,306)

 

 

(10,285)

Total real estate, net

 

 

1,122,083

 

 

1,092,078

Deposits

 

 

33

 

 

239

Cash

 

 

19,666

 

 

53,536

Notes and interest receivable, net

 

 

11,648

 

 

9,760

Deferred offering costs

 

 

308

 

 

292

Deferred financing fees, net

 

 

326

 

 

348

Accounts receivable, net

 

 

5,568

 

 

6,650

Inventory

 

 

370

 

 

126

Prepaid and other assets

 

 

2,595

 

 

3,057

TOTAL ASSETS

 

$

1,162,597

 

$

1,166,086

 

 

 

 

 

 

 

LIABILITIES AND EQUITY

 

 

 

 

 

 

LIABILITIES

 

 

 

 

 

 

Mortgage notes and bonds payable, net

 

$

513,974

 

$

514,071

Dividends payable

 

 

4,767

 

 

4,847

Accrued interest

 

 

3,364

 

 

3,193

Accrued property taxes

 

 

1,374

 

 

1,584

Deferred revenue

 

 

15,106

 

 

3,907

Accrued expenses

 

 

2,297

 

 

2,800

Total liabilities

 

 

540,882

 

 

530,402

 

 

 

 

 

 

 

Commitments and contingencies (See Note 8)

 

 

 

 

 

 

 

 

 

 

 

 

 

Series B Participating Preferred Stock, $0.01 par value, 100,000,000 shares authorized; 6,037,500 shares issued and outstanding at March 31, 2018, and December 31, 2017

 

 

146,487

 

 

144,223

Redeemable non-controlling interest in operating partnership, Series A preferred units

 

 

117,878

 

 

120,510

 

 

 

 

 

 

 

EQUITY

 

 

 

 

 

 

Common stock, $0.01 par value, 500,000,000 shares authorized; 32,868,785 shares issued and outstanding at March 31, 2018, and 33,334,849 shares issued and outstanding at December 31, 2017

 

 

323

 

 

329

Additional paid in capital

 

 

345,845

 

 

350,147

Retained earnings

 

 

2,459

 

 

5,161

Cumulative dividends

 

 

(35,389)

 

 

(31,199)

Non-controlling interests in operating partnership

 

 

44,112

 

 

46,513

Total equity

 

 

357,350

 

 

370,951

 

 

 

 

 

 

 

TOTAL LIABILITIES, REDEEMABLE NON-CONTROLLING INTERESTS IN OPERATING PARTNERSHIP AND EQUITY

 

$

1,162,597

 

$

1,166,086

 

See accompanying notes.

3


 

Table of Contents 

Farmland Partners Inc.

Consolidated Statements of Operations

For the three months ended March 31, 2018 and 2017

(Unaudited)

(in thousands except per share amounts)

 

 

 

 

 

 

 

 

 

 

For the Three Months Ended

 

 

March 31,

 

    

2018

    

2017

OPERATING REVENUES:

 

 

 

 

 

 

Rental income

 

$

9,941

 

$

6,803

Tenant reimbursements

 

 

768

 

 

104

Crop sales

 

 

79

 

 

175

Other revenue

 

 

419

 

 

68

Total operating revenues

 

 

11,207

 

 

7,150

 

 

 

 

 

 

 

OPERATING EXPENSES

 

 

 

 

 

 

Depreciation, depletion and amortization

 

 

2,130

 

 

1,487

Property operating expenses

 

 

1,697

 

 

1,803

Acquisition and due diligence costs

 

 

131

 

 

515

General and administrative expenses

 

 

1,964

 

 

2,081

Legal and accounting

 

 

463

 

 

399

Other operating expenses

 

 

 1

 

 

157

Total operating expenses

 

 

6,386

 

 

6,442

OPERATING INCOME

 

 

4,821

 

 

708

 

 

 

 

 

 

 

OTHER (INCOME) EXPENSE:

 

 

 

 

 

 

Other income

 

 

(81)

 

 

(3)

Loss (gain) on disposition of assets

 

 

 8

 

 

(3)

Interest expense

 

 

4,391

 

 

2,715

Total other expense

 

 

4,318

 

 

2,709

 

 

 

 

 

 

 

Net income before income tax expense

 

 

503

 

 

(2,001)

 

 

 

 

 

 

 

Income tax expense

 

 

 —

 

 

 —

 

 

 

 

 

 

 

NET INCOME (LOSS)

 

 

503

 

 

(2,001)

 

 

 

 

 

 

 

Net (income) loss attributable to non-controlling interests in operating partnership

 

 

(62)

 

 

375

 

 

 

 

 

 

 

Net income (loss) attributable to the Company

 

 

441

 

 

(1,626)

 

 

 

 

 

 

 

Nonforfeitable distributions allocated to unvested restricted shares

 

 

(42)

 

 

(43)

Distributions on redeemable non-controlling interests in operating partnership, preferred units

 

 

(3,143)

 

 

(878)

 

 

 

 

 

 

 

Net loss available to common stockholders of Farmland Partners Inc.

 

$

(2,744)

 

$

(2,547)

 

 

 

 

 

 

 

Basic and diluted per common share data:

 

 

 

 

 

 

Basic net (loss) available to common stockholders

 

$

(0.08)

 

$

(0.10)

Diluted net (loss) available to common stockholders

 

$

(0.08)

 

$

(0.10)

Basic weighted average common shares outstanding

 

 

33,014

 

 

26,699

Diluted weighted average common shares outstanding

 

 

33,014

 

 

26,699

Dividends declared per common share

 

$

0.1275

 

$

0.1275

 

 

See accompanying notes.

 

 

4


 

Table of Contents 

 

 

Farmland Partners Inc.

Consolidated Statements of Changes in Equity

For the three months ended March 31, 2018 and 2017

(Unaudited)

(in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Stockholders’ Equity

 

 

 

 

 

 

 

 

Common Stock

 

 

 

 

 

 

 

Non‑controlling

 

 

 

 

    

 

    

 

 

    

Additional

    

 

    

 

    

Interests in

    

 

 

 

 

 

 

 

 

Paid in

 

Retained

 

Cumulative

 

Operating

 

Total

 

    

Shares

    

Par Value

    

Capital

    

Earnings

    

Dividends

    

Partnership

    

Equity

Balance at December 31, 2016

 

17,351

 

$

172

 

$

172,100

 

$

4,103

 

$

(14,473)

 

$

53,692

 

$

215,594

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net loss

 

 —

 

 

 —

 

 

 —

 

 

(1,626)

 

 

 —

 

 

(375)

 

 

(2,001)

Issuance of stock under the at-the-market offering, net of costs of $60

 

 —

 

 

 —

 

 

(60)

 

 

 —

 

 

 —

 

 

 —

 

 

(60)

Grant of unvested restricted stock

 

187

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

Stock based compensation

 

 —

 

 

 —

 

 

428

 

 

 —

 

 

 —

 

 

 —

 

 

428

Dividends and distributions accrued or paid

 

 —

 

 

 —

 

 

 —

 

 

(878)

 

 

(4,137)

 

 

(854)

 

 

(5,869)

Issuance of stock as partial consideration for business combination

 

14,781

 

 

148

 

 

168,503

 

 

 —

 

 

 —

 

 

 —

 

 

168,651

Issuance of Common units as partial consideration for business combination

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

2,493

 

 

2,493

Issuance of Common units as partial consideration for asset acquisition

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

10,034

 

 

10,034

Conversion of Common units to shares of common stock

 

129

 

 

 1

 

 

1,034

 

 

 —

 

 

 —

 

 

(1,035)

 

 

 —

Adjustments to non-controlling interests resulting from changes in ownership of operating partnership

 

 —

 

 

 —

 

 

(3,273)

 

 

 —

 

 

 —

 

 

3,273

 

 

 —

Balance at March 31, 2017

 

32,448

 

$

321

 

$

338,732

 

$

1,599

 

$

(18,610)

 

$

67,228

 

$

389,270

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance at December 31, 2017

 

33,334

 

 

329

 

 

350,147

 

 

5,161

 

 

(31,199)

 

 

46,513

 

 

370,951

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income

 

 —

 

 

 —

 

 

 —

 

 

441

 

 

 —

 

 

62

 

 

503

Grant of unvested restricted stock

 

157

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

Stock based compensation

 

 —

 

 

 —

 

 

331

 

 

 —

 

 

 —

 

 

 —

 

 

331

Dividends and distributions accrued or paid

 

 —

 

 

 —

 

 

 —

 

 

(3,143)

 

 

(4,190)

 

 

(584)

 

 

(7,917)

Repurchase and cancellation of shares

 

(780)

 

 

(8)

 

 

(6,510)

 

 

 —

 

 

 —

 

 

 —

 

 

(6,518)

Conversion of Common units to shares of common stock

 

157

 

 

 2

 

 

1,543

 

 

 —

 

 

 —

 

 

(1,545)

 

 

 —

Adjustments to non-controlling interests resulting from changes in ownership of operating partnership

 

 —

 

 

 —

 

 

334

 

 

 —

 

 

 —

 

 

(334)

 

 

 —

Balance at March 31, 2018

 

32,868

 

$

323

 

$

345,845

 

$

2,459

 

$

(35,389)

 

$

44,112

 

$

357,350

 

See accompanying notes.

 

 

 

5


 

Table of Contents 

 

Farmland Partners Inc.

Consolidated Statements of Cash Flows

For the three months ended March 31, 2018 and 2017

(Unaudited)

(in thousands)

 

 

 

 

 

 

 

 

 

For the Three Months Ended

 

 

March 31,

 

    

2018

    

2017

CASH FLOWS FROM OPERATING ACTIVITIES

 

 

 

 

 

 

Net income (loss)

 

$

503

 

$

(2,001)

Adjustments to reconcile net income to net cash provided by operating activities:

 

 

 

 

 

 

Depreciation, depletion and amortization

 

 

2,130

 

 

1,487

Amortization of deferred financing fees and discounts/premiums on debt

 

 

105

 

 

65

Amortization of net origination fees related to notes receivable

 

 

(4)

 

 

(1)

Stock based compensation

 

 

331

 

 

428

Loss (gain) on disposition of assets

 

 

 8

 

 

(3)

Bad debt expense

 

 

357

 

 

 —

Changes in operating assets and liabilities:

 

 

 

 

 

 

Decrease in accounts receivable

 

 

726

 

 

2,117

(Increase) decrease in interest receivable

 

 

(103)

 

 

52

Decrease (increase) in other assets

 

 

359

 

 

(822)

(Increase) decrease in inventory

 

 

(245)

 

 

183

Increase in accrued interest

 

 

171

 

 

338

(Decrease) increase in accrued expenses

 

 

369

 

 

(13,759)

Increase in deferred revenue

 

 

10,584

 

 

9,094

(Decrease) increase in accrued property taxes

 

 

(215)

 

 

211

Net cash provided by operating activities

 

 

15,076

 

 

(2,611)

CASH FLOWS FROM INVESTING ACTIVITIES

 

 

 

 

 

 

Real estate acquisitions

 

 

(26,770)

 

 

(79,220)

Real estate and other improvements

 

 

(5,309)

 

 

(3,947)

Principal receipts on notes receivable

 

 

3,469

 

 

801

Casualty loss insurance recovery

 

 

21

 

 

 —

Issuance of note receivable

 

 

(5,250)

 

 

(2,255)

Net cash used in investing activities

 

 

(33,839)

 

 

(84,621)

CASH FLOWS FROM FINANCING ACTIVITIES

 

 

 

 

 

 

Borrowings from mortgage notes payable

 

 

 —

 

 

52,918

Repayments on mortgage notes payable

 

 

(118)

 

 

 —

Payments associated with the shelf registration

 

 

(29)

 

 

 —

Common stock repurchased

 

 

(6,517)

 

 

 —

Payment of offering costs

 

 

 —

 

 

(91)

Payment of debt issuance costs

 

 

(78)

 

 

(545)

Dividends on common stock

 

 

(4,250)

 

 

(2,212)

Distribution on Preferred units

 

 

(3,510)

 

 

(2,915)

Distributions to non-controlling interests in operating partnership, common

 

 

(605)

 

 

(726)

 

 

 

 

 

 

 

Net cash (used in) provided by financing activities

 

 

(15,107)

 

 

46,429

 

 

 

 

 

 

 

NET DECREASE IN CASH

 

 

(33,870)

 

 

(40,803)

CASH, BEGINNING OF PERIOD

 

 

53,536

 

 

47,166

CASH, END OF PERIOD

 

$

19,666

 

$

6,363

Cash paid during period for interest

 

$

4,137

 

$

2,461

Cash paid during period for taxes

 

$

 —

 

$

 —

 

 

 

 

 

 

 

SUPPLEMENTAL NON-CASH INVESTING AND FINANCING TRANSACTIONS:

 

 

 

 

 

 

Dividend payable, common stock

 

$

4,191

 

$

4,137

Distributions payable, Common units

 

$

584

 

$

854

Distibutions payable, Series A preferred units

 

$

878

 

$

878

Distibutions payable, Series B participating preferred stock

 

$

2,264

 

$

 —

Additions to real estate improvements included in accrued expenses

 

$

662

 

$

2,140

Issuance of equity and contributions from redeemable non-controlling interests and non-controlling interest in operating partnership in conjunction with acquisitions

 

$

 —

 

$

181,178

Deferred offering costs amortized through equity in the period

 

$

 —

 

$

60

Real estate acquisition costs included in accrued expenses

 

$

 —

 

$

42

Property tax liability assumed in acquisitions

 

$

 5

 

$

 —

Offering costs included in accrued expenses

 

$

 —

 

$

119

See accompanying notes.

 

6


 

Table of Contents 

Note 1—Organization and Significant Accounting Policies

 

Organization

 

Farmland Partners Inc., collectively with its subsidiaries (the “Company”), is an internally managed real estate company that owns and seeks to acquire high-quality farmland located in agricultural markets throughout North America. The Company was incorporated in Maryland on September 27, 2013. The Company is the sole member of the general partner of Farmland Partners Operating Partnership, LP (the “Operating Partnership”), which was formed in Delaware on September 27, 2013. As of March 31, 2018, the Company owned a portfolio of approximately 166,000 acres which are consolidated in these financial statements. All of the Company’s assets are held by, and its operations are primarily conducted through, the Operating Partnership and the wholly owned subsidiaries of the Operating Partnership. As of March 31, 2018, the Company owned an 87.9% interest in the Operating Partnership (see “Note 9—Stockholders’ Equity and Non-controlling Interests” for additional discussion regarding Class A Common units of limited partnership interest in the Operating Partnership (“Common units”), Series A preferred units of limited partnership interest in the Operating Partnership (“Series A preferred units”) and Series B participating preferred units of limited partnership interest in the Operating Partnership (“Series B participating preferred units”)). Unlike holders of the Company’s common stock, holders of Common units and Series A preferred units do not have voting rights or the power to direct our affairs. On August 17, 2017, the Company issued 6,037,500 shares of its newly designated 6.00% Series B Participating Preferred Stock, $0.01 par value per share (the “Series B Participating Preferred Stock”) in an underwritten public offering. Shares of Series B Participating Preferred Stock, which represent equity interests in the Company, generally have no voting rights and rank senior to the Company’s common stock with respect to dividend rights and rights upon liquidation (See “Note 9—Stockholders’ Equity—Series B Participating Preferred Stock” for more information on the Series B Participating Preferred Stock).

 

The Company elected  to be taxed as a real estate investment trust (“REIT”) under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the “Code”), commencing with its short taxable year ended December 31, 2014.

 

On March 16, 2015, the Company formed FPI Agribusiness Inc., a wholly owned subsidiary (the “TRS” or “FPI Agribusiness”), as a taxable REIT subsidiary.  The TRS was formed to provide volume purchasing services to the Company’s tenants and also to operate a small-scale custom farming business. As of March 31, 2018, the TRS performs these custom farming operations on 625 acres of farmland owned by the Company located in Florida. 

  

AFCO Mergers

 

On February 2, 2017, the Company completed a merger with American Farmland Company (“AFCO”), at which time one of the Company’s wholly owned subsidiaries was merged with and into American Farmland Company L.P. (“AFCO OP”) with AFCO OP surviving as a wholly owned subsidiary of the Operating Partnership (the “Partnership Merger”), and AFCO merged with and into another one of our wholly owned subsidiaries with such wholly owned subsidiary surviving (the “Company Merger” and together with the Partnership Merger, the “AFCO Mergers”).

 

At the effective time of the Company Merger, each share of common stock of AFCO, par value $0.01 per share (“AFCO Common Stock”), issued and outstanding immediately prior to the effective time of the Company Merger (other than any shares of AFCO Common Stock owned by any wholly owned subsidiary of AFCO or by the Company or the Operating Partnership or any wholly owned subsidiary of the Company or the Operating Partnership), was automatically converted into the right to receive, subject to certain adjustments, 0.7417 shares of the Company’s common stock (the “Company Merger Consideration”). In addition, in connection with the Company Merger, each outstanding AFCO restricted stock unit that had become fully earned and vested in accordance with its terms was, at the effective time of the Company Merger, converted into the right to receive the Company Merger Consideration. The Company issued 14,763,604 shares of its common stock as consideration in the Company Merger, 17,373 shares of its common stock in respect of fully earned and vested AFCO restricted stock units, and 218,535 Common units in connection with the Partnership Merger at a share price of $11.41 per share on the date of the merger for a total consideration of $171.1 million, net of $75.0 million in assumed debt.

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Principles of Consolidation

 

The accompanying consolidated financial statements for the periods ended March 31, 2018 and 2017 are presented on the accrual basis of accounting in accordance with accounting principles generally accepted in the United States of America (“GAAP”) and include the accounts of the Company and the Operating Partnership. All significant intercompany balances and transactions have been eliminated in consolidation.

 

Interim Financial Information

 

The information in the Company’s consolidated financial statements for the three months ended March 31, 2018 and 2017 is unaudited.  The accompanying financial statements for the three months ended March 31, 2018 and 2017 include adjustments based on management’s estimates (consisting of normal and recurring accruals), which the Company considers necessary for a fair statement of the results for the periods.  The financial information should be read in conjunction with the consolidated financial statements for the year ended December 31, 2017, included in the Company’s Annual Report on Form 10-K, which the Company filed with the U.S. Securities and Exchange Commission (the “SEC”) on March 2, 2018.  Operating results for the three months ended March 31, 2018 are not necessarily indicative of actual operating results for the entire year ending December 31, 2018.

 

The consolidated financial statements have been prepared by the Company pursuant to the rules and regulations of the SEC for interim financial statements.  Certain information and footnote disclosures normally included in the financial statements prepared in accordance with GAAP have been condensed or omitted pursuant to such rules and regulations.

 

Use of Estimates

 

The preparation of financial statements in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could materially differ from those estimates.

 

Real Estate Acquisitions 

   

When the Company acquires farmland where substantially all of the fair value of the gross assets acquired is concentrated in a single identifiable asset or group of similar identifiable assets it is not considered a business. As such, the Company accounts for these types of acquisitions as asset acquisitions. When substantially all of the fair value of the gross assets acquired is not concentrated in a single identifiable asset or a group of similar assets and contains acquired inputs, processes and outputs, these acquisitions are accounted for as business combinations.

 

The Company considers single identifiable assets as tangible assets that are attached to and cannot be physically removed and used separately from another tangible asset without incurring significant cost or significant diminution in utility or fair value. The Company considers similar assets as assets that have a similar nature and risk characteristics.

 

Whether the Company’s acquisitions are treated as an asset acquisition under ASC 360 or a business combination under ASC 805, the fair value of the purchase price is allocated among the assets acquired and any liabilities assumed by valuing the property as if it was vacant.  The “as-if-vacant” value is allocated to land, buildings, improvements, permanent plantings and any liabilities, based on management’s determination of the relative fair values of such assets and liabilities as of the date of acquisition.

   

Upon acquisition of real estate, the Company allocates the purchase price of the real estate based upon the fair value of the assets and liabilities acquired, which historically have consisted of land, drainage improvements, irrigation improvements, groundwater, permanent plantings (bushes, shrubs, vines and perennial crops) and grain facilities, and may also consist of intangible assets including in-place leases, above market and below market leases and tenant relationships. The Company allocates the purchase price to the fair value of the tangible assets by valuing the land as if it were unimproved. The Company values improvements, including permanent plantings and grain facilities, at replacement cost, adjusted for depreciation.   

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Management’s estimates of land value are made using a comparable sales analysis. Factors considered by management in its analysis of land value include soil types and water availability and the sales prices of comparable farms. Management’s estimates of groundwater value are made using historical information obtained regarding the applicable aquifer.  Factors considered by management in its analysis of groundwater value are related to the location of the aquifer and whether or not the aquifer is a depletable resource or a replenishing resource.  If the aquifer is a replenishing resource, no value is allocated to the groundwater.  The Company includes an estimate of property taxes in the purchase price allocation of acquisitions to account for the expected liability that was assumed. 

   

When above or below market leases are acquired, the Company values the intangible assets based on the present value of the difference between prevailing market rates and the in-place rates measured over a period equal to the remaining term of the lease for above market leases and the initial term plus the term of any below market fixed rate renewal options for below market leases that are considered bargain renewal options. The above market lease values are amortized as a reduction of rental income over the remaining term of the respective leases. The fair value of acquired below market leases, included in deferred revenue on the accompanying consolidated balance sheets, is amortized as an increase to rental income on a straight-line basis over the remaining non-cancelable terms of the respective leases, plus the terms of any below market fixed rate renewal options that are considered bargain renewal options of the respective leases. 

   

As of March 31, 2018 and December 31, 2017, the Company had $1.4 million and $1.4 million, respectively, recorded for tenant relationship intangibles, net of accumulated amortization of $0.7 million and $0.6 million, respectively.  The purchase price is allocated to in-place lease values and tenant relationships, if they are acquired, based on the Company’s evaluation of the specific characteristics of each tenant’s lease, availability of replacement tenants, probability of lease renewal, estimated down time and its overall relationship with the tenant. The value of in-place lease intangibles and tenant relationships are included as an intangible asset and will be amortized over the remaining lease term (including expected renewal periods of the respective leases for tenant relationships) as amortization expense. If a tenant terminates its lease prior to its stated expiration, any unamortized amounts relating to that lease, including (i) above and below market leases, (ii) in-place lease values, and (iii) tenant relationships, would be recorded to revenue or expense as appropriate.

   

The Company capitalizes acquisition costs and due diligence costs if the asset is expected to qualify as an asset acquisition. If the asset acquisition is abandoned, the capitalized asset acquisition costs are expensed to acquisition and due diligence costs in the period of abandonment. Costs associated with a business combination are expensed to acquisition and due diligence costs as incurred. During the three months ended March 31, 2018, the company did not expense any costs in relation to business combinations.

   

Total consideration for acquisitions may include a combination of cash and equity securities.  When equity securities are issued, the Company determines the fair value of the equity securities issued based on the number of shares of common stock and Common units issued multiplied by the price per share of the Company’s common stock on the date of closing in the case of common stock and Common units and by liquidation preference in the case of preferred stock and preferred units.

   

Using information available at the time of business combination, the Company allocates the total consideration to tangible assets and liabilities and identified intangible assets and liabilities.  During the measurement period, which may be up to one year from the acquisition date, the Company may adjust the preliminary purchase price allocations after obtaining more information about assets acquired and liabilities assumed at the date of acquisition. 

 

Allowance for Doubtful Accounts

 

The Company records an allowance for doubtful accounts, reducing the receivables balance to an amount we estimate is collectible from our customers. Estimates used in determining the allowance for doubtful accounts are based on historical collection experience, current trends, aging of accounts receivable and periodic credit evaluations of our customers’ financial condition. We write off accounts receivable when it becomes apparent, based upon age or customer circumstances, that such amounts will not be collected. As of March 31, 2018 and December 31, 2017, we have an allowance of $0.6 million and $0.5 million, respectively. 

 

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Inventory

 

The costs of growing crops are accumulated until the time of harvest at the lower of cost or market value and are included in inventory in the consolidated balance sheets. Costs are allocated to growing crops based on a percentage of the total costs of production and total operating costs that are attributable to the portion of the crops that remain in inventory at the end of the period. The costs of growing crops incurred by FPI Agribusiness consist primarily of costs related to land preparation, cultivation, irrigation and fertilization. Growing crop inventory is charged to cost of products sold when the related crop is harvested and sold. The cost of harvested crop was $0.0 million and $0.2 million, respectively, for the three months ended March 31, 2018 and 2017.

 

Harvested crop inventory includes costs accumulated both during the growing and harvesting phases and are stated at the lower of those costs or the estimated net realizable value, which is the market price, based upon the nearest market in the geographic region, less any cost of disposition. Cost of disposition includes broker’s commissions, freight and other marketing costs.   

 

General inventory, such as fertilizer, seeds and pesticides, is valued at the lower of cost or market.

 

As of March 31, 2018 and December 31, 2017 inventory consisted of the following:

 

 

 

 

 

 

 

 

(in thousands)

    

March 31, 2018

 

December 31, 2017

Harvested crop

 

$

125

 

$

126

Growing crop

 

 

43

 

 

 —

General inventory

 

 

202

 

 

 —

 

 

$

370

 

$

126

 

New or Revised Accounting Standards 

 

Adopted

 

In May 2014, the FASB issued ASU No. 2014-09, Revenue from Contracts with Customers: (Topic 606) (“ASU 2014-09”). ASU 2014-09 amends the guidance for revenue recognition to replace numerous, industry-specific requirements and converges areas under this topic with those of the International Financial Reporting Standards. ASU 2014-09 implements a five-step process for customer contract revenue recognition that focuses on transfer of control, as opposed to transfer of risk and rewards. The amendment also requires enhanced disclosures regarding the nature, amount, timing and uncertainty of revenues and cash flows from contracts with customers. Other major provisions include the capitalization and amortization of certain contract costs, ensuring the time value of money is considered in the transaction price, and allowing estimates of variable consideration to be recognized before contingencies are resolved in certain circumstances. The Company completed its assessment of the impact of this guidance and determined that the primary impact relates to reporting crop sales revenue separately from other revenue the Company records in relation to interest income received from the Company’s loan program on the Consolidated Statement of Operations. There was no cumulative effect to retained earnings upon adoption. The majority of the Company’s contracts with customers relate to leases that fall within the scope of ASC 840 and ASU No. 2016-02,  Leases: (Topic 842) (“ASU 2016-02”).

 

In August 2016, the FASB issued ASU No. 2016-15, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments (“ASU 2016-15”).  ASU 2016-15 is intended to reduce diversity in practice across all industries.  The amendments in this update provide guidance on the following eight specific cash flow issues: 1) Debt Prepayment or Debt Extinguishment Costs; 2) Settlement of Zero-Coupon Debt Instruments or Other Debt Instruments with Coupon Interest Rates That Are Insignificant in Relation to the Effective Interest Rate of the Borrowing; 3) Contingent Consideration Payments Made after a Business Combination; 4) Proceeds from the Settlement of Insurance Claims; 5) Proceeds from the Settlement of Corporate-Owned Life Insurance Policies, including Bank-Owned Life Insurance Policies; 6) Distributions Received from Equity Method Investees; 7) Beneficial Interests in Securitization Transactions; and 8) Separately Identifiable Cash Flows and Application of the Predominance Principle.  ASU 2016-15 is effective for fiscal years beginning after December 15, 2017, including interim periods within those fiscal years, and retrospective restatement is required.  Early adoption is permitted. The Company has assessed the impact and determined that the only impact would be to separately recognize cash receipts from casualty insurance claims on damaged company assets.

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Not Yet Adopted

   

In February 2016, the FASB issued ASU 2016-02, which sets out the principles for the recognition, measurement, presentation and disclosure of leases for both parties to a contract (i.e. lessees and lessors).  The new standard requires lessees to apply a dual approach, classifying leases as either finance or operating leases based on the principle of whether or not the lease is effectively a financed purchase by the lessee.  This classification will determine whether lease expense is recognized based on an effective interest method or on a straight line basis over the term of the lease, respectively.  A lessee is also required to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months regardless of their classification.  Leases with a term of 12 months or less will be accounted for similar to existing guidance for operating leases today. The new standard requires lessors to account for leases using an approach that is substantially equivalent to existing guidance for sales-type leases, direct financing leases and operating leases.  While the Company is still completing its assessment of the impact of this guidance, the following is anticipated to reflect the primary effects of this guidance on the Company’s reporting:

 

(i)

For leases in which the Company is the lessee, the Company does not expect the guidance to have a material impact as there are only three operating leases for office space and for subleased property in Nebraska. Two of these leases have terms less than 12 months, and the Company will elect not to apply the recognition requirements of ASU 2016-02. The Company will record a right-of-use asset and a lease liability for the third lease that has a term greater than 12 months, but the Company does not expect it to have a significant impact on the consolidated financial statements;

 

(ii)

For leases in which the Company is the lessor, the Company does not expect there to be a material impact as the majority of the Company’s leases do not contain a non-lease component. While the Company is expecting there to be other ancillary impacts for leases in which the Company is the lessor, they are not expected to be material to the consolidated financial statements. Under the new guidance, lease procurement costs that were previously capitalized will be expensed as incurred. Lastly, under the new guidance, there are certain circumstances in which buyer-lessors in sale and leaseback transactions could potentially result in recording the transaction as a financial receivable if such transaction fails sale and leaseback criteria, which the Company is still evaluating.

 

The standard is effective for annual and interim reporting periods beginning after December 15, 2018, with modified retrospective restatement for each reporting period presented at the time of adoption. Early adoption is permitted. The Company has not yet determined whether this guidance will be early adopted. 

 

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Note 2—Revenue Recognition

 

For the majority of its leases, the Company receives at least 50% of the annual lease payment from tenants either during the first quarter of the year or at the time of acquisition of the related farm, with the remaining 50% of the lease payment due in the second half of the year.  Rental income is recorded on a straight-line basis over the lease term. The lease term generally includes periods when a tenant: (1) may not terminate its lease obligation early; (2) may terminate its lease obligation early in exchange for a fee or penalty that the Company considers material enough such that termination would not be probable; (3) possesses renewal rights and the tenant’s failure to exercise such rights imposes a penalty on the tenant material enough such that renewal appears reasonably assured; or (4) possesses bargain renewal options for such periods.  Payments received in advance are included in deferred revenue until they are earned.

 

Certain of the Company’s leases provide for a rent payment determined as a percentage of the gross farm proceeds (contingent rent). Revenue under leases providing for a payment equal to a percentage of the gross farm proceeds are recorded at the guaranteed crop insurance minimums and recognized ratably over the lease term during the crop year. Upon notification from the grain or packing facility that a future contract for delivery of the harvest has been finalized or when the tenant has notified the Company of the total amount of gross farm proceeds, revenue is recognized for the excess of the actual gross farm proceeds and the previously recognized minimum guaranteed insurance. Contingent rent recognized for the three months ended March 31, 2018 and 2017 totaled $0.6 million and $0.6 million, respectively.

 

Most of our farming leases range from two to three years for row crops and one to seven years for permanent crops. Leases in place as of March 31, 2018 have terms ranging from one to 25 years. Payments received in advance are included in deferred revenue until they are earned. As of March 31, 2018 and December 31, 2017, the Company had $15.1 million and $3.9 million, respectively, in deferred revenue.

 

The following sets forth a summary of rental income recognized for the three months ended March 31, 2018 and 2017:

 

 

 

 

 

 

 

 

 

 

Rental income recognized

 

 

For the three months ended

 

 

March 31,

(in thousands)

    

2018

    

2017

Leases in effect at the beginning of the year

 

$

8,193

 

$

3,155

Leases entered into during the year

 

 

1,748

 

 

3,648

 

 

$

9,941

 

$

6,803

 

Future minimum lease payments from tenants under all non-cancelable leases in place as of March 31, 2018, including lease advances, when contractually due, but excluding, crop share and tenant reimbursement of expenses for the remainder of 2018 and each of the next four years and thereafter as of March 31, 2018 are as follows:

 

 

 

 

 

 

(in thousands)

    

Future rental

 

Year Ending December 31,

 

payments

 

2018 (remaining nine months)

 

$

16,613

 

2019

 

 

27,488

 

2020

 

 

15,351

 

2021

 

 

3,741

 

2022

 

 

729

 

Thereafter

 

 

3,268

 

 

 

$

67,190

 

 

Since lease renewal periods are exercisable at the option of the lessee, the preceding table presents future minimum lease payments due during the initial lease term only.

 

The Company records revenue from the sale of harvested crops when the harvested crop has been delivered to a grain or packing facility and title has transferred. Revenues from the sale of harvested crops totaling $0.1 million and $0.2 million were recognized for the three months ended March 31, 2018 and 2017, respectively. Harvested crops delivered under marketing contracts are recorded using the fixed price of the marketing contract at the time of delivery to a grain facility. Harvested crops delivered without a marketing contract are recorded using the market price at the date the harvested crop is delivered to the grain facility and title has transferred.

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Note 3—Concentration Risk

 

Credit Risk

 

For the three months ended March 31, 2018, the Company had one significant tenant representing a tenant concentration as presented in the table below. If the Company’s significant tenant fails to make rental payments to the Company or elects to terminate its leases, and the land cannot be re-leased on satisfactory terms, there could be a material adverse effect on the Company’s financial performance and the Company’s ability to continue operations.  Rental income received is recorded on a straight-line basis over the applicable lease term.   The following table presents the amount of the rental income and percentage of the Company’s total rental income received from the Company’s significant tenant.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income recognized

 

 

For the three months ended March 31,

($ in thousands)

    

2018

    

2017

    

Tenant A

 

$

1,105

    

11.6

%  

$

776

 

11.4

%  

 

 

 

 

 

 

 

 

 

 

 

 


(1)

Tenant A is a tenant who is currently leasing a number of permanent crop farms in California.

 

Geographic Risk

 

The following table summarizes the percentage of approximate total acres owned as of March 31, 2018 and 2017 and the percentage of rental income recorded by the Company for the three months ended March 31, 2018 and 2017 by region:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Approximate %

 

Rental Income (1)

 

 

of total acres

 

For the three months ended

 

 

As of March 31,

 

March 31,

Location of Farm (2)

    

2018

    

2017

 

 

2018

    

2017

 

Cornbelt

 

28.8

%

31.6

 

37.1

%

46.3

%

Delta and South

 

17.5

%

18.3

 

10.5

%

9.7

%

High Plains

 

19.3

%

19.3

%

 

8.3

%

9.9

%

Southeast

 

27.5

%

26.5

 

24.9

%

17.2

%

West Coast

 

6.9

%

4.3

%

 

19.2

%

16.9

%

 

 

100.0

%

100.0

%

 

100.0

%

100.0

%


(1)

Due to regional disparities in the use of leases with crop share components and seasonal variations in the recognition of crop share revenue, regional comparisons by rental income are not fully representative of each region’s income producing capacity until a full year is taken into account.

(2)

Corn Belt includes farms located in Illinois, Michigan and eastern Nebraska. Delta and South includes farms located in Arkansas, Louisiana and Mississippi. High Plains includes farms located in Colorado, Kansas, western Nebraska, South Dakota and Texas. Southeast includes farms located in Alabama, Florida, Georgia, North Carolina, South Carolina and Virginia. West Coast includes farms located in California.

 

 

 

 

 

Note 4—Related Party Transactions

 

On July 21, 2015, the Company entered into a lease agreement with American Agriculture Aviation LLC (“American Ag Aviation”) for the use of a private plane.  American Ag Aviation is a Colorado limited liability company that is owned 100% by Mr. Pittman.  The Company incurred costs of $0.04 million and $0.08 million, respectively, during the three months ended March 31, 2018 and 2017 from American Ag Aviation for use of the aircraft in accordance with the lease agreement. These costs were recognized based on the nature of the associated use of the aircraft, as follows: (i) general and administrative - expensed as general and administrative expenses within the Company’s consolidated statements of operations; (ii) land acquisition (accounted for as an asset acquisition) - allocated to the acquired real estate assets within the Company’s consolidated balance sheets; and (iii) land acquisition (accounted for as a business combination) - expensed as acquisition and due diligence costs within the Company’s consolidated statements of operations.

 

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Note 5—Real Estate

 

During the three months ended March 31, 2018, the Company completed 4 acquisitions that were accounted for as asset acquisitions in Nebraska, South Carolina and North Carolina.  Consideration totaled $26.8 million and consisted of cash.  No intangible assets were acquired through these acquisitions.

 

During the three months ended March 31, 2018, no acquisitions were accounted for as business combinations.

 

During the three months ended March 31, 2017, the Company completed 11 acquisitions that were accounted for as asset acquisitions in Illinois, South Carolina, Michigan, Georgia, Kansas, California and Colorado. Consideration totaled $98.6 million and was comprised of both cash and Common Units.  No intangible assets were acquired through these acquisitions.

 

During the three months ended March 31, 2017, the Company completed one acquisition, the AFCO Mergers, that was accounted for as a business combination. The accounting for the AFCO Mergers has been completed, and the following outlines the impact of the completion of the AFCO Mergers accounted for as a business combination as of March 31, 2017:

 

 

 

 

($ in thousands)

 

 

Land, at cost

$

181,072

Irrigation improvements

 

26,155

Permanent plantings

 

48,513

Buildings

 

1,499

In-place leases (1)

 

1,139

Lease origination costs

 

264

Cash

 

3,832

Other

 

1,831

Inventory

 

99

Deferred revenue

 

(4,434)

Other liabilities

 

(13,826)

 

 

246,144

Mortgage notes and bonds payable, net

 

(75,000)

Total Consideration

$

171,144


(1)

Weighted average amortization period of the in-place lease liability is 3 years.

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The unaudited pro forma information presented below does not purport to represent what the actual results of operations of the Company would have been had the business combination outlined above occurred as of the beginning of the periods presented, nor does it purport to predict the results of operations of future periods. The unaudited following table sets forth pro forma information as if the real estate acquired in the business combination during the three months ended March 31, 2017 had been acquired as of January 1, 2017.

 

 

 

 

 

 

 

 

 

 

For the three months ended

($ in thousands)

 

March 31,

Pro forma

 

2017

    

2016

Revenue

 

$

7,150

 

$

4,692

Pro forma estimate(1)

 

 

993

 

 

2,793

Total operating revenue

 

$

8,143

 

$

7,485

 

 

 

 

 

 

 

Net loss

 

$

(2,001)

 

$

(1,930)

Pro forma estimate

 

 

(367)

 

 

(1,032)

Total net loss

 

$

(2,368)

 

$

(2,962)

 

 

 

 

 

 

 

Net income available to common stockholders of Farmland Partners Inc.

 

$

411

 

$

4,966

 

 

 

 

 

 

 

Earnings per share basic and diluted

 

 

 

 

 

 

Income per basic share attributable to common stockholders

 

$

0.02

 

$

0.42

Income per diluted share attributable to common stockholders

 

$

0.02

 

$

0.42

Weighted-average number of common shares - basic

 

 

26,699

 

 

11,834

Weighted-average number of common shares - diluted

 

 

26,699

 

 

11,834


(1)

Represents a linear extrapolation of revenues over the three months ended March 31, 2017 and therefore does not take into account the irregularity of certain of the Company’s revenue components, such as crop share lease payments.

 

Prudential Termination Agreement

 

On February 18, 2017,  the Company entered into a Termination Agreement (the “Termination Agreement”) with Prudential Capital Mortgage Company (the “Prudential Sub-Advisor”) pursuant to which the Company and the Prudential Sub-Advisor agreed to terminate, effective as of March 31, 2017, the Amended and Restated Sub-Advisory Agreement (the “Sub-Advisory Agreement”), dated as of October 23, 2015, by and among American Farmland Company, American Farmland Advisors, American Farmland Company L.P. and Prudential, and certain related property management agreements (together with the Sub-Advisory Agreement, the “Prudential Agreements”).

 

The Termination Agreement provided that, as of March 31, 2017, Prudential no longer provides services to the Company under the Prudential Agreements. The Company paid the Prudential Sub-Advisor $1.6 million in cash, which is equal to the fee that would have been owed to Prudential for services through the quarter ended March 31, 2017, plus a termination fee of approximately $0.2 million. The statement of operations impact to the Company for the three months ended March 31, 2017 totaled $0.7 million, which is included in property operating expenses, with the remaining $0.9 million being included in the accruals as a component of the purchase accounting surrounding the AFCO Mergers as this represented the costs incurred by AFCO prior to the AFCO Mergers. 

 

 

 

Note 6—Notes Receivable

 

In August 2015, the Company introduced an agricultural lending product aimed at farmers as a complement to the Company’s business of acquiring and owning farmland and leasing it to farmers (the “FPI Loan Program”).  Under the FPI Loan Program, the Company makes loans to third-party farmers (both tenant and non-tenant) to provide financing for working capital requirements and operational farming activities, farming infrastructure projects and for other farming and agricultural real estate related projects. The Company seeks to make loans that are collateralized by farm real estate and in principal amounts of $100,000 or more at fixed interest rates with maturities of up to six years. The Company expects the borrower to repay the loans in accordance with the loan agreements based on farming operations and access to other forms of capital, as permitted.  

 

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Notes receivable are stated at their unpaid principal balance and include unamortized direct origination costs and accrued interest through the reporting date, less any allowance for losses and unearned borrower paid points. 

 

As of March 31, 2018 and December 31, 2017, the Company had the following notes receivable:

 

 

 

 

 

 

 

 

 

 

 

 

($ in thousands)

 

 

 

Principal Outstanding as of

 

Maturity

Loan

    

Payment Terms

 

March 31, 2018

    

December 31, 2017

    

Date

Mortgage Note (1)

 

Principal & interest due at maturity

 

$

1,800

 

$

1,800

 

1/15/2017

Mortgage Note (2)

 

Principal & interest due at maturity

 

 

240

 

 

240

 

3/16/2022

Mortgage Note (2)

 

Principal due at maturity & interest due monthly

 

 

2,194

 

 

2,194

 

3/16/2022

Mortgage Note (6)

 

Principal & interest due at maturity

 

 

1,647

 

 

1,647

 

4/27/2018

Mortgage Note (3)

 

Principal & interest due at maturity

 

 

 -

 

 

100

 

1/31/2018

Mortgage Note (4)

 

</