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Section 1: 8-K (8-K)

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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549  
 
FORM 8-K  
 
CURRENT REPORT
Pursuant to Section 13 or 15(d) of
The Securities Exchange Act of 1934
Date of Report (Date of earliest event reported): October 29, 2019
 
REXFORD INDUSTRIAL REALTY, INC.
(Exact name of registrant as specified in its charter) 
 
 
Maryland
 
001-36008
 
46-2024407
(State or other jurisdiction of
incorporation)
 
(Commission File Number)
 
(IRS Employer Identification No.)
11620 Wilshire Boulevard, Suite 1000
 
 
 Los Angeles
 
 
California
 
90025
(Address of principal executive offices)
 
(Zip Code)
Registrant’s telephone number, including area code: (310966-1680

N/A
(Former name or former address, if changed since last report.)
 
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
 
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
 
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 
 
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:
Title of each class
 
Trading symbols
 
Name of each exchange on which registered
Common Stock, $0.01 par value
 
REXR
 
New York Stock Exchange
5.875% Series A Cumulative Redeemable Preferred Stock
 
REXR-PA
 
New York Stock Exchange
5.875% Series B Cumulative Redeemable Preferred Stock
 
REXR-PB
 
New York Stock Exchange
5.625% Series C Cumulative Redeemable Preferred Stock
 
REXR-PC
 
New York Stock Exchange
 Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
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.
 





ITEM 2.02 RESULTS OF OPERATIONS AND FINANCIAL CONDITION
On October 29, 2019, Rexford Industrial Realty, Inc. (“Rexford Industrial”) issued a press release announcing its earnings for the quarter ended September 30, 2019, and distributed certain supplemental financial information. On October 29, 2019, Rexford Industrial also posted the supplemental financial information on its website located at www.rexfordindustrial.com.  Copies of the press release and supplemental financial information are furnished herewith as Exhibits 99.1 and 99.2, respectively.
The information included in this Current Report on Form 8-K under this Item 2.02 (including Exhibits 99.1 and 99.2 hereto) are being “furnished” and shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of the Exchange Act, nor shall it be incorporated by reference into a filing under the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act, except as shall be expressly set forth by specific reference in such filing.

ITEM 7.01 REGULATION FD DISCLOSURE  
As discussed in Item 2.02 above, Rexford Industrial issued a press release announcing its earnings for the quarter ended September 30, 2019 and distributed certain supplemental information. On October 29, 2019, Rexford Industrial also posted the supplemental financial information on its website located at www.rexfordindustrial.com.  
The information included in this Current Report on Form 8-K under this Item 7.01 (including Exhibit 99.1 and 99.2 hereto) is being “furnished” and shall not be deemed to be “filed” for the purposes of the Exchange Act, or otherwise subject to the liabilities of the Exchange Act, nor shall it be incorporated by reference into a filing under the Securities Act or the Exchange Act, except as shall be expressly set forth by specific reference in such filing. The information included in this Current Report on Form 8-K under this Item 7.01 (including Exhibit 99.1 and 99.2 hereto) will not be deemed an admission as to the materiality of any information required to be disclosed solely to satisfy the requirements of Regulation FD.

ITEM 9.01 FINANCIAL STATEMENTS AND EXHIBITS
(d)    Exhibits.
 
Exhibit
Number
  
Description
99.1
 
Press Release Dated October 29, 2019
 
 
 
99.2
 
Third Quarter 2019 Supplemental Financial Report
 
 
 
104
 
Cover Page Interactive Data File (embedded within the Inline XBRL document)






SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
 
 
Rexford Industrial Realty, Inc.
October 29, 2019
 
/s/ Michael S. Frankel
 
Michael S. Frankel
Co-Chief Executive Officer
(Principal Executive Officer)
 
 
 
Rexford Industrial Realty, Inc.
October 29, 2019
 
/s/ Howard Schwimmer
 
Howard Schwimmer
Co-Chief Executive Officer
(Principal Executive Officer)






EXHIBIT INDEX

Exhibit
Number
  
Description
99.1
  
 
 
 
99.2
  
 
 
 
104
 
Cover Page Interactive Data File (embedded within the Inline XBRL document)



(Back To Top)

Section 2: EX-99.1 (EXHIBIT 99.1)

Exhibit
Exhibit 99.1

400715964_rexlogoq32019.jpg
REXFORD INDUSTRIAL ANNOUNCES THIRD QUARTER 2019 FINANCIAL RESULTS

- Net Income Attributable to Common Stockholders of $9.7M, or $0.09 per Diluted Share -
- Company Share of Core FFO of $33.9M, Up 30.0% Compared to 3Q 2018 -
- Company Share of Core FFO of $0.31 per Diluted Share, Up 10.7% Compared to 3Q 2018 -
- Consolidated Portfolio NOI and Cash NOI Up 23.5% and 22.2%, Respectively, Over 3Q 2018 -
- Same Property Portfolio NOI and Cash NOI Up 5.2% and 6.8%, Respectively, Over 3Q 2018 -
- GAAP Releasing Spreads of 31.2% and Cash Releasing Spreads of 19.4% -
- Stabilized Same Property Portfolio Ending Occupancy of 97.7% -
- Acquired Nine Industrial Properties for an Aggregate Purchase Price of $226.5 million -


Los Angeles, California - October 29, 2019 - Rexford Industrial Realty, Inc. (the “Company” or “Rexford Industrial”) (NYSE: REXR), a real estate investment trust (“REIT”) that specializes in acquiring, owning and operating industrial properties located in Southern California infill markets, today announced financial and operating results for the third quarter of 2019.

Third Quarter 2019 Financial and Operational Highlights:
Net income attributable to common stockholders of $0.09 per diluted share for the quarter ended September 30, 2019, compared to $0.07 per diluted share for the third quarter of last year.
Company share of Core FFO increased 30.0% year-over-year to $33.9 million for the quarter ended September 30, 2019.
Company share of Core FFO per diluted share increased 10.7% year-over-year to $0.31 per diluted share for the quarter ended September 30, 2019.
Total rental income of $67.0 million, which represents an increase of 23.0% year-over-year.
Consolidated Portfolio Net Operating Income (NOI) of $50.9 million, which represents an increase of 23.5% year-over-year.
Consolidated Portfolio Cash NOI of $46.7 million, which represents an increase of 22.2% year-over-year.
Same Property Portfolio NOI increased 5.2% compared to the third quarter of 2018, driven by a 4.8% increase in Same Property Portfolio rental income and a 3.7% increase in Same Property Portfolio operating expenses.
Same Property Portfolio Cash NOI increased 6.8% compared to the third quarter of 2018.
Stabilized Same Property Portfolio NOI increased 2.7% compared to the third quarter of 2018.
Stabilized Same Property Portfolio Cash NOI increased 4.1% compared to the third quarter of 2018.
Signed new and renewal leases totaling 1,015,097 rentable square feet. Rental rates on new and renewal leases were 31.2% higher than prior rents on a GAAP basis and 19.4% higher on a cash basis.
At September 30, 2019, the Stabilized Same Property Portfolio occupancy was 97.7% and the Same Property Portfolio occupancy, inclusive of assets in value-add repositioning, was 97.0%.
At September 30, 2019, the consolidated portfolio, including repositioning assets, was 95.0% leased and 94.9% occupied and the consolidated portfolio, excluding repositioning assets aggregating approximately 0.7 million rentable square feet, was 97.6% leased and 97.5% occupied.
The Company ended the quarter with low leverage measured by a debt-to-enterprise value ratio of 11.2%.
During the third quarter of 2019, the Company acquired nine industrial properties for an aggregate purchase price of $226.5 million.





"We are pleased with the exceptional results generated by the Rexford platform through strong execution of our leasing, asset management, value-add repositioning and investment strategies. Our team drove Core FFO up by 30.0%, which increased by 10.7% on a per share basis, all while maintaining a low leverage balance sheet profile with debt-to-enterprise value of 11.2% at quarter end,” stated Michael Frankel and Howard Schwimmer, Co-Chief Executive Officers of the Company.  “Tenant demand fundamentals remain strong, with the supply-demand imbalance persisting within our low-supply, high-barrier target infill Southern California markets. We achieved Same Property Portfolio NOI growth of 5.2% on a GAAP basis and 6.8% on a cash basis as we continue to capture attractive leasing spreads on both a GAAP and cash basis, which were 31.2% and 19.4%, respectively. Furthermore, we completed $226.5 million of new investments during the quarter, plus an additional $60.8 million of acquisitions since the end of the third quarter, bringing our year-to-date investment activity to over $773 million of industrial property within prime infill Southern California locations. As we look forward, we are excited at the prospects to create shareholder value through the execution of our unique internal and external growth strategies.”

Financial Results:

The Company reported net income attributable to common stockholders of $9.7 million, or $0.09 per diluted share, for the three months ended September 30, 2019, as compared to net income attributable to common stockholders of $6.3 million, or $0.07 per diluted share, for the three months ended September 30, 2018.

The Company reported net income attributable to common stockholders of $30.6 million, or $0.29 per diluted share, for the nine months ended September 30, 2019, as compared to net income attributable to common stockholders of $23.7 million, or $0.28 per diluted share, for the nine months ended September 30, 2018. Net income for the nine months ended September 30, 2019, includes $5.7 million of gains on sale of real estate, as compared to $11.6 million for the nine months ended September 30, 2018.

The Company reported Company share of Core FFO of $33.9 million, or $0.31 per diluted share of common stock, for the three months ended September 30, 2019, as compared to Company share of Core FFO of $26.1 million, or $0.28 per diluted share of common stock, for the three months ended September 30, 2018. Amounts are adjusted for non-core expenses ($122,000 reported during the third quarter of 2019 and $106,000 reported during the third quarter of 2018).

The Company reported Company share of Core FFO of $95.3 million, or $0.91 per diluted share of common stock, for the nine months ended September 30, 2019, as compared to Company share of Core FFO of $70.4 million, or $0.83 per diluted share of common stock, for the nine months ended September 30, 2018. Amounts are adjusted for non-core expenses ($174,000 reported during the nine months ended September 30, 2019 and $152,000 reported during the nine months ended September 30, 2018).

For the three months ended September 30, 2019, the Company’s consolidated portfolio NOI increased 23.5% compared to the third quarter of 2018 and the Company’s consolidated portfolio Cash NOI increased 22.2% compared to the third quarter of 2018.

For the nine months ended September 30, 2019, the Company’s consolidated portfolio NOI increased 24.6% compared to the nine months ended September 30, 2018, and the Company’s consolidated portfolio Cash NOI increased 25.1% compared to the nine months ended September 30, 2018.

For the three months ended September 30, 2019, the Company’s Same Property Portfolio NOI increased 5.2% compared to the third quarter of 2018, driven by a 4.8% increase in Same Property Portfolio rental income and a 3.7% increase in Same Property Portfolio expenses. Same Property Portfolio Cash NOI increased 6.8% compared to the third quarter of 2018. Stabilized Same Property Portfolio NOI increased 2.7% in the third quarter of 2019 compared to the third quarter of 2018 and Stabilized Same Property Portfolio Cash NOI increased 4.1% in the third quarter of 2019 compared to the third quarter of 2018.





For the nine months ended September 30, 2019, the Company’s Same Property Portfolio NOI increased 6.6% compared to the nine months ended September 30, 2018, driven by a 5.4% increase in Same Property Portfolio rental income and a 1.5% increase in Same Property Portfolio expenses. Same Property Portfolio Cash NOI increased 9.3% compared to the nine months ended September 30, 2018. Stabilized Same Property Portfolio NOI increased 3.7% during the nine months ended September 30, 2019, compared to the nine months ended September 30, 2018, and Stabilized Same Property Portfolio Cash NOI increased 6.5% during the nine months ended September 30, 2019, compared to the nine months ended September 30, 2018.

Operating Results:

During the third quarter of 2019, the Company signed 91 new and renewal leases totaling 1,015,097 rentable square feet. Average rental rates on comparable new and renewal leases were up 31.2% on a GAAP basis and up 19.4% on a cash basis. The Company signed 40 new leases for 396,115 rentable square feet, with GAAP rents up 38.2% compared to the prior in-place leases. The Company signed 51 renewal leases for 618,982 rentable square feet, with GAAP rents up 29.1% compared to the prior in-place leases. For the 40 new leases, cash rents increased 26.1%, and for the 51 renewal leases, cash rents were up 17.5%, compared to the ending cash rents for the prior leases.

At September 30, 2019, the Stabilized Same Property Portfolio occupancy was 97.7% and the Same Property Portfolio occupancy, including value-add repositioning assets, was 97.0%. At September 30, 2019, the Company’s consolidated portfolio, excluding value-add repositioning assets, was 97.5% occupied and the Company’s consolidated portfolio, including value-add repositioning assets, was 94.9% occupied.

The Company has included in a supplemental information package the detailed results and operating statistics that reflect the activities of the Company for the three months ended September 30, 2019. See below for information regarding the supplemental information package. 

Transaction Activity:

In the third quarter 2019, the Company acquired nine properties, for an aggregate purchase price of $226.5 million, as detailed below. Additionally, the Company sold one industrial unit for $1.26 million.

In July 2019, the Company acquired:
3340 N. San Fernando Road, a one-acre paved land parcel located in the Los Angeles - San Fernando Valley submarket, for $3.0 million, or $69 per land square foot. The land parcel is part of the Company's Glendale Commerce Center industrial park and was previously operated under a ground lease.
5725 Eastgate Drive, a single-tenant industrial building containing 27,267 square feet on 3.78 acres of land, located in the Central San Diego submarket, for $8.2 million, or $299 per square foot. At closing, the Company signed a new long-term lease with a national tenant providing for immediate occupancy.

In August 2019, the Company acquired:
18115 S. Main Street, a 100% leased single-tenant industrial building containing 42,270 square feet on 2.74 acres of land, located in the Los Angeles - South Bay submarket, for $6.8 million, or $160 per square foot.
3150 E. Ana Street, a 100% leased single-tenant industrial building containing 105,970 square feet on 6.06 acres of land, located in the Los Angeles - South Bay submarket, for $18.8 million, or $177 per square foot.
1402 Avenida Del Oro, a 100% leased single-tenant industrial building containing 311,995 square feet on 38.6 acres of land, located in the North San Diego submarket, for $73.6 million, or $236 per square foot.

In September 2019, the Company acquired:
9607-9623 Imperial Highway, a 100% leased 3.68-acre trucking and container yard located in the Los Angeles - Mid-Counties submarket, for $10.5 million, or $65 per land square foot.




12200 Bellflower Boulevard, a 100% leased 5.87-acre land site containing 54,161 square feet of buildings, located in the Los Angeles - Mid-Counties submarket, for $16.3 million, or $64 per land square foot.
Storm Parkway, a 91% leased industrial complex containing four single-tenant buildings and four two-tenant buildings totaling 267,503 square feet on 14.23 acres of land, located in the Los Angeles - South Bay submarket, for $66.2 million or $247 per square foot.
2328 Teller Road, a 93% leased multi-tenant industrial complex containing 126,317 square feet on 8.11 acres of land, located in the Ventura County submarket, for $23.3 million or $184 per square foot.

Subsequent to the end of the third quarter 2019, the Company acquired three industrial properties for an aggregate purchase price of $60.8 million.

Balance Sheet:

In September 2019, the Company issued 3,450,000 shares of its 5.625% Series C Cumulative Redeemable Preferred Stock at $25.00 per share, for net proceeds of approximately $83.3 million after deducting the underwriting discount and offering expenses.
  
During the quarter ended September 30, 2019, the Company issued 1,172,083 shares of common stock under its at-the-market equity offering program (ATM program). The shares were issued at a weighted average price of $44.24 per share, providing gross proceeds of approximately $51.9 million and net proceeds of approximately $51.1 million. As of September 30, 2019, the current ATM program had approximately $483.1 million of remaining capacity.

In July 2019, the Company issued through a private placement $25 million of 10-year senior guaranteed notes carrying a fixed annual interest rate of 3.88% and $75 million of 15-year senior guaranteed notes carrying a fixed annual interest rate of 4.03%.

As of September 30, 2019, the Company had $861.0 million of outstanding debt, with an average interest rate of 3.56% and an average term-to-maturity of 5.8 years. As of September 30, 2019, $802.5 million, or 93%, of the Company’s outstanding debt was fixed-rate with an average interest rate of 3.55% and an average term-to-maturity of 5.9 years. The remaining $58.5 million, or 7%, of the Company’s outstanding debt was floating-rate, with an average interest rate of LIBOR + 1.70% and an average term-to-maturity of 3.8 years.

Guidance

The Company is reiterating and increasing its full year 2019 guidance as follows:
Net income attributable to common stockholders increased to a range of $0.41 to $0.43 per diluted share
Company share of Core FFO increased to a range of $1.20 to $1.22 per diluted share
Year-end Same Property Portfolio occupancy within a range of 96.0% to 97.0%
Year-end Stabilized Same Property Portfolio occupancy within a range of 97.0% to 97.5%
Same Property Portfolio NOI growth for the year increased to a range of 5.5% to 6.5%
Stabilized Same Property Portfolio NOI growth for the year within a range of 3.5% to 4.0%
General and administrative expenses increased to a range of $29.5 million to $30.0 million

The Core FFO guidance refers only to the Company’s in-place portfolio as of October 29, 2019, and does not include any assumptions for acquisitions, dispositions or balance sheet activities that may or may not occur through the end of the year. A number of factors could impact the Company’s ability to deliver results in line with its guidance, including, but not limited to, interest rates, the economy, the supply and demand of industrial real estate, the availability and terms of financing to the Company or to potential acquirers of real estate and the timing and yields for divestment and investment. There can be no assurance that the Company can achieve such results.

Dividends:

On October 28, 2019, the Company’s Board of Directors declared a dividend in the amount of $0.185 per share for the fourth quarter of 2019, payable in cash on January 15, 2020, to common stockholders and common unit holders of record as of December 31, 2019.
 




On October 28, 2019, the Company’s Board of Directors declared a quarterly dividend of $0.367188 per share of its Series A Cumulative Redeemable Preferred Stock, a quarterly dividend of $0.367188 per share of its Series B Cumulative Redeemable Preferred Stock and a pro-rated cash dividend of $0.39453125 per share of its Series C Cumulative Redeemable Preferred Stock, in each case, payable in cash on December 31, 2019, to preferred stockholders of record as of December 13, 2019.

Supplemental Information:

Details regarding these results can be found in the Company’s supplemental financial package available on the Company’s investor relations website at www.ir.rexfordindustrial.com.

Earnings Release, Investor Conference Webcast and Conference Call:

The Company will host a webcast and conference call on Wednesday, October 30, 2019, at 1:00 p.m. Eastern Time to review third quarter results and discuss recent events. The live webcast will be available on the Company’s investor relations website at ir.rexfordindustrial.com. To participate in the call, please dial 877-407-0789 (domestic) or 201-689-8562 (international). A replay of the conference call will be available through November 30, 2019, by dialing 844-512-2921 (domestic) or 412-317-6671 (international) and entering the pass code 13695225.

About Rexford Industrial:

Rexford Industrial, a real estate investment trust focused on owning and operating industrial properties throughout Southern California infill markets, owns 207 properties with approximately 25.2 million rentable square feet and manages an additional 19 properties with approximately 1.0 million rentable square feet.
For additional information, visit www.rexfordindustrial.com.


Forward Looking Statements:

This press release may contain forward-looking statements within the meaning of the federal securities laws, which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. While forward-looking statements reflect the Company’s good faith beliefs, assumptions and expectations, they are not guarantees of future performance. For a further discussion of these and other factors that could cause the Company’s future results to differ materially from any forward-looking statements, see the reports and other filings by the Company with the U.S. Securities and Exchange Commission, including the Company’s Annual Report on Form 10-K for the year ended December 31, 2018, and subsequent filings with the Securities and Exchange Commission. The Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes.
  




Definitions / Discussion of Non-GAAP Financial Measures:

Funds from Operations (FFO): We calculate FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”). FFO represents net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures. Management uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization, gains and losses from property dispositions, other than temporary impairments of unconsolidated real estate entities, and impairment on our investment in real estate, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of performance used by other REITs, FFO may be used by investors as a basis to compare our operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effects and could materially impact our results from operations, the utility of FFO as a measure of our performance is limited. Other equity REITs may not calculate or interpret FFO in accordance with the NAREIT definition as we do, and, accordingly, our FFO may not be comparable to such other REITs’ FFO. FFO should not be used as a measure of our liquidity and is not indicative of funds available for our cash needs, including our ability to pay dividends. FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance. A reconciliation of net income, the nearest GAAP equivalent, to FFO is set forth below.

Core Funds from Operations (Core FFO): We calculate Core FFO by adjusting FFO to exclude the impact of certain items that we do not consider reflective of our core revenue or expense streams. These adjustments consist of acquisition expenses. Management believes that Core FFO is a useful supplemental measure as it provides a more meaningful and consistent comparison of operating performance and allows investors to more easily compare the Company’s operating results. Because certain of these adjustments have a real economic impact on our financial condition and results from operations, the utility of Core FFO as a measure of our performance is limited. Other REITs may not calculate Core FFO in a consistent manner. Accordingly, our Core FFO may not be comparable to other REITs’ Core FFO. Core FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance. A reconciliation of FFO to Core FFO is set forth below.
Reconciliation of Net Income Attributable to Common Stockholders per Diluted Share Guidance to Company share of Core FFO per Diluted Share Guidance: The following is a reconciliation of the Company’s 2019 guidance range of net income attributable to common stockholders per diluted share, the most directly comparable forward-looking GAAP financial measure, to Company share of Core FFO per diluted share.
 
2019 Estimate
 
Low
 
High
Net income attributable to common stockholders
$
0.41

 
$
0.43

Company share of depreciation and amortization
$
0.90

 
$
0.90

Company share of gains on sale of real estate
$
(0.11
)
 
$
(0.11
)
Company share of Core FFO
$
1.20

 
$
1.22



Net Operating Income (NOI): NOI is a non-GAAP measure, which includes the revenue and expense directly attributable to our real estate properties. NOI is calculated as rental income from real estate operations less property expenses (before interest expense, depreciation and amortization). We use NOI as a supplemental performance measure because, in excluding real estate depreciation and amortization expense and gains (or losses) from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that NOI will be useful to investors as a basis to compare our operating performance with that of other REITs. However, because NOI excludes depreciation and amortization expense and captures neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties (all of which have a real economic effect and could materially impact our results from operations), the utility of NOI as a measure of our performance is limited. Other equity REITs may not calculate NOI in a similar manner and, accordingly, our NOI may not be comparable to such other REITs’ NOI. Accordingly, NOI should be considered only as a supplement to net income as a measure of




our performance. NOI should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs.

NOI should not be used as a substitute for cash flow from operating activities in accordance with GAAP. We use NOI to help evaluate the performance of the Company as a whole, as well as the performance of our Same Property Portfolio and Stabilized Same Property Portfolio. A calculation of NOI for our Same Property Portfolio, as well as a reconciliation of net income to NOI for our Same Property Portfolio and Stabilized Same Property Portfolio, is set forth below.

Cash NOI: Cash NOI is a non-GAAP measure, which we calculate by adding or subtracting from NOI i) fair value lease revenue and ii) straight-line rent adjustments. We use Cash NOI, together with NOI, as a supplemental performance measure. Cash NOI should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs. Cash NOI should not be used as a substitute for cash flow from operating activities computed in accordance with GAAP. We use Cash NOI to help evaluate the performance of the Company as a whole, as well as the performance of our Same Property Portfolio. A calculation of Cash NOI for our Same Property Portfolio, as well as a reconciliation of net income to Cash NOI for our Same Property Portfolio and Stabilized Same Property Portfolio, is set forth below.

Same Property Portfolio: Our Same Property Portfolio is a subset of our consolidated portfolio and includes properties that were wholly-owned by us as of January 1, 2018, and still owned by us as of September 30, 2019. Therefore, we excluded from our Same Property Portfolio any properties that were acquired or sold during the period from January 1, 2018 through September 30, 2019. The Company’s computation of same property performance may not be comparable to other REITs.

Stabilized Same Property Portfolio: Our Stabilized Same Property Portfolio represents the properties included in our Same Property Portfolio, adjusted to exclude the properties listed in the table below that were under repositioning/lease-up during comparable years.

Stabilized Same Property Portfolio occupancy/leasing statistics excludes vacant/unleased repositioning space at each of these properties as of the end of each reporting period. Stabilized Same Property Portfolio NOI excludes the NOI for the entire property for all comparable periods.
Our Stabilized Same Property Portfolio excludes the following Same Property Portfolio properties that were in various stages of repositioning or lease-up during the year ended December 31, 2018 and the nine months ended September 30, 2019:
14748-14750 Nelson Avenue
 
301-445 Figueroa Street
15401 Figueroa Street
 
3233 Mission Oaks Boulevard
1601 Alton Parkway
 
7110 E. Rosecrans Avenue
2700-2722 Fairview Street
 
9615 Norwalk Boulevard
28903 Avenue Paine
 
 

As of September 30, 2019, the difference between our Same Property Portfolio and our Stabilized Same Property Portfolio is 135,429 rentable square feet of space at three of our properties that were classified as repositioning or lease-up.
As of September 30, 2018, the difference between our Same Property Portfolio and our Stabilized Same Property Portfolio is space aggregating 378,040 rentable square feet at six of our properties that were in various stages of repositioning or lease-up.

Properties and Space Under Repositioning: Typically defined as properties or units where a significant amount of space is held vacant in order to implement capital improvements that improve the functionality (not including basic refurbishments, i.e., paint and carpet), cash flow and value of that space. We define a significant amount of space at a property as the lower of (i) 35,000 square feet of space or (ii) 50% of a property’s square footage. Typically, we would include properties or space where the repositioning and lease-up time frame is estimated to be greater than six months. A repositioning is considered complete once the investment is fully or nearly fully deployed and the property is marketable for leasing. We consider a repositioning property to be stabilized at the earlier of the following: (i) upon reaching 90%




occupancy or (ii) one year from the date of completion of repositioning construction work. We look to update this definition on an annual basis based on the growth and size of the Company’s consolidated portfolio.

Contact:
Investor Relations:

Stephen Swett
424-256-2153 ext 401
[email protected]




Rexford Industrial Realty, Inc.
Consolidated Balance Sheets
(In thousands except share data)

 
 
September 30, 2019
 
December 31, 2018
 
(unaudited)
 
 
ASSETS
 
 
 
Land
$
1,728,490

 
$
1,298,957

Buildings and improvements
1,611,060

 
1,332,438

Tenant improvements
68,124

 
60,024

Furniture, fixtures, and equipment
141

 
149

Construction in progress
29,094

 
24,515

Total real estate held for investment
3,436,909

 
2,716,083

Accumulated depreciation
(278,726
)
 
(228,742
)
Investments in real estate, net
3,158,183

 
2,487,341

Cash and cash equivalents
197,508

 
180,601

Restricted cash

 

Rents and other receivables, net
4,376

 
4,944

Deferred rent receivable, net
27,502

 
22,228

Deferred leasing costs, net
17,561

 
14,002

Deferred loan costs, net
849

 
1,312

Acquired lease intangible assets, net
67,110

 
55,683

Acquired indefinite-lived intangible
5,156

 
5,156

Interest rate swap asset
374

 
8,770

Other assets
10,778

 
6,723

Acquisition related deposits
8,415

 
925

Assets associated with real estate held for sale, net
4,582

 

Total Assets
$
3,502,394

 
$
2,787,685

LIABILITIES & EQUITY
 
 
 
Liabilities
 
 
 
Notes payable
$
857,688

 
$
757,371

Interest rate swap liability
10,727

 
2,351

Accounts payable, accrued expenses and other liabilities
34,669

 
21,074

Dividends payable
21,034

 
15,938

Acquired lease intangible liabilities, net
56,151

 
52,727

Tenant security deposits
27,688

 
23,262

Prepaid rents
7,759

 
6,539

Liabilities associated with real estate held for sale
135

 

Total Liabilities
1,015,851

 
879,262

Equity
 
 
 
Rexford Industrial Realty, Inc. stockholders’ equity
 
 
 
Preferred stock, $0.01 par value, 10,050,000 shares authorized;
 
 
 
5.875% series A cumulative redeemable preferred stock, 3,600,000 shares outstanding as of June 30, 2019 and December 31, 2018 ($90,000 liquidation preference)
86,651

 
86,651

5.875% series B cumulative redeemable preferred stock, 3,000,000 shares outstanding as of September 30, 2019 and December 31, 2018 ($75,000 liquidation preference)
72,443

 
72,443

5.625% series C cumulative redeemable preferred stock, 3,450,000 and zero shares outstanding as of September 30, 2019 and December 31, 2018, respectively ($86,250 liquidation preference)
83,435

 

Common Stock, $0.01 par value 489,950,000 shares authorized and 110,884,272 and 96,810,504 shares outstanding as of September 30, 2019 and December 31, 2018, respectively
1,106

 
966

Additional paid in capital
2,306,282

 
1,798,113

Cumulative distributions in excess of earnings
(117,711
)
 
(88,341
)
Accumulated other comprehensive income
(10,132
)
 
6,262

Total stockholders’ equity
2,422,074

 
1,876,094

Noncontrolling interests
64,469

 
32,329

Total Equity
2,486,543

 
1,908,423

Total Liabilities and Equity
$
3,502,394

 
$
2,787,685





Rexford Industrial Realty, Inc.
Consolidated Statements of Operations
(Unaudited and in thousands, except per share data)


 
Three Months Ended September 30,
 
Nine Months Ended September 30,
 
2019
 
2018
 
2019
 
2018
REVENUES
 
 
 
 
 
 
 
Rental income
67,020

 
54,469

 
190,237

 
154,518

Management, leasing and development services
90

 
116

 
301

 
359

Interest income
951

 
609

 
2,276

 
609

TOTAL REVENUES
68,061

 
55,194

 
192,814

 
155,486

OPERATING EXPENSES
 
 
 
 
 
 
 
Property expenses
16,165

 
13,294

 
45,116

 
38,029

General and administrative
7,440

 
6,229

 
22,085

 
18,897

Depreciation and amortization
25,496

 
20,144

 
72,014

 
59,371

TOTAL OPERATING EXPENSES
49,101

 
39,667

 
139,215

 
116,297

OTHER EXPENSES
 
 
 
 
 
 
 
Acquisition expenses
122

 
106

 
174

 
152

Interest expense
6,785

 
6,456

 
19,511

 
18,760

TOTAL EXPENSES
56,008

 
46,229

 
158,900

 
135,209

Gains on sale of real estate
895

 

 
5,705

 
11,591

NET INCOME
12,948

 
8,965

 
39,619

 
31,868

Less: net income attributable to noncontrolling interest
(518
)
 
(141
)
 
(1,288
)
 
(588
)
NET INCOME ATTRIBUTABLE TO REXFORD INDUSTRIAL REALTY, INC.
12,430

 
8,824

 
38,331

 
31,280

Less: preferred stock dividends
(2,572
)
 
(2,423
)
 
(7,419
)
 
(7,270
)
Less: earnings attributable to participating securities
(112
)
 
(94
)
 
(339
)
 
(285
)
NET INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS
$
9,746

 
$
6,307

 
$
30,573

 
$
23,725

Net income attributable to common stockholders per share  basic
$
0.09

 
$
0.07

 
$
0.29

 
$
0.28

Net income attributable to common stockholders per share  diluted
$
0.09

 
$
0.07

 
$
0.29

 
$
0.28

Weighted-average shares of common stock outstanding – basic
109,645

 
91,464

 
104,653

 
84,407

Weighted-average shares of common stock outstanding – diluted
110,074

 
91,945

 
105,014

 
84,925






Rexford Industrial Realty, Inc.
Same Property Portfolio Occupancy and NOI and Cash NOI
(Unaudited, dollars in thousands)
 
 
Same Property Portfolio Occupancy:
 
 
 
 
 
 
 
September 30, 2019
 
September 30, 2018
 
Change (basis points)
 
Same Property
Portfolio
 
Stabilized
Same
Property
Portfolio
(1)
 
Same Property
Portfolio
 
Stabilized
Same
Property
Portfolio
(2)
 
Same Property
Portfolio
 
Stabilized
Same
Property
Portfolio
Occupancy:
 
 
 
 
 
 
 
 
 
 
 
Los Angeles County
97.1%
 
97.5%
 
95.9%
 
98.2%
 
120 bps
 
(70) bps
Orange County
96.3%
 
98.7%
 
94.9%
 
97.3%
 
140 bps
 
140 bps
San Bernardino County
98.0%
 
98.0%
 
96.5%
 
96.5%
 
150 bps
 
150 bps
San Diego County
95.9%
 
95.9%
 
97.6%
 
97.6%
 
(170) bps
 
(170) bps
Ventura County
96.2%
 
98.5%
 
91.6%
 
97.7%
 
460 bps
 
80 bps
Total/Weighted Average
97.0%
 
97.7%
 
95.6%
 
97.6%
 
140 bps
 
10 bps

(1)
Reflects the occupancy of our Same Property Portfolio as of September 30, 2019, adjusted for total space of 135,429 rentable square feet at three properties that were in various stages of repositioning or lease-up as of September 30, 2019.
(2)
Reflects the occupancy of our Same Property Portfolio as of September 30, 2018, adjusted for space aggregating 378,040 rentable square feet at six properties that were in various stages of repositioning or lease-up as of September 30, 2018.

Same Property Portfolio NOI and Cash NOI
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended September 30,
 
Nine Months Ended September 30,
 
2019
 
2018
 
$ Change
 
% Change
 
2019
 
2018
 
$ Change
 
% Change
Rental income
$
51,096

 
$
48,733

 
$
2,363

 
4.8%
 
$
152,190

 
$
144,451

 
$
7,739

 
5.4%
Property expenses
12,328

 
11,892

 
436

 
3.7%
 
36,023

 
35,476

 
547

 
1.5%
Same Property Portfolio NOI
$
38,768

 
$
36,841

 
$
1,927

 
5.2%
 
$
116,167

 
$
108,975

 
$
7,192

 
6.6%
Straight line rental revenue adjustment
(708
)
 
(920
)
 
212

 
(23.0)%
 
(2,647
)
 
(4,320
)
 
1,673

 
(38.7)%
Amortization of above/below market lease intangibles
(856
)
 
(1,095
)
 
239

 
(21.8)%
 
(2,855
)
 
(3,443
)
 
588

 
(17.1)%
Same Property Portfolio Cash NOI
$
37,204

 
$
34,826

 
$
2,378

 
6.8%
 
$
110,665

 
$
101,212

 
$
9,453

 
9.3%






Rexford Industrial Realty, Inc.
Reconciliation of Net Income to NOI, Same Property Portfolio NOI, Same Property Portfolio Cash NOI, Stabilized Same Property Portfolio NOI and Stabilized Same Property Portfolio Cash NOI
(Unaudited and in thousands)


 
Three Months Ended September 30,
 
Nine Months Ended September 30,
 
2019
 
2018
 
2019
 
2018
Net income
$
12,948

 
$
8,965

 
$
39,619

 
$
31,868

Add:
 
 
 
 
 
 
 
General and administrative
7,440

 
6,229

 
22,085

 
18,897

Depreciation and amortization
25,496

 
20,144

 
72,014

 
59,371

Acquisition expenses
122

 
106

 
174

 
152

Interest expense
6,785

 
6,456

 
19,511

 
18,760

Deduct:
 
 
 
 
 
 
 
Management, leasing and development services
90

 
116

 
301

 
359

Interest income
951

 
609

 
2,276

 
609

Gains on sale of real estate
895

 

 
5,705

 
11,591

Net operating income (NOI)
$
50,855

 
$
41,175

 
$
145,121

 
$
116,489

Non-Same Property Portfolio rental income
(15,924
)
 
(5,736
)
 
(38,047
)
 
(10,067
)
Non-Same Property Portfolio property expenses
3,837

 
1,402

 
9,093

 
2,553

Same Property Portfolio NOI
$
38,768

 
$
36,841

 
$
116,167

 
$
108,975

Straight line rental revenue adjustment
(708
)
 
(920
)
 
(2,647
)
 
(4,320
)
Amortization of above/below market lease intangibles
(856
)
 
(1,095
)
 
(2,855
)
 
(3,443
)
Same Property Portfolio Cash NOI
$
37,204

 
$
34,826

 
$
110,665

 
$
101,212

 
 
 
 
 
 
 
 
NOI (from above)
$
50,855

 
$
41,175

 
$
145,121

 
$
116,489

Non-Stabilized Same Property Portfolio rental income
(19,013
)
 
(7,759
)
 
(47,052
)
 
(15,272
)
Non-Stabilized Same Property Portfolio property expenses
4,494

 
1,948

 
11,119

 
4,058

Stabilized Same Property Portfolio NOI
$
36,336

 
$
35,364

 
$
109,188

 
$
105,275

Straight line rental revenue adjustment
(650
)
 
(792
)
 
(2,132
)
 
(3,908
)
Amortization of above/below market lease intangibles
(862
)
 
(1,106
)
 
(2,876
)
 
(3,544
)
Stabilized Same Property Portfolio Cash NOI
$
34,824

 
$
33,466

 
$
104,180

 
$
97,823






Rexford Industrial Realty, Inc.
Reconciliation of Net Income to Funds From Operations and Core Funds From Operations
(Unaudited and in thousands, except per share data)

 
 
Three Months Ended September 30,
 
Nine Months Ended September 30,
 
2019
 
2018
 
2019
 
2018
Net income
$
12,948

 
$
8,965

 
$
39,619

 
$
31,868

Add:
 
 
 
 
 

 
 

Depreciation and amortization
25,496

 
20,144

 
72,014

 
59,371

Deduct:
 
 
 
 
 
 
 
Gains on sale of real estate
895

 

 
5,705

 
11,591

Funds From Operations (FFO)
$
37,549

 
$
29,109

 
$
105,928

 
$
79,648

Less: preferred stock dividends
(2,572
)
 
(2,423
)
 
(7,419
)
 
(7,270
)
Less: FFO attributable to noncontrolling interest(1)
(1,056
)
 
(574
)
 
(2,810
)
 
(1,693
)
Less: FFO attributable to participating securities(2)
(187
)
 
(165
)
 
(545
)
 
(476
)
Company share of FFO
$
33,734

 
$
25,947

 
$
95,154

 
$
70,209

 
 
 
 
 
 
 
 
Company Share of FFO per common share - basic
$
0.31

 
$
0.28

 
$
0.91

 
$
0.83

Company Share of FFO per common share - diluted
$
0.31

 
$
0.28

 
$
0.91

 
$
0.83

 
 
 
 
 
 
 
 
FFO
$
37,549

 
$
29,109

 
$
105,928

 
$
79,648

Adjust:
 
 
 
 
 
 
 
Acquisition expenses
122

 
106

 
174

 
152

Core FFO
$
37,671

 
$
29,215

 
$
106,102

 
$
79,800

Less: preferred stock dividends
(2,572
)
 
(2,423
)
 
(7,419
)
 
(7,270
)
Less: Core FFO attributable to noncontrolling interest(1)
(1,059
)
 
(576
)
 
(2,813
)
 
(1,696
)
Less: Core FFO attributable to participating securities(2)
(187
)
 
(166
)
 
(545
)
 
(478
)
Company share of Core FFO
$
33,853

 
$
26,050

 
$
95,325

 
$
70,356

 
 
 
 
 
 
 
 
Company share of Core FFO per common share - basic
$
0.31

 
$
0.28

 
$
0.91

 
$
0.83

Company share of Core FFO per common share - diluted
$
0.31

 
$
0.28

 
$
0.91

 
$
0.83

 
 
 
 
 
 
 
 
Weighted-average shares of common stock outstanding – basic
109,645

 
91,464

 
104,653

 
84,407

Weighted-average shares of common stock outstanding – diluted
110,074

 
91,945

 
105,014

 
84,925


(1)
Noncontrolling interests relate to interests in the Company’s operating partnership, represented by common units and preferred units (Series 1 CPOP units) of partnership interests in the operating partnership that are owned by unit holders other than the Company.
(2)
Participating securities include unvested shares of restricted stock, unvested LTIP units and unvested performance units.


(Back To Top)

Section 3: EX-99.2 (EXHIBIT 99.2)

Exhibit
Exhibit 99.2

400715964_q3covera01.jpg



Table of Contents.
 
 
 
 
 
Section
Page
 
 
Corporate Data:
 
Investor Company Summary
3
Financial and Portfolio Highlights and Common Stock Data
4
Consolidated Financial Results:
 
Consolidated Balance Sheets
5
Consolidated Statements of Operations
6-7
Non-GAAP FFO, Core FFO and AFFO Reconciliations
8-9
Statement of Operations Reconciliations
10
Same Property Portfolio Performance
11
Capitalization Summary
12
Debt Summary
13
Portfolio Data:
 
Portfolio Overview
14
Occupancy and Leasing Trends
15
Leasing Statistics
16-17
Top Tenants and Lease Segmentation
18
Capital Expenditure Summary
19
Properties and Space Under Repositioning/Development
20-21
Current Year Acquisitions and Dispositions Summary
22-23
Guidance
24
Net Asset Value Components
25
Notes and Definitions
26-29
Disclosures:
Forward Looking Statements: This supplemental package contains “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. We caution investors that any forward-looking statements presented herein are based on management’s beliefs and assumptions and information currently available to management. Such statements are subject to risks, uncertainties and assumptions and may be affected by known and unknown risks, trends, uncertainties and factors that are beyond our control. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated or projected. These risks and uncertainties include, without limitation: general risks affecting the real estate industry (including, without limitation, the market value of our properties, the inability to enter into or renew leases at favorable rates, dependence on tenants’ financial condition, and competition from other developers, owners and operators of real estate); risks associated with the disruption of credit markets or a global economic slowdown; risks associated with the potential loss of key personnel (most importantly, members of senior management); risks associated with our failure to maintain our status as a Real Estate Investment Trust under the Internal Revenue Code of 1986, as amended; possible adverse changes in tax and environmental laws; litigation, including costs associated with prosecuting or defending pending or threatened claims and any adverse outcomes, and potential liability for uninsured losses and environmental contamination.
For a further discussion of these and other factors that could cause our future results to differ materially from any forward-looking statements, see Item 1A. Risk Factors in our 2018 Annual Report on Form 10-K, which was filed with the Securities and Exchange Commission (“SEC”) on February 19, 2019. We disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes.

 
Third Quarter 2019
Supplemental Financial Reporting Package
Page 2

 400715964_logo3a13.jpg
 


Investor Company Summary.
 
 
 
 
 
Executive Management Team
Howard Schwimmer
 
Co-Chief Executive Officer, Director
Michael S. Frankel
 
Co-Chief Executive Officer, Director
Adeel Khan
 
Chief Financial Officer
David Lanzer
 
General Counsel and Corporate Secretary
Board of Directors
Richard Ziman
 
Chairman
Howard Schwimmer
 
Co-Chief Executive Officer, Director
Michael S. Frankel
 
Co-Chief Executive Officer, Director
Robert L. Antin
 
Director
Steven C. Good
 
Director
Diana J. Ingram
 
Director
Tyler H. Rose
 
Director
Peter Schwab
 
Director
Investor Relations Information
ICR
Stephen Swett
www.icrinc.com
212-849-3882
 
 
Equity Research Coverage
 
 
Bank of America Merrill Lynch
 
James Feldman
 
(646) 855-5808
Capital One
 
Chris Lucas
 
(571) 633-8151
Citigroup Investment Research
 
Emmanuel Korchman
 
(212) 816-1382
Green Street Advisors
 
Eric Frankel
 
(949) 640-8780
J.P. Morgan
 
Michael W. Mueller, CFA
 
(212) 622-6689
Jefferies LLC
 
Jonathan Petersen
 
(212) 284-1705
Stifel Nicolaus & Co.
 
John W. Guinee
 
(443) 224-1307
Wells Fargo Securities
 
Blaine Heck
 
(443) 263-6529
Disclaimer: This list may not be complete and is subject to change as firms add or delete coverage of our company. Please note that any opinions, estimates, forecasts or predictions regarding our historical or predicted performance made by these analysts are theirs alone and do not represent opinions, estimates, forecasts or predictions of Rexford Industrial Realty, Inc. or its management. We are providing this listing as a service to our stockholders and do not by listing these firms imply our endorsement of, or concurrence with, such information, conclusions or recommendations. Interested persons may obtain copies of analysts’ reports on their own; we do not distribute these reports.

 
Third Quarter 2019
Supplemental Financial Reporting Package
Page 3

 400715964_logo3a13.jpg
 


Financial and Portfolio Highlights and Common Stock Data. (1)
 
 
(in thousands except share and per share data and portfolio statistics)

 
Three Months Ended
 
September 30, 2019
 
June 30, 2019
 
March 31, 2019
 
December 31, 2018
 
September 30, 2018
Financial Results:
 
 
 
 
 
 
 
 
 
Total rental income
$
67,020

 
$
63,613

 
$
59,604

 
$
56,125

 
$
54,469

Net income
$
12,948

 
$
15,954

 
$
10,717

 
$
15,207

 
$
8,965

Net Operating Income (NOI)
$
50,855

 
$
48,474

 
$
45,792

 
$
42,483

 
$
41,175

Company share of Core FFO
$
33,853

 
$
32,068

 
$
29,404

 
$
27,216

 
$
26,050

Company share of Core FFO per common share - diluted
$
0.31

 
$
0.30

 
$
0.30

 
$
0.29

 
$
0.28

Adjusted EBITDA
$
49,271

 
$
45,342

 
$
42,164

 
$
40,348

 
$
38,003

Dividend declared per common share
$
0.185

 
$
0.185

 
$
0.185

 
$
0.160

 
$
0.160

Portfolio Statistics:
 
 
 
 
 
 
 
 
 
Portfolio SF - consolidated
24,814,281

 
23,874,494

 
22,144,631

 
21,295,443

 
20,505,157

Ending occupancy - consolidated portfolio
94.9
%
 
94.2
%
 
94.6
%
 
95.4
%
 
95.1
%
Stabilized occupancy - consolidated portfolio
97.5
%
 
97.8
%
 
97.8
%
 
97.5
%
 
97.6
%
Leasing spreads - GAAP
31.2
%
 
39.4
%
 
26.2
%
 
25.1
%
 
32.2
%
Leasing spreads - cash
19.4
%
 
22.3
%
 
17.3
%
 
14.8
%
 
21.1
%
Same Property Performance:
 
 
 
 
 
 
 
 
 
Same Property Portfolio SF
18,248,342

 
18,248,342

 
18,248,342

 
18,248,342

 
18,248,342

Same Property Portfolio ending occupancy
97.0
%
 
96.8
%
 
96.8
%
 
96.0
%
 
95.6
%
Same Property Portfolio NOI growth(2)
5.2
%
 
6.9
%
 
7.7
%
 
n/a

 
n/a

Same Property Portfolio Cash NOI growth(2)
6.8
%
 
11.2
%
 
10.1
%
 
n/a

 
n/a

Stabilized Same Property Portfolio ending occupancy
97.7
%
 
97.9
%
 
97.9
%
 
97.3
%
 
97.6
%
Stabilized Same Property Portfolio NOI growth(2)
2.7
%
 
4.0
%
 
4.4
%
 
n/a

 
n/a

Stabilized Same Property Portfolio Cash NOI growth(2)
4.1
%
 
8.0
%
 
7.6
%
 
n/a

 
n/a

Capitalization:
 
 
 
 
 
 
 
 
 
Common stock price at quarter end
$
44.02

 
$
40.37

 
$
35.81

 
$
29.47

 
$
31.96

Common shares issued and outstanding
110,669,277

 
109,519,791

 
103,804,570

 
96,610,106

 
92,497,666

Total shares and units issued and outstanding at period end(3)
113,091,134

 
111,943,020

 
106,267,799

 
99,025,917

 
94,500,770

Weighted average shares outstanding - diluted
110,074,074

 
106,236,309

 
98,607,786

 
94,487,773

 
91,945,206

5.875% Series A & Series B Preferred Stock, 5.625% Series C Preferred Stock, and 4.43937% Redeemable Convertible Preferred Units
$
278,281

 
$
192,031

 
$
165,000

 
$
165,000

 
$
165,000

Total equity market capitalization
$
5,256,553

 
$
4,711,171

 
$
3,970,450

 
$
3,083,294

 
$
3,185,245

Total consolidated debt
$
860,999

 
$
761,038

 
$
761,077

 
$
761,116

 
$
761,154

Total combined market capitalization (net debt plus equity)
$
5,920,044

 
$
5,300,000

 
$
4,454,952

 
$
3,663,809

 
$
3,762,495

Ratios:
 
 
 
 
 
 
 
 
 
Net debt to total combined market capitalization
11.2
%
 
11.1
%
 
10.9
%
 
15.8
%
 
15.3
%
Net debt to Adjusted EBITDA (quarterly results annualized)
3.4x

 
3.2x

 
2.9x

 
3.6x

 
3.8x

(1)
For definition/discussion of non-GAAP financial measures and reconciliations to their nearest GAAP equivalents, see the definitions section and reconciliation section beginning on page 26 and page 8 of this report, respectively.
(2)
Represents the year over year percentage change in NOI and Cash NOI for the Same Property Portfolio and Stabilized Same Property Portfolio. For comparability, NOI growth and Cash NOI growth for Q1’19 and Q2’19 has been restated to remove the results of Orangethorpe (sold Q2’19) and Poinsettia Unit 301 (sold Q3’19). See page 23 for a list of dispositions completed during 2019.
(3)
Includes the following number of OP Units and vested LTIP units held by noncontrolling interests: 2,421,857 (Sep 30, 2019), 2,423,229 (Jun 30, 2019), 2,463,229 (Mar 31, 2019), 2,415,811 (Dec 31, 2018) and 2,003,104 (Sep 30, 2018). Excludes the following number of shares of unvested restricted stock: 214,995 (Sep 30, 2019), 219,789 (Jun 30, 2019), 223,476 (Mar 31, 2019), 200,398 (Dec 31, 2018) and 209,214 (Sep 30, 2018). Excludes unvested LTIP units and unvested performance units.

 
Third Quarter 2019
Supplemental Financial Reporting Package
Page 4

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Consolidated Balance Sheets.
 
 
 
 
(unaudited and in thousands)
 
September 30, 2019
 
June 30, 2019
 
March 31, 2019
 
December 31, 2018
 
September 30, 2018
ASSETS
 
 
 
 
 
 
 
 
 
Land
$
1,728,490

 
$
1,590,321

 
$
1,364,738

 
$
1,298,957

 
$
1,218,386

Buildings and improvements
1,611,060

 
1,528,750

 
1,422,684

 
1,332,438

 
1,253,935

Tenant improvements
68,124

 
66,665

 
62,908

 
60,024

 
54,808

Furniture, fixtures, and equipment
141

 
141

 
149

 
149

 
151

Construction in progress
29,094

 
23,576

 
20,331

 
24,515

 
50,367

  Total real estate held for investment
3,436,909

 
3,209,453

 
2,870,810

 
2,716,083

 
2,577,647

Accumulated depreciation
(278,726
)
 
(261,231
)
 
(245,033
)
 
(228,742
)
 
(214,680
)
Investments in real estate, net
3,158,183

 
2,948,222

 
2,625,777

 
2,487,341

 
2,362,967

Cash and cash equivalents
197,508

 
172,209

 
276,575

 
180,601

 
183,904

Restricted cash

 
11,055

 

 

 

Rents and other receivables, net
4,376

 
3,614

 
4,548

 
4,944

 
5,042

Deferred rent receivable, net
27,502

 
25,462

 
24,290

 
22,228

 
20,770

Deferred leasing costs, net
17,561

 
16,722

 
14,139

 
14,002

 
13,446

Deferred loan costs, net
849

 
1,004

 
1,158

 
1,312

 
1,467

Acquired lease intangible assets, net(1)
67,110

 
61,664

 
56,122

 
55,683

 
53,402

Acquired indefinite-lived intangible
5,156

 
5,156

 
5,156

 
5,156

 
5,156

Interest rate swap asset
374

 
1,414

 
5,896

 
8,770

 
13,851

Other assets(2)
10,778

 
14,204

 
12,580

 
6,723

 
7,508

Acquisition related deposits
8,415

 
4,615

 
10,875

 
925

 
1,325

Assets associated with real estate held for sale, net(3)
4,582

 

 

 

 

Total Assets
$
3,502,394


$
3,265,341

 
$
3,037,116

 
$
2,787,685

 
$
2,668,838

LIABILITIES & EQUITY
 
 
 
 
 
 
 
 
 
Liabilities
 
 
 
 
 
 

 
 
Notes payable
$
857,688

 
$
757,677

 
$
757,524

 
$
757,371

 
$
757,218

Interest rate swap liability
10,727

 
8,671

 
4,604

 
2,351

 

Accounts payable, accrued expenses and other liabilities(2)
34,669

 
26,065

 
33,728

 
21,074

 
30,411

Dividends payable
21,034

 
20,823

 
19,774

 
15,938

 
15,214

Acquired lease intangible liabilities, net(4)
56,151

 
55,084

 
52,426

 
52,727

 
52,289

Tenant security deposits
27,688

 
26,123

 
24,396

 
23,262

 
21,888

Prepaid rents
7,759

 
6,289

 
6,828

 
6,539

 
6,424

Liabilities associated with real estate held for sale(3)
135

 

 

 

 

Total Liabilities
1,015,851

 
900,732

 
899,280

 
879,262

 
883,444

Equity
 
 
 
 
 
 

 
 
Preferred stock
242,529

 
159,094

 
159,094

 
159,094

 
159,094

Common stock
1,106

 
1,095

 
1,038

 
966

 
924

Additional paid in capital
2,306,282

 
2,255,849

 
2,042,218

 
1,798,113

 
1,666,339

Cumulative distributions in excess of earnings
(117,711
)
 
(107,056
)
 
(99,715
)
 
(88,341
)
 
(85,358
)
Accumulated other comprehensive income
(10,132
)
 
(7,101
)
 
1,261

 
6,262

 
13,558

Total stockholders’ equity
2,422,074

 
2,301,881

 
2,103,896

 
1,876,094

 
1,754,557

Noncontrolling interests
64,469

 
62,728

 
33,940

 
32,329

 
30,837

Total Equity
2,486,543

 
2,364,609

 
2,137,836

 
1,908,423

 
1,785,394

Total Liabilities and Equity
$
3,502,394

 
$
3,265,341

 
$
3,037,116

 
$
2,787,685

 
$
2,668,838

(1)
Includes net above-market tenant lease intangibles of $5,517 (September 30, 2019), $5,450 (June 30, 2019), $5,410 (March 31, 2019), $4,647 (December 31, 2018) and $4,453 (September 30, 2018).
(2)
In connection with the adoption of Financial Accounting Standards Board Topic 842 - Leases on January 1, 2019, we recognized operating lease right-of-use assets and lease liabilities related to our ground and office leases. As of September 30, 2019 we have operating lease right-of-use assets and lease liabilities of of $3.7 million and $3.9 million, respectively.
(3)
As of September 30, 2019, our property located at 13914-13932 East Valley Boulevard was classified as held for sale.
(4)
Includes net below-market tenant lease intangibles of $56,151 (September 30, 2019), $55,084 (June 30, 2019), $52,426 (March 31, 2019), $52,610 (December 31, 2018) and $52,164 (September 30, 2018).

 
Third Quarter 2019
Supplemental Financial Reporting Package
Page 5

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Consolidated Statements of Operations.
 
 
Quarterly Results
 
(unaudited and in thousands, except share and per share data)
 
Three Months Ended
 
Sep 30, 2019
 
Jun 30, 2019
 
Mar 31, 2019
 
Dec 31, 2018
 
Sep 30, 2018
Revenues
 
 
 
 
 
 
 
 
 
Rental income(1)
$
67,020

 
$
63,613

 
$
59,604


$
56,125

 
$
54,469

Management, leasing, and development services
90

 
109

 
102


114

 
116

Interest income
951

 
668

 
657


769

 
609

Total Revenues
68,061

 
64,390

 
60,363


57,008

 
55,194

Operating Expenses
 
 
 
 


 
 
 
Property expenses
16,165

 
15,139

 
13,812


13,642

 
13,294

General and administrative(2)
7,440

 
7,301

 
7,344


6,297

 
6,229

Depreciation and amortization
25,496

 
24,522

 
21,996


20,671

 
20,144

Total Operating Expenses
49,101

 
46,962

 
43,152


40,610

 
39,667

Other Expenses
 
 
 
 


 
 
 
Acquisition expenses
122

 
29

 
23


166

 
106

Interest expense
6,785

 
6,255

 
6,471


6,656

 
6,456

Total Expenses
56,008

 
53,246

 
49,646


47,432

 
46,229

Gains on sale of real estate
895

 
4,810

 


5,631

 

Net Income
12,948

 
15,954

 
10,717


15,207

 
8,965

Less: net income attributable to noncontrolling interests
(518
)
 
(569
)
 
(201
)

(277
)
 
(141
)
Net income attributable to Rexford Industrial Realty, Inc.
12,430

 
15,385

 
10,516


14,930

 
8,824

Less: preferred stock dividends
(2,572
)
 
(2,424
)
 
(2,423
)

(2,424
)
 
(2,423
)
Less: earnings allocated to participating securities
(112
)
 
(113
)
 
(114
)

(93
)
 
(94
)
Net income attributable to common stockholders
$
9,746

 
$
12,848

 
$
7,979


$
12,413

 
$
6,307

 
 
 
 
 



 

Earnings per Common Share
 
 
 
 



 

Net income attributable to common stockholders per share - basic
$
0.09

 
$
0.12

 
$
0.08


$
0.13

 
$
0.07

Net income attributable to common stockholders per share - diluted
$
0.09

 
$
0.12

 
$
0.08


$
0.13

 
$
0.07

 
 
 
 
 


 
 
 
Weighted average shares outstanding - basic
109,645,216
 
105,847,557
 
98,342,677
 
93,995,846
 
91,463,594
Weighted average shares outstanding - diluted
110,074,074
 
106,236,309
 
98,607,786
 
94,487,773
 
91,945,206
(1)
See footnote (1) on the next page (page 7) for details related to our presentation of “Rental income” in the consolidated statements of operations for all periods presented.
(2)
In connection with the adoption of Financial Accounting Standards Board Topic 842, Leases (“ASC 842”), beginning in 2019 we are required to expense internal leasing costs that were previously allowed to be capitalized under prior lease accounting guidance (“ASC 840”). If we had adopted ASC 842 as of January 1, 2018, we would have expensed internal leasing costs (in thousands) of $288 and $288 for the three months ended December 31, 2018 and September 30, 2018, respectively.


 
Third Quarter 2019
Supplemental Financial Reporting Package
Page 6

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Consolidated Statements of Operations.
 
 
Quarterly Results
 
(unaudited and in thousands)
 
Three Months Ended September 30,
 
Nine Months Ended September 30,
 
2019
 
2018
 
2019
 
2018
Revenues
 
 
 
 
 
 
 
Rental income(1)
$
67,020

 
$
54,469

 
$
190,237

 
$
154,518

Management, leasing, and development services
90

 
116

 
301

 
359

Interest income
951

 
609

 
2,276

 
609

Total Revenues
68,061

 
55,194

 
192,814

 
155,486

Operating Expenses
 
 
 
 
 
 
 
Property expenses
16,165

 
13,294

 
45,116

 
38,029

General and administrative (2)
7,440

 
6,229

 
22,085

 
18,897

Depreciation and amortization
25,496

 
20,144

 
72,014

 
59,371

Total Operating Expenses
49,101

 
39,667