EX-99.1 2 d238427dex991.htm EX-99.1 EX-99.1

Exhibit 99.1

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Paramount Announces Second Quarter 2016 Results

– Raises Guidance for Full Year 2016 –

NEW YORK—August 4, 2016 – Paramount Group, Inc. (NYSE: PGRE) (“Paramount” or the “Company”) filed its Quarterly Report on Form 10-Q for the quarter ended June 30, 2016 today and reported results for the quarter ended June 30, 2016.

Second Quarter Highlights:

 

    Net income attributable to common stockholders was $3.2 million, or $0.01 per diluted share, for the quarter ended June 30, 2016, compared to a net loss of $4.7 million, or $0.02 per diluted share, for the quarter ended June 30, 2015.

 

    Core Funds from Operations (“Core FFO”) attributable to common stockholders was $49.4 million, or $0.23 per diluted share, for the quarter ended June 30, 2016, compared to $46.3 million, or $0.22 per diluted share, for the quarter ended June 30, 2015.

 

    Leased 148,896 square feet at a weighted average initial rent of $74.15 per square foot, of which 32,753 square feet represents second generation space for which the Company achieved positive mark-to-markets of 22.9% on a cash basis and 11.3% on a GAAP basis.

 

    On April 28, 2016, the Company closed Fund VIII (the Company’s debt fund) with aggregate capital commitments of $775.2 million.

 

    On May 3, 2016, the Company completed a $500.0 million refinancing of 31 West 52nd Street, a 786,647 square foot Class A office building in Manhattan. The new 10-year loan is interest only at a fixed rate of 3.80%. The Company realized net proceeds of approximately $65.0 million after repaying of the existing loan, swap breakage and closing costs. The property was previously encumbered by a $413.5 million loan that was scheduled to mature in December 2017 and had a weighted average interest rate of 4.23%.

 

    On May 26, 2016, Fund VIII acquired a $55.0 million junior mezzanine loan secured by the indirect equity interests in the owners of 1285 Avenue of the Americas, a 1.8 million square foot Class A office building located between 51st and 52nd streets in Manhattan. The loan bears interest at a fixed rate of 6.75% and matures in June 2023.

 

    On June 15, 2016, the Company’s Board of Directors declared a regular quarterly cash dividend of $0.095 per share for the quarter ended June 30, 2016, which was paid on July 15, 2016.

 

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Financial Results

Quarter Ended June 30, 2016

Net income attributable to common stockholders was $3.2 million, or $0.01 per diluted share, for the quarter ended June 30, 2016, compared to a net loss of $4.7 million, or $0.02 per diluted share, for the quarter ended June 30, 2015.

FFO attributable to common stockholders was $54.2 million, or $0.25 per diluted share, for the quarter ended June 30, 2016, compared to $52.7 million, or $0.25 per diluted share, for the quarter ended June 30, 2015. FFO attributable to common stockholders for the quarters ended June 30, 2016 and 2015 includes the impact of certain non-core items listed in the table on page 9. The aggregate of these items, net of amounts attributable to noncontrolling interests, increased FFO attributable to common stockholders for the quarters ended June 30, 2016 and 2015 by $4.8 million and $6.3 million, or $0.02 and $0.03 per diluted share, respectively.

Core FFO attributable to common stockholders, which excludes the impact of the non-core items, was $49.4 million, or $0.23 per diluted share, for the quarter ended June 30, 2016, compared to $46.3 million, or $0.22 per diluted share for the quarter ended June 30, 2015.

Six Months Ended June 30, 2016

Net loss attributable to common stockholders was $3.3 million, or $0.02 per diluted share, for the six months ended June 30, 2016, compared to a net loss of $14.4 million, or $0.07 per diluted share, for the six months ended June 30, 2015.

FFO attributable to common stockholders was $103.5 million, or $0.48 per diluted share, for the six months ended June 30, 2016, compared to $96.0 million, or $0.45 per diluted share, for the six months ended June 30, 2015. FFO attributable to common stockholders for the six months ended June 30, 2016 and 2015 includes the impact of certain non-core items listed in the table on page 9. The aggregate of these items, net of amounts attributable to noncontrolling interests, increased FFO attributable to common stockholders for the six months ended June 30, 2016 and 2015 by $5.1 million and $10.7 million, or $0.02 and $0.05 per diluted share, respectively.

Core FFO attributable to common stockholders, which excludes the impact of these items, was $98.4 million, or $0.46 per diluted share, for the six months ended June 30, 2016, compared to $85.3 million, or $0.40 per diluted share for the six months ended June 30, 2015.

 

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Portfolio Operations

Quarter Ended June 30, 2016

During the quarter ended June 30, 2016, the Company leased 148,896 square feet at a weighted average initial rent of $74.15 per square foot. This leasing activity, offset by lease expirations during the quarter, decreased portfolio wide leased occupancy by 270 basis points to 92.9% at June 30, 2016 from 95.6% at March 31, 2016. Of the 148,896 square feet leased in the second quarter, 32,753 square feet represents second generation space (space that has been vacant for less than twelve months) for which the Company achieved positive mark-to-markets of 22.9% on a cash basis and 11.3% on a GAAP basis. The weighted average lease term for leases signed during the second quarter was 6.1 years and weighted average tenant improvements and leasing commissions on these leases were $9.71 per square foot per annum, or 13.1% of initial rent.

Six Months Ended June 30, 2016

During the six months ended June 30, 2016, the Company leased 303,847 square feet at a weighted average initial rent of $76.67 per square foot. This leasing activity, offset by lease expirations during the six months, decreased portfolio wide leased occupancy by 240 basis points to 92.9% at June 30, 2016 from 95.3% at December 31, 2015. Of the 303,847 square feet leased in the six months, 133,096 square feet represents second generation space (space that has been vacant for less than twelve months) for which the Company achieved positive mark-to-markets of 12.0% on a GAAP basis and 4.3% on a cash basis. The weighted average lease term for leases signed during the six months was 7.0 years and weighted average tenant improvements and leasing commissions on these leases were $7.94 per square foot per annum, or 10.4% of initial rent.

The six months ended June 30, 2016 mark-to-market includes the effect of a 52,500 square foot above-market lease at 1633 Broadway that was terminated and subsequently released shortly thereafter at market rates. Excluding the impact of this lease, cash basis and GAAP basis mark-to-markets were positive 25.1% and 21.3%, respectively.

 

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Guidance

Based on the Company’s performance for the six months ended June 30, 2016 and its outlook for the remainder of 2016, the Company is raising its Estimated Core FFO Guidance for 2016 to a range of $0.81 to $0.85 per diluted share, from its prior range of $0.80 to $0.84 per diluted share. The Company is providing the following reconciliation of Estimated Core FFO per diluted share to estimated net loss per diluted share in accordance with GAAP. The estimated net loss per diluted share is not a projection and is being provided solely to satisfy the disclosure requirements of the U.S. Securities and Exchange Commission.

 

For the Year Ending December 31, 2016:

   Low      High  

Estimated net loss attributable to common stockholders per diluted share

   $ (0.07    $ (0.03

Pro rata share of real estate depreciation and amortization, including the Company’s share of unconsolidated joint ventures

     0.90         0.90   
  

 

 

    

 

 

 

Estimated FFO per diluted share

   $ 0.83       $ 0.87   

Adjustments for non-core items1

     (0.02      (0.02
  

 

 

    

 

 

 

Estimated Core FFO per diluted share

   $ 0.81       $ 0.85   
  

 

 

    

 

 

 

Except as described above, these estimates reflect management’s view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels and the earnings impact of the events referenced in this release and otherwise to be referenced during the conference call referred to below. The estimates do not include the impact on operating results from possible future property acquisitions or dispositions, capital markets activity or unrealized gains or losses on real estate fund investments. The estimates set forth above may be subject to fluctuations as a result of several factors, including the straight-lining of rental income and the amortization of above and below-market leases. There can be no assurance that the Company’s actual results will not differ materially from the estimates set forth above.

 

1  Represents non-core items for the six months ended June 30, 2016, which are summarized in this press release and the Company’s Supplemental Information for the quarter ended June 30, 2016, which is available on the Company’s website. The Company is not making projections for non-core items that may impact its financial results for the remainder of 2016, which may include unrealized gains or losses on interest rate swaps, acquisition and transaction related costs and other items that are not included in Core FFO.

 

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Forward-Looking Statements

This press release contains forward-looking statements within the meaning of the Federal securities laws. You can identify these statements by our use of the words “assumes,” “believes,” “estimates,” “expects,” “guidance,” “intends,” “plans,” “projects” and similar expressions that do not relate to historical matters. You should exercise caution in interpreting and relying on forward-looking statements because they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company’s control and could materially affect actual results, performance or achievements. These factors include, without limitation, the ability to enter into new leases or renew leases on favorable terms, dependence on tenants’ financial condition, the uncertainties of real estate development, acquisition and disposition activity, the ability to effectively integrate acquisitions, the costs and availability of financing, the ability of our joint venture partners to satisfy their obligations, the effects of local, national and international economic and market conditions, the effects of acquisitions, dispositions and possible impairment charges on our operating results, regulatory changes and other risks and uncertainties detailed from time to time in the Company’s filings with the Securities and Exchange Commission. The Company does not undertake a duty to update or revise any forward-looking statement, whether as a result of new information, future events or otherwise.

Non GAAP Financial Measures

FFO is a supplemental measure of our performance. We present FFO in accordance with the definition adopted by the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gain from sales of depreciated real estate assets, impairment losses on depreciable real estate and depreciation and amortization expense from real estate assets, including the pro rata share of such adjustments of unconsolidated joint ventures. FFO is commonly used in the real estate industry to assist investors and analysts in comparing results of real estate companies because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. In addition, we present Core FFO as an alternative measure of our operating performance, which adjusts FFO for certain other items, including acquisition and transaction related costs, severance costs and unrealized gains or losses on interest rate swaps, which we believe enhances the comparability of our FFO across periods.

FFO and Core FFO are presented as supplemental financial measures and do not fully represent our operating performance. Other REITs may use different methodologies for calculating FFO and Core FFO or use other definitions of FFO and Core FFO and, accordingly, our presentation of these measures may not be comparable to other real estate companies. Neither FFO nor Core FFO is intended to be a measure of cash flow or liquidity. Please refer to our financial statements, prepared in accordance with GAAP, for purposes of evaluating our financial condition, results of operations and cash flows.

A reconciliation of each Non-GAAP financial measure to the most directly comparable GAAP financial measure can be found in this press release and in our Supplemental Information for the quarter ended June 30, 2016, which is available on our website.

 

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Investor Conference Call and Webcast

The Company will host a conference call and audio webcast on Thursday, August 4, 2016 at 5:30 p.m. Eastern Time (ET) to discuss the second quarter 2016 results. The conference call can be accessed by dialing 877-407-0789 (domestic) or 201-689-8562 (international). An audio replay of the conference call will be available from 8:30 p.m. ET on August 4, 2016 through August 11, 2016 and can be accessed by dialing 877-870-5176 (domestic) or 858-384-5517 (international) and entering the passcode 13640949. A live audio webcast of the conference call will be available through the “Investors” section of the Company’s website, www.paramount-group.com. A replay of the webcast will be archived on the Company’s website.

About Paramount Group, Inc.

Headquartered in New York City, Paramount Group, Inc. is a fully-integrated real estate investment trust that owns, operates, manages, acquires and redevelops high-quality, Class A office properties located in select central business district submarkets of New York City, Washington, D.C. and San Francisco. Paramount is focused on maximizing the value of its portfolio by leveraging the sought-after locations of its assets and its proven property management capabilities to attract and retain high-quality tenants.

Contact Information:

Investor Relations:

212-492-2298

ir@paramount-group.com

Media:

212-492-2285

pr@paramount-group.com

 

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Paramount Group, Inc.

Consolidated Balance Sheets

(Unaudited and in thousands)

 

     June 30, 2016     December 31, 2015  

ASSETS:

    

Rental property

    

Land

   $ 2,042,071      $ 2,042,071   

Buildings and improvements

     5,668,268        5,610,046   
  

 

 

   

 

 

 
     7,710,339        7,652,117   

Accumulated depreciation and amortization

     (323,224     (243,089
  

 

 

   

 

 

 

Rental property, net

     7,387,115        7,409,028   

Cash and cash equivalents

     224,489        143,884   

Restricted cash

     29,043        41,823   

Real estate fund investments

     —          416,438   

Investments in unconsolidated real estate funds

     25,798        —     

Investments in unconsolidated joint ventures

     5,800        7,102   

Preferred equity investments

     54,595        53,941   

Marketable securities

     21,477        21,521   

Deferred rent receivable

     122,334        77,792   

Accounts and other receivables, net

     10,895        10,844   

Deferred charges, net

     79,617        74,991   

Intangible assets, net

     435,450        511,207   

Other assets

     11,596        6,658   
  

 

 

   

 

 

 

Total assets

   $ 8,408,209      $ 8,775,229   
  

 

 

   

 

 

 

LIABILITIES:

    

Notes and mortgages payable, net

   $ 3,012,290      $ 2,922,610   

Revolving credit facility

     20,000        20,000   

Due to affiliates

     27,299        27,299   

Loans payable to noncontrolling interests

     —          45,662   

Accounts payable and accrued expenses

     147,048        102,730   

Dividends and distributions payable

     25,151        25,067   

Deferred income taxes

     246        2,533   

Interest rate swap liabilities

     102,577        93,936   

Intangible liabilities, net

     154,658        179,741   

Other liabilities

     45,997        45,101   
  

 

 

   

 

 

 

Total liabilities

     3,535,266        3,464,679   
  

 

 

   

 

 

 

EQUITY:

    

Paramount Group, Inc. stockholders’ equity

     3,808,073        3,761,017   

Noncontrolling interests in:

    

Consolidated real estate funds

     62,857        414,637   

Consolidated joint ventures

     240,483        236,849   

Operating Partnership

     761,530        898,047   
  

 

 

   

 

 

 

Total equity

     4,872,943        5,310,550   
  

 

 

   

 

 

 

Total liabilities and equity

   $ 8,408,209      $ 8,775,229   
  

 

 

   

 

 

 

 

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Paramount Group, Inc.

Consolidated Statements of Income

(Unaudited and in thousands, except share and per share amounts)

 

     For the Three Months Ended
June 30,
    For the Six Months Ended
June 30,
 
     2016     2015     2016     2015  

REVENUES:

        

Property rentals

   $ 123,408      $ 128,954      $ 248,410      $ 255,356   

Straight-line rent adjustments

     24,673        16,091        44,542        32,042   

Amortization of (above) below-market leases, net

     7,100        872        3,481        1,762   
  

 

 

   

 

 

   

 

 

   

 

 

 

Rental income

     155,181        145,917        296,433        289,160   

Tenant reimbursement income

     10,334        12,063        21,123        25,551   

Fee and other income

     6,788        4,948        27,665        9,443   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total revenues

     172,303        162,928        345,221        324,154   

EXPENSES:

        

Operating

     59,994        57,781        122,939        119,665   

Depreciation and amortization

     67,287        79,421        142,099        153,004   

General and administrative

     12,139        9,133        26,100        21,746   

Acquisition and transaction related costs

     508        8,208        1,443        9,347   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

     139,928        154,543        292,581        303,762   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

     32,375        8,385        52,640        20,392   

Income from real estate fund investments

     —          14,072        —          19,293   

Loss from unconsolidated real estate funds

     (960     —          (1,286     —     

Income from unconsolidated joint ventures

     2,003        2,011        3,499        2,986   

Interest and other income, net

     1,030        512        2,730        1,366   

Interest and debt expense

     (38,009     (42,236     (75,128     (84,124

Unrealized gain on interest rate swaps

     10,073        21,747        16,933        33,725   
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) before income taxes

     6,512        4,491        (612     (6,362

Income tax benefit (expense)

     1,398        (1,343     1,035        (1,917
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

     7,910        3,148        423        (8,279

Less net (income) loss attributable to noncontrolling interests in:

        

Consolidated real estate funds

     78        (6,532     752        (8,741

Consolidated joint ventures

     (4,107     (2,472     (5,359     (931

Operating Partnership

     (693     1,147        878        3,511   
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to common stockholders

   $ 3,188      $ (4,709   $ (3,306   $ (14,440
  

 

 

   

 

 

   

 

 

   

 

 

 

Per share:

        

Basic

   $ 0.01      $ (0.02   $ (0.02   $ (0.07
  

 

 

   

 

 

   

 

 

   

 

 

 

Diluted

   $ 0.01      $ (0.02   $ (0.02   $ (0.07
  

 

 

   

 

 

   

 

 

   

 

 

 

Weighted average common shares outstanding:

        

Basic

     217,121,592        212,106,718        214,762,593        212,106,718   
  

 

 

   

 

 

   

 

 

   

 

 

 

Diluted

     217,137,557        212,106,718        214,762,593        212,106,718   
  

 

 

   

 

 

   

 

 

   

 

 

 

 

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Paramount Group, Inc.

Reconciliation of Net Income (Loss) to Funds from Operations

and Core Funds from Operations

(Unaudited and in thousands, except share and per share amounts)

 

     For the Three Months Ended
June 30,
    For the Six Months Ended
June 30,
 
     2016     2015     2016     2015  

Reconciliation of Net Income (Loss) to FFO and Core FFO:

        

Net income (loss)

   $ 7,910      $ 3,148      $ 423      $ (8,279

Real estate depreciation and amortization (including pro rata share of unconsolidated joint ventures)

     68,843        80,951        145,194        156,010   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO

     76,753        84,099        145,617        147,731   

Less FFO attributable to noncontrolling interests in:

        

Consolidated real estate funds

     (144     (6,790     304        (9,210

Consolidated joint ventures

     (10,560     (11,824     (18,707     (19,193
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO attributable to Paramount Group Operating Partnership

     66,049        65,485        127,214        119,328   

Less FFO attributable to noncontrolling interests in Operating Partnership

     (11,806     (12,822     (23,723     (23,348
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO attributable to common stockholders

   $ 54,243      $ 52,663      $ 103,491      $ 95,980   
  

 

 

   

 

 

   

 

 

   

 

 

 

Per diluted share

   $ 0.25      $ 0.25      $ 0.48      $ 0.45   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO

   $ 76,753      $ 84,099      $ 145,617      $ 147,731   

Non-core items:

        

Unrealized gain on interest rate swaps (including pro rata share of unconsolidated joint ventures)

     (10,490     (22,371     (17,350     (34,735

Acquisition and transaction related costs

     508        2,336        1,443        3,475   

Severance costs

     —          —          2,874        3,315   

Transfer taxes due in connection with the sale of shares by a former joint venture partner

     —          5,872        —          5,872   

Predecessor income tax true-up

     —          721        —          721   
  

 

 

   

 

 

   

 

 

   

 

 

 

Core FFO

     66,771        70,657        132,584        126,379   

Less Core FFO attributable to noncontrolling interests in:

        

Consolidated real estate funds

     (144     (6,790     304        (9,210

Consolidated joint ventures

     (6,488     (6,275     (11,902     (11,146
  

 

 

   

 

 

   

 

 

   

 

 

 

Core FFO attributable to Paramount Group Operating Partnership

     60,139        57,592        120,986        106,023   

Less Core FFO attributable to noncontrolling interests in Operating Partnership

     (10,750     (11,277     (22,605     (20,745
  

 

 

   

 

 

   

 

 

   

 

 

 

Core FFO attributable to common stockholders

   $ 49,389      $ 46,315      $ 98,381      $ 85,278   
  

 

 

   

 

 

   

 

 

   

 

 

 

Per diluted share

   $ 0.23      $ 0.22      $ 0.46      $ 0.40   
  

 

 

   

 

 

   

 

 

   

 

 

 

Reconciliation of weighted average shares outstanding:

        

Weighted average shares outstanding

     217,121,592        212,106,718        214,762,593        212,106,718   

Effect of dilutive securities

     15,965        5,004        —          6,467   
  

 

 

   

 

 

   

 

 

   

 

 

 

Denominator for FFO per diluted share

     217,137,557        212,111,722        214,762,593        212,113,185   
  

 

 

   

 

 

   

 

 

   

 

 

 

 

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