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ELS Reports Second Quarter Results

Equity LifeStyle Properties, Inc. (NYSE: ELS) (referred to herein as “we,” “us,” and “our”) today announced results for the quarter and six months ended June 30, 2020.

All Common Stock and OP Units as well as per share results reflect the two for one stock split that was completed on October 15, 2019. Additionally, all per share results are reported on a fully diluted basis unless otherwise noted.

Financial Results for the Quarter and Six Months Ended June 30, 2020

For the quarter ended June 30, 2020, total revenues increased $5.7 million, or 2.3 percent, to $254.1 million compared to $248.4 million for the same period in 2019. For the quarter ended June 30, 2020, net income available for Common Stockholders decreased $0.2 million, or $0.01 per Common Share, to $46.2 million, or $0.25 per Common Share, compared to $46.4 million, or $0.26 per Common Share, for the same period in 2019.

For the six months ended June 30, 2020, total revenues increased $27.1 million, or 5.3 percent, to $534.6 million compared to $507.5 million for the same period in 2019. For the six months ended June 30, 2020, net income available for Common Stockholders decreased $46.6 million, or $0.27 per Common Share, to $113.1 million, or $0.62 per Common Share, compared to $159.7 million, or $0.89 per Common Share, for the same period in 2019. The financial results for 2019 included a gain of $52.5 million on the sale of five all-age MH communities.

Non-GAAP Financial Measures and Portfolio Performance

For the quarter ended June 30, 2020, Funds from Operations (“FFO”) available for Common Stock and OP Unit holders decreased $0.3 million to $89.5 million, or $0.47 per Common Share, compared to $89.8 million, or $0.47 per Common Share, for the same period in 2019. For the six months ended June 30, 2020, FFO available for Common Stock and OP Unit holders increased $4.0 million, or $0.02 per Common Share, to $201.8 million, or $1.05 per Common Share, compared to $197.8 million, or $1.03 per Common Share, for the same period in 2019.

For the quarter ended June 30, 2020, Normalized Funds from Operations (“Normalized FFO”) available for Common Stock and OP Unit holders decreased $1.0 million, or $0.01 per Common Share, to $90.9 million, or $0.47 per Common Share, compared to $91.9 million, or $0.48 per Common Share, for the same period in 2019. For the six months ended June 30, 2020, Normalized FFO available for Common Stock and OP Unit holders increased $4.7 million, or $0.02 per Common Share, to $204.3 million, or $1.06 per Common Share, compared to $199.6 million, or $1.04 per Common Share, for the same period in 2019.

For the quarter ended June 30, 2020, property operating revenues, excluding deferrals, increased $6.3 million to $247.0 million compared to $240.7 million for the same period in 2019. For the six months ended June 30, 2020, property operating revenues, excluding deferrals, increased $25.1 million to $516.7 million compared to $491.6 million for the same period in 2019. For the quarter ended June 30, 2020, income from property operations, excluding deferrals and property management, increased $3.7 million to $139.4 million compared to $135.7 million for the same period in 2019. For the six months ended June 30, 2020, income from property operations, excluding deferrals and property management, increased $14.2 million to $303.3 million compared to $289.1 million for the same period in 2019.

For the quarter ended June 30, 2020, Core property operating revenues, excluding deferrals, increased approximately 0.6 percent and Core income from property operations, excluding deferrals and property management, increased approximately 1.0 percent compared to the same period in 2019. For the six months ended June 30, 2020, Core property operating revenues, excluding deferrals, increased approximately 3.1 percent and Core income from property operations, excluding deferrals and property management, increased approximately 3.2 percent compared to the same period in 2019.

Business Update - COVID-19

Page 1 of this Earnings Release and Supplemental Financial Information provides a business update regarding the COVID-19 pandemic.

About Equity LifeStyle Properties

We are a self-administered, self-managed real estate investment trust (“REIT”) with headquarters in Chicago. As of July 20, 2020, we own or have an interest in 413 quality properties in 33 states and British Columbia consisting of 156,713 sites.

For additional information, please contact our Investor Relations Department at (800) 247-5279 or at investor_relations@equitylifestyle.com.

Conference Call

A live webcast of our conference call discussing these results will take place tomorrow, Tuesday, July 21, 2020, at 10:00 a.m. Central Time. Please visit the Investor Relations section at www.equitylifestyleproperties.com for the link. A replay of the webcast will be available for two weeks at this site.

Forward-Looking Statements

In addition to historical information, this press release includes certain “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. When used, words such as "anticipate," "expect," "believe," "project," "intend," "may be" and "will be" and similar words or phrases, or the negative thereof, unless the context requires otherwise, are intended to identify forward-looking statements and may include without limitation, information regarding our expectations, goals or intentions regarding the future, and the expected effect of our acquisitions. These forward-looking statements are subject to numerous assumptions, risks and uncertainties, including, but not limited to:

  • our ability to control costs and real estate market conditions, our ability to retain customers, the actual use of sites by customers and our success in acquiring new customers at our properties (including those that we may acquire);
  • our ability to maintain historical or increase future rental rates and occupancy with respect to properties currently owned or that we may acquire;
  • our ability to attract and retain customers entering, renewing and upgrading membership subscriptions;
  • our assumptions about rental and home sales markets;
  • our ability to manage counterparty risk;
  • our ability to renew our insurance policies at existing rates and on consistent terms;
  • in the age-qualified properties, home sales results could be impacted by the ability of potential home buyers to sell their existing residences as well as by financial, credit and capital markets volatility;
  • results from home sales and occupancy will continue to be impacted by local economic conditions, lack of affordable manufactured home financing and competition from alternative housing options including site-built single-family housing;
  • impact of government intervention to stabilize site-built single-family housing and not manufactured housing;
  • effective integration of recent acquisitions and our estimates regarding the future performance of recent acquisitions;
  • the completion of future transactions in their entirety, if any, and timing and effective integration with respect thereto;
  • unanticipated costs or unforeseen liabilities associated with recent acquisitions;
  • ability to obtain financing or refinance existing debt on favorable terms or at all;
  • the effect of interest rates;
  • the effect from any breach of our, or any of our vendors', data management systems;
  • the dilutive effects of issuing additional securities;
  • the outcome of pending or future lawsuits or actions brought against us, including those disclosed in our filings with the Securities and Exchange Commission; and
  • other risks indicated from time to time in our filings with the Securities and Exchange Commission.

In addition, these forward-looking statements are subject to risks related to the COVID-19 pandemic, many of which are unknown, including the duration of the pandemic, the extent of the adverse health impact on the general population and on our residents, customers, and employees in particular, its impact on the employment rate and the economy, the extent and impact of governmental responses, and the impact of operational changes we have implemented and may implement in response to the pandemic.

For further information on these and other factors that could impact us and the statements contained herein, refer to our filings with the Securities and Exchange Commission, including the “Risk Factors” section in our most recent Annual Report on Form 10-K and subsequent quarterly reports on Form 10-Q.

These forward-looking statements are based on management's present expectations and beliefs about future events. As with any projection or forecast, these statements are inherently susceptible to uncertainty and changes in circumstances. We are under no obligation to, and expressly disclaim any obligation to, update or alter our forward-looking statements whether as a result of such changes, new information, subsequent events or otherwise.

Supplemental Financial Information

COVID-19 Update

Operating Business Update

Below is an update on our operations pertaining to the COVID-19 pandemic:

  • All properties are open subject to state and local guidelines.
    • Some of the amenities at certain properties remain closed at this time due to state and local guidelines.
    • All RV properties are currently open to transient customers, although during the second quarter several properties were limited by local orders to restrict transient reservations.
  • Rent assistance and relief:
    • During the second quarter we approved approximately 540 resident applications for deferral of rent due to COVID related financial hardship. The total amount deferred was approximately $0.5 million. Based on declining monthly deferral applications, we discontinued offering deferrals in July.
    • In early July, we provided approximately $0.9 million of payment credits to annual residents at 15 Northern RV properties that experienced significantly delayed openings. Most of these properties were not open prior to the Memorial Day holiday weekend.
    • We have continued to waive late payment fees for July.
  • As of July 17, 2020 the total collection rate from our MH, RV Annuals, and Thousand Trails customers for the quarter ended June 30, 2020 was 99%, consistent with our collection rate for the quarter ended June 30, 2019. Collections for July 2020 as of the 17th of the month were consistent with the month-to-date collections for each month in the quarter ended June 30, 2020.
 

Investor Information

Equity Research Coverage (1)

Bank of America Securities

BMO Capital Markets

Citi Research

Jeffrey Spector/ Joshua Dennerlein

John Kim

Michael Bilerman/ Nick Joseph

Evercore ISI

Green Street Advisors

Robert W. Baird & Company

Steve Sakwa/ Samir Khanal

John Pawlowski

RJ Milligan

Wells Fargo Securities

Todd Stender

______________________

  1. Any opinions, estimates or forecasts regarding our performance made by these analysts or agencies do not represent our opinions, forecasts or predictions. We do not by reference to these firms imply our endorsement of or concurrence with such information, conclusions or recommendations.
 

Financial Highlights

(In millions, except Common Stock and OP Units outstanding and per share data (adjusted for stock split), unaudited)

As of and for the Three Months Ended

Jun 30,
2020

Mar 31,
2020

Dec 31,
2019

Sept 30,
2019

Jun 30,
2019

Operating Information

Total revenues

$

254.1

$

280.5

$

258.6

$

271.2

$

248.4

Net income

$

48.9

$

70.7

$

58.1

$

68.2

$

49.1

Net income available for Common Stockholders

$

46.2

$

66.9

$

55.0

$

64.5

$

46.4

Adjusted EBITDAre (1)

$

116.2

$

138.2

$

124.5

$

127.0

$

117.7

FFO available for Common Stock and OP Unit holders (1)(2)

$

89.5

$

112.3

$

99.5

$

108.6

$

89.8

Normalized FFO available for Common Stock and OP Unit holders (1)(2)

$

90.9

$

113.3

$

99.5

$

102.7

$

91.9

Funds Available for Distribution ("FAD") for Common Stock and OP Unit holders (1)(2)

$

75.6

$

101.8

$

84.6

$

88.4

$

79.1

Common Stock and OP Units Outstanding (In thousands) and Per Share Data

Common Stock and OP Units, end of the period

192,636

192,627

192,581

192,574

192,562

Weighted average Common Stock and OP Units outstanding - Fully Diluted

192,542

192,564

192,458

192,400

191,860

Net income per Common Share - Fully Diluted (3)

$

0.25

$

0.37

$

0.30

$

0.35

$

0.26

FFO per Common Share and OP Unit - Fully Diluted

$

0.47

$

0.58

$

0.52

$

0.56

$

0.47

Normalized FFO per Common Share and OP Unit - Fully Diluted

$

0.47

$

0.59

$

0.52

$

0.53

$

0.48

Dividends per Common Share

$

0.3425

$

0.3425

$

0.3063

$

0.3063

$

0.3063

Balance Sheet

Total assets

$

4,268

$

4,212

$

4,151

$

4,137

$

4,014

Total liabilities

$

2,961

$

2,892

$

2,829

$

2,818

$

2,707

Market Capitalization

Total debt (4)

$

2,522

$

2,486

$

2,432

$

2,406

$

2,300

Total market capitalization (5)

$

14,558

$

13,558

$

15,988

$

15,270

$

13,983

Ratios

Total debt / total market capitalization

17.3

%

18.3

%

15.2

%

15.8

%

16.4

%

Total debt / Adjusted EBITDAre (6)

5.0

4.9

4.8

4.9

4.7

Interest coverage (7)

4.9

4.9

4.9

4.8

4.7

Fixed charges(8)

4.9

4.9

4.8

4.7

4.6

______________________

  1. See Non-GAAP Financial Measures Definitions and Other Terms at the end of the supplemental financial information for definitions of Adjusted EBITDAre, FFO, Normalized FFO and FAD and a reconciliation of Consolidated net income to Adjusted EBITDAre.
  2. See page 8 for a reconciliation of Net income available for Common Stockholders to Non-GAAP financial measures FFO available for Common Stock and OP Unit holders, Normalized FFO available for Common Stock and OP Unit holders and FAD for Common Stock and OP Unit holders.
  3. Net income per Common Share - Fully Diluted is calculated before Income allocated to non-controlling interest - Common OP Units.
  4. Excludes deferred financing costs of approximately $25.3 million as of June 30, 2020.
  5. See page 15 for the calculation of market capitalization as of June 30, 2020.
  6. Calculated using trailing twelve months Adjusted EBITDAre.
  7. Calculated by dividing trailing twelve months Adjusted EBITDAre by the interest expense incurred during the same period.
  8. See Non-GAAP Financial Measures Definitions and Other Terms at the end of the supplemental financial information for a definition of fixed charges. This ratio is calculated by dividing trailing twelve months Adjusted EBITDAre by the sum of fixed charges and preferred stock dividends, if any, during the same period.
 

Consolidated Balance Sheets

(In thousands, except share and per share data)

June 30, 2020

December 31, 2019

(unaudited)

Assets

Investment in real estate:

Land

$

1,528,929

$

1,525,407

Land improvements

3,396,132

3,336,070

Buildings and other depreciable property

903,249

881,572

5,828,310

5,743,049

Accumulated depreciation

(1,849,799)

(1,776,224)

Net investment in real estate

3,978,511

3,966,825

Cash and restricted cash

119,993

28,860

Notes receivable, net

35,304

37,558

Investment in unconsolidated joint ventures

19,864

20,074

Deferred commission expense

41,622

41,149

Other assets, net

72,880

56,809

Total Assets

$

4,268,174

$

4,151,275

Liabilities and Equity

Liabilities:

Mortgage notes payable, net

$

2,247,790

$

2,049,509

Term loan, net

199,111

198,949

Unsecured line of credit

50,000

160,000

Accounts payable and other liabilities

142,269

124,665

Deferred revenue – upfront payments from membership upgrade sales

132,023

126,814

Deferred revenue – annual membership subscriptions

12,655

10,599

Accrued interest payable

8,485

8,639

Rents and other customer payments received in advance and security deposits

102,480

91,234

Distributions payable

65,978

58,978

Total Liabilities

2,960,791

2,829,387

Equity:

Preferred stock, $0.01 par value, 10,000,000 shares authorized as of June 30, 2020 and December 31, 2019; none issued and outstanding.

Common stock, $0.01 par value, 600,000,000 and 400,000,000 shares authorized as of June 30, 2020 and December 31, 2019, respectively; 182,153,754 and 182,089,595 shares issued and outstanding as of June 30, 2020 and December 31, 2019, respectively.

1,812

1,812

Paid-in capital

1,405,764

1,402,696

Distributions in excess of accumulated earnings

(169,903)

(154,318)

Accumulated other comprehensive income (loss)

(1,161)

(380)

Total Stockholders’ Equity

1,236,512

1,249,810

Non-controlling interests – Common OP Units

70,871

72,078

Total Equity

1,307,383

1,321,888

Total Liabilities and Equity

$

4,268,174

$

4,151,275

Consolidated Income Statements

(In thousands, unaudited)

Quarters Ended June 30,

Six Months Ended June 30,

2020

2019

2020

2019

Revenues:

Rental income

$

217,963

$

212,007

$

457,309

$

435,573

Annual membership subscriptions

12,961

12,586

26,034

24,902

Membership upgrade sales current period, gross

5,048

5,041

9,891

8,879

Membership upgrade sales upfront payments, deferred, net

(2,666)

(2,912)

(5,208)

(4,683)

Other income

9,680

10,265

20,739

20,635

Gross revenues from home sales

8,866

7,825

20,175

14,300

Brokered resale and ancillary services revenues, net

(575)

872

363

2,431

Interest income

1,791

1,803

3,598

3,554

Income from other investments, net

1,022

879

1,665

1,865

Total revenues

254,090

248,366

534,566

507,456

Expenses:

Property operating and maintenance

85,265

84,868

168,899

162,816

Real estate taxes

16,668

15,107

33,509

30,430

Sales and marketing, gross

4,276

4,214

8,254

7,623

Membership sales commissions, deferred, net

(481)

(389)

(697)

(580)

Property management

14,813

14,385

29,817

28,070

Depreciation and amortization

38,332

37,776

77,356

75,753

Cost of home sales

8,850

8,164

20,761

14,796

Home selling expenses

1,081

1,102

2,294

2,185

General and administrative

10,609

9,225

21,464

19,134

Other expenses

639

540

1,227

967

Early debt retirement

1,491

1,054

1,491

Interest and related amortization

26,249

26,024

52,322

52,417

Total expenses

206,301

202,507

416,260

395,102

Gain on sale of real estate, net

52,507

Income before equity in income of unconsolidated joint ventures

47,789

45,859

118,306

164,861

Equity in income of unconsolidated joint ventures

1,064

3,226

1,271

4,759

Consolidated net income

48,853

49,085

119,577

169,620

Income allocated to non-controlling interests – Common OP Units

(2,658)

(2,676)

(6,507)

(9,902)

Redeemable perpetual preferred stock dividends

(8)

(8)

(8)

(8)

Net income available for Common Stockholders

$

46,187

$

46,401

$

113,062

$

159,710

Non-GAAP Financial Measures

This document contains certain non-GAAP measures used by management that we believe are helpful in understanding our business. We believe investors should review these non-GAAP measures along with GAAP net income and cash flows from operating activities, investing activities and financing activities, when evaluating an equity REIT’s operating performance. Our definitions and calculations of these non-GAAP financial and operating measures and other terms may differ from the definitions and methodologies used by other REITs and, accordingly, may not be comparable. These non-GAAP financial and operating measures do not represent cash generated from operating activities in accordance with GAAP, nor do they represent cash available to pay distributions and should not be considered as an alternative to net income, determined in accordance with GAAP, as an indication of our financial performance, or to cash flows from operating activities, determined in accordance with GAAP, as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to make cash distributions. For definitions and reconciliations of non-GAAP measures to our financial statements as prepared under GAAP, refer to both Reconciliation of Net Income to Non-GAAP Financial Measures on page 8 and Non-GAAP Financial Measures Definitions and Reconciliations on pages 17 - 19.

 

Selected Non-GAAP Financial Measures

(In millions, except per share data, unaudited)

Quarter Ended

June 30, 2020

Income from property operations, excluding deferrals and property management - 2020 Core (1)

$

136.4

Income from property operations, excluding deferrals and property management - Non-Core (1)

3.0

Property management and general and administrative

(25.4)

Other income and expenses

1.7

Interest and related amortization

(26.2)

FFO available for Common Stock and OP Unit holders (2)

89.5

COVID-19 expenses (3)

1.4

Normalized FFO available for Common Stock and OP Unit holders (2)

$

90.9

FFO per Common Share and OP Unit - Fully Diluted

$0.47

Normalized FFO per Common Share and OP Unit - Fully Diluted

$0.47

Normalized FFO available for Common Stock and OP Unit holders (2)

$

90.9

Non-revenue producing improvements to real estate

(15.3)

FAD for Common Stock and OP Unit holders (2)

$

75.6

Weighted average Common Stock and OP Units - Fully Diluted

192.5

______________________

  1. See page 10 for details of the Core Income from Property Operations, excluding deferrals and property management. See page 11 for details of the Non-Core Income from Property Operations, excluding deferrals and property management.
  2. See page 8 for a reconciliation of Net income available for Common Stockholders to FFO available for Common Stock and OP Unit holders, Normalized FFO available for Common Stock and OP Unit holders and FAD for Common Stock and OP Unit holders.
  3. Includes expenses incurred related to the development and implementation of Center for Disease Control ("CDC") and public health guidelines for social distancing and enhanced cleaning, property employee appreciation bonuses and emergency time-off pay. These COVID-19 expenses are considered incremental to our normal operations and are nonrecurring. As such, they have been excluded from the calculation of Normalized FFO. Of the total expenses, $1.0 million was included in Core income from property operations and $0.4 million was included in other income and expenses.
 

Reconciliation of Net Income to Non-GAAP Financial Measures

(In thousands, except per share data (adjusted for stock split), unaudited)

Quarters Ended June 30,

Six Months Ended June 30,

2020

2019

2020

2019

Net income available for Common Stockholders

$

46,187

$

46,401

$

113,062

$

159,710

Income allocated to non-controlling interests – Common OP Units

2,658

2,676

6,507

9,902

Membership upgrade sales upfront payments, deferred, net

2,666

2,912

5,208

4,683

Membership sales commissions, deferred, net

(481)

(389)

(697)

(580)

Depreciation and amortization

38,332

37,776

77,356

75,753

Depreciation on unconsolidated joint ventures

184

441

361

873

Gain on sale of real estate, net

(52,507)

FFO available for Common Stock and OP Unit holders

89,546

89,817

201,797

197,834

Early debt retirement

2,085

1,054

2,085

Insurance proceeds due to catastrophic weather event (1)

(349)

COVID-19 expenses (2)

1,407

1,446

Normalized FFO available for Common Stock and OP Unit holders

90,953

91,902

204,297

199,570

Non-revenue producing improvements to real estate

(15,330)

(12,849)

(26,796)

(22,913)

FAD for Common Stock and OP Unit holders

$

75,623

$

79,053

$

177,501

$

176,657

Net income available per Common Share - Basic

$

0.25

$

0.26

$

0.62

$

0.89

Net income available per Common Share - Fully Diluted (3)

$

0.25

$

0.26

$

0.62

$

0.89

FFO per Common Share and OP Unit - Basic

$

0.47

$

0.47

$

1.05

$

1.03

FFO per Common Share and OP Unit - Fully Diluted

$

0.47

$

0.47

$

1.05

$

1.03

Normalized FFO per Common Share and OP Unit - Basic

$

0.47

$

0.48

$

1.06

$

1.04

Normalized FFO per Common Share and OP Unit - Fully Diluted

$

0.47

$

0.48

$

1.06

$

1.04

Average Common Stock - Basic

181,833

180,312

181,781

179,938

Average Common Stock and OP Units - Basic

192,315

191,598

192,267

191,320

Average Common Stock and OP Units - Fully Diluted

192,542

191,860

192,538

191,546

______________________

  1. Represents insurance recovery revenue from reimbursement for capital expenditures related to Hurricane Irma.
  2. Includes expenses incurred related to the development and implementation of CDC and public health guidelines for social distancing and enhanced cleaning, property employee appreciation bonuses and emergency time-off pay. These COVID-19 expenses are considered incremental to our normal operations and are nonrecurring. As such, they have been excluded from the calculation of Normalized FFO.
  3. Net income per fully diluted Common Share is calculated before Income allocated to non-controlling interest - Common OP Units.

Consolidated Income from Property Operations (1)

(In millions, except home site and occupancy figures, unaudited)

Quarters Ended June 30,

Six Months Ended June 30,

2020

2019

2020

2019

MH base rental income (2)

$

142.6

$

136.2

$

284.0

$

271.5

Rental home income

4.1

3.6

8.1

7.2

RV and marina base rental income (3)

60.1

61.0

141.2

133.1

Annual membership subscriptions

13.0

12.6

26.0

24.9

Membership upgrade sales current period, gross

5.0

5.0

9.9

8.9

Utility and other income (4)

22.2

22.3

47.5

46.0

Property operating revenues

247.0

240.7

516.7

491.6

Property operating, maintenance and real estate taxes (5) (6)

102.1

99.5

202.5

192.4

Rental home operating and maintenance

1.3

1.3

2.6

2.5

Sales and marketing, gross

4.2

4.2

8.3

7.6

Property operating expenses

107.6

105.0

213.4

202.5

Income from property operations, excluding deferrals and property management (1) (6)

$

139.4

$

135.7

$

303.3

$

289.1

Manufactured home site figures and occupancy averages:

Total sites

72,362

71,988

72,307

72,178

Occupied sites

68,613

68,316

68,554

68,453

Occupancy %

94.8

%

94.9

%

94.8

%

94.8

%

Monthly base rent per site

$

693

$

665

$

690

$

661

RV and marina base rental income:

Annual

$

47.1

$

40.8

$

94.4

$

79.8

Seasonal

5.2

5.7

27.8

26.8

Transient

7.8

14.5

19.0

26.5

Total RV and marina base rental income

$

60.1

$

61.0

$

141.2

$

133.1

______________________

  1. Excludes property management and the GAAP deferral of membership upgrade sales upfront payments and membership sales commissions, net.
  2. See the manufactured home site figures and occupancy averages included below within this table.
  3. See RV and marina base rental income detail included below within this table.
  4. Includes Hurricane Irma insurance recovery revenues of $0.6 million, which we have identified as business interruption, for the six months ended June 30, 2019.
  5. Includes bad debt expense for the periods presented.
  6. Includes $1.0 million related to the development and implementation of CDC and public health guidelines for social distancing and enhanced cleaning, property employee appreciation bonuses and emergency time-off pay. These COVID-19 expenses are considered incremental to our normal operations and are nonrecurring. As such, they have been excluded from the calculation of Normalized FFO. Excluding the impact of these expenses, Consolidated income from property operations, excluding deferrals and property management, was $140.4 million and $304.3 million for the quarter and six months ended June 30, 2020, respectively.

Core Income from Property Operations (1)

(In millions, except home site and occupancy figures, unaudited)

Quarters Ended June 30,

Six Months Ended June 30,

2020

2019

Change (2)

2020

2019

Change (2)

MH base rental income (3)

$

142.5

$

136.2

4.6

%

$

283.9

$

271.1

4.8

%

Rental home income

4.1

3.6

12.3

%

8.1

7.1

13.2

%

RV base rental income (4)

54.3

59.6

(8.8)

%

130.0

131.7

(1.4)

%

Annual membership subscriptions

13.0

12.6

3.0

%

26.0

24.9

4.5

%

Membership upgrade sales current period, gross

5.0

5.0

0.1

%

9.9

8.9

11.4

%

Utility and other income (5)

21.8

22.2

(1.9)

%

46.6

45.9

1.7

%

Property operating revenues

240.7

239.2

0.6

%

504.5

489.6

3.1

%

Property operating, maintenance and real estate taxes (6) (7)

98.8

98.7

%

196.2

191.3

2.6

%

Rental home operating and maintenance

1.3

1.3

(3.8)

%

2.6

2.5

4.4

%

Sales and marketing, gross

4.2

4.2

1.5

%

8.2

7.6

8.3

%

Property operating expenses

104.3

104.2

0.1

%

207.0

201.4

2.8

%

Income from property operations, excluding deferrals and property management (1) (7)

$

136.4

$

135.0

1.0

%

$

297.5

$

288.2

3.2

%

Occupied sites (8)

68,679

68,386

Core manufactured home site figures and occupancy averages:

Total sites

72,087

71,820

72,033

71,787

Occupied sites

68,599

68,276

68,543

68,224

Occupancy %

95.2

%

95.1

%

95.2

%

95.0

%

Monthly base rent per site

$

693

$

665

$

690

$

662

Core RV base rental income:

Annual

$

41.9

$

40.0

4.7

%

$

83.9

$

79.0

6.1

%

Seasonal

5.1

5.7

(8.9)

%

27.7

26.8

3.7

%

Transient

7.3

13.9

(47.7)

%

18.4

25.9

(29.2)

%

Total RV base rental income

$

54.3

$

59.6

(8.8)

%

$

130.0

$

131.7

(1.4)

%

______________________

  1. Excludes property management and the GAAP deferral of membership upgrades sales upfront payments and membership sales commissions, net.
  2. Calculations prepared using actual results without rounding.
  3. See Core manufactured home site figures and occupancy averages included below within this table.
  4. See Core RV base rental income detail included below within this table.
  5. Includes Hurricane Irma insurance recovery revenues of $0.6 million, which we have identified as business interruption, for the six months ended June 30, 2019.
  6. Includes bad debt expense for the periods presented.
  7. Includes $1.0 million related to expenses incurred related to the development and implementation of CDC and public health guidelines for social distancing and enhanced cleaning, property employee appreciation bonuses and emergency time-off pay. These COVID-19 expenses are considered incremental to our normal operations and are nonrecurring. As such, they have been excluded from the calculation of Normalized FFO. Excluding the impact of these expenses, Core income from property operations, excluding deferrals and property management, was $137.4 million and $298.5 million for the quarter and six months ended June 30, 2020, respectively.
  8. Occupied sites are presented as of the end of the period. Occupied sites have increased by 103 from 68,576 at December 31, 2019.
 

Non-Core Income from Property Operations (1)

(In millions, unaudited)

Quarter Ended

Six Months Ended

June 30, 2020

June 30, 2020

MH base rental income

$

0.1

$

0.1

Rental home income

RV and marina base rental income

5.8

11.2

Utility and other income

0.4

0.9

Property operating revenues

6.3

12.2

Property operating expenses (2)

3.3

6.4

Income from property operations, excluding deferrals and property management (1)

$

3.0

$

5.8

______________________

  1. Excludes property management and the GAAP deferral of membership upgrade sales upfront payments and membership sales commissions, net.
  2. Includes bad debt expense for the periods presented.
 

Income from Rental Home Operations

(In millions, except occupied rentals, unaudited)

Quarters Ended June 30,

Six Months Ended June 30,

2020

2019

2020

2019

Manufactured homes:

Rental operations revenues (1)

$

11.9

$

11.4

$

23.6

$

22.6

Rental operations expense

1.3

1.3

2.6

2.5

Income from rental operations

10.6

10.1

21.0

20.1

Depreciation on rental homes (2)

2.7

2.6

5.5

5.0

Income from rental operations, net of depreciation

$

7.9

$

7.5

$

15.5

$

15.1

Occupied rentals: (3)

New

3,291

3,011

Used

632

1,008

Total occupied rental sites

3,923

4,019

 

As of June 30, 2020

As of June 30, 2019

Cost basis in rental homes: (4)

Gross

Net of
Depreciation

Gross

Net of
Depreciation

New

$

233.8

$

196.2

$

195.8

$

171.9

Used

17.5

7.5

25.1

11.8

Total rental homes

$

251.3

$

203.7

$

220.9

$

183.7

______________________

  1. For the quarters ended June 30, 2020 and 2019, approximately $7.8 million of the rental operations revenue is included in the MH base rental income in the Core Income from Property Operations for each respective period on page 10. For the six months ended June 30, 2020 and 2019, approximately $15.6 million and $15.5 million, respectively, of the rental operations revenue is included in the MH base rental income in the Core Income from Property Operations on page 10. The remainder of the rental operations revenue is included in Rental home income for the quarters and six months ended June 30, 2020 and 2019 in the Core Income from Property Operations on page 10.
  2. Depreciation on rental homes in our Core portfolio is included in Depreciation and amortization in the Consolidated Income Statements on page 5.
  3. Occupied rentals as of the end of the period in our Core portfolio. Included in the quarters ended June 30, 2020 and 2019 were 283 and 298 homes rented through our ECHO joint venture, respectively. As of June 30, 2020 and 2019, the rental home investment associated with our ECHO joint venture totaled approximately $11.4 million and $10.6 million, respectively.
  4. Includes both occupied and unoccupied rental homes in our Core portfolio. New home cost basis does not include the costs associated with our ECHO joint venture. At June 30, 2020 and 2019, our investment in the ECHO joint venture was approximately $17.1 million and $16.5 million, respectively.

Total Sites and Home Sales

(In thousands, except sites and home sale volumes, unaudited)

Summary of Total Sites as of June 30, 2020

Sites (1)

MH sites

72,300

RV sites:

Annual

29,500

Seasonal

10,200

Transient

14,200

Marina slips

2,300

Membership (2)

24,600

Joint Ventures (3)

3,600

Total

156,700

 

Home Sales - Select Data

Quarters Ended June 30,

Six Months Ended June 30,

2020

2019

2020

2019

Total New Home Sales Volume (4)

133

117

288

208

New Home Sales Volume - ECHO joint venture

11

18

23

31

New Home Sales Gross Revenues (4)

$

7,552

$

6,064

$

16,934

$

10,628

Total Used Home Sales Volume

136

210

330

429

Used Home Sales Gross Revenues

$

1,314

$

1,761

$

3,241

$

3,672

Brokered Home Resales Volume

111

237

287

405

Brokered Home Resale Revenues, net

$

178

$

379

$

439

$

657

______________________

  1. MH sites are generally leased on an annual basis to residents who own or lease factory-built homes, including manufactured homes. Annual RV and marina sites are leased on an annual basis to customers who generally have an RV, factory-built cottage, boat or other unit placed on the site, including those Northern properties that are open for the summer season. Seasonal RV and marina sites are leased to customers generally for one to six months. Transient RV and marina sites are leased to customers on a short-term basis.
  2. Sites primarily utilized by approximately 117,700 members. Includes approximately 5,700 sites rented on an annual basis.
  3. Joint ventures have approximately 2,900 annual Sites, 500 seasonal Sites, and 200 transient Sites.
  4. Total new home sales volume includes home sales from our ECHO joint venture. New home sales gross revenues does not include the revenues associated with our ECHO joint venture.
 

Memberships - Select Data

(Unaudited)

2016

2017

2018

2019

2020 Q2
YTD (1)

Member Count (2)

104,728

106,456

111,094

115,680

117,727

Thousand Trails Camping Pass (TTC) Origination

29,576

31,618

37,528

41,484

19,693

TTC Sales

12,856

14,128

17,194

19,267

9,022

RV Dealer TTC Activations

16,720

17,490

20,334

22,217

10,671

Number of annuals (3)

5,756

5,843

5,888

5,938

5,744

Number of upgrade sales (4)

2,477

2,514

2,500

2,919

1,563

(In thousands, unaudited)

Annual membership subscriptions

$

45,036

$

45,798

$

47,778

$

51,015

$

26,034

RV base rental income from annuals

$

15,413

$

16,841

$

18,363

$

19,634

$

10,025

RV base rental income from seasonals/transients

$

17,344

$

18,231

$

19,840

$

20,181

$

5,714

Membership upgrade sales current period, gross

$

12,312

$

14,130

$

15,191

$

19,111

$

9,891

Utility and other income

$

2,442

$

2,254

$

2,410

$

2,422

$

944

______________________

  1. Activity through June 30, 2020.
  2. Members have entered into annual subscriptions with us that entitle them to use certain properties on a continuous basis for up to 21 days.
  3. Members who rent a specific site for an entire year in connection with their membership subscriptions.
  4. Existing members who have upgraded memberships are eligible for enhanced benefits, including but not limited to longer stays, the ability to make earlier reservations, potential discounts on rental units, and potential access to additional properties. Upgrades require a non-refundable upfront payment.

Market Capitalization

(In millions, except share and OP Unit data, unaudited)

Capital Structure as of June 30, 2020

Total Common
Stock/Units

% of Total
Common
Stock/Units

Total

% of Total

% of Total
Market
Capitalization

Secured Debt

$

2,272

90.1

%

Unsecured Debt

250

9.9

%

Total Debt (1)

$

2,522

100.0

%

17.3

%

Common Stock

182,153,754

94.6

%

OP Units

10,481,994

5.4

%

Total Common Stock and OP Units

192,635,748

100.0

%

Common Stock price at June 30, 2020

$

62.48

Fair Value of Common Stock and OP Units

$

12,036

100.0

%

Total Equity

$

12,036

100.0

%

82.7

%

Total Market Capitalization

$

14,558

100.0

%

 

______________________

  1. Excludes deferred financing costs of approximately $25.3 million.
 

Debt Maturity Schedule

Debt Maturity Schedule as of June 30, 2020

(In thousands, unaudited)

Year

Secured
Debt

Weighted
Average
Interest
Rate

Unsecured
Debt

Weighted
Average
Interest
Rate

Total Debt

% of Total
Debt

Weighted
Average
Interest
Rate

2020

$

%

$

%

$

%

%

2021

167,155

5.01

%

%

167,155

6.76

%

5.01

%

2022

143,774

4.62

%

%

143,774

5.82

%

4.62

%

2023

101,200

5.02

%

200,000

3.05

%

301,200

12.19

%

3.71

%

2024

10,537

5.49

%

%

10,537

0.43

%

5.49

%

2025

99,658

3.45

%

%

99,658

4.03

%

3.45

%

2026

%

%

%

%

2027

%

%

%

%

2028

219,466

4.19

%

%

219,466

8.88

%

4.19

%

2029

%

%

%

%

Thereafter

1,529,589

3.96

%

%

1,529,589

61.89

%

3.96

%

Total

$

2,271,379

4.13

%

$

200,000

3.05

%

$

2,471,379

100.0

%

4.05

%

Unsecured Line of Credit (1)

50,000

50,000

Note Premiums

849

849

Total Debt

2,272,228

250,000

2,522,228

Deferred Financing Costs

(24,438)

(889)

(25,327)

Total Debt, net

$

2,247,790

$

249,111

$

2,496,901

4.23

%

(2)

Average Years to Maturity

12.5

2.6

11.5

______________________

  1. Reflects outstanding balance on our line of credit as of June 30, 2020. The Line of Credit matures in October 2021 and had an effective interest rate of 2.42% during the second quarter of 2020.
  2. Reflects effective interest rate for the quarter ended June 30, 2020, including amortization of note premiums and deferred financing costs.

Non-GAAP Financial Measures Definitions and Reconciliations

FUNDS FROM OPERATIONS (FFO). We define FFO as net income, computed in accordance with GAAP, excluding gains or losses from sales of properties, depreciation and amortization related to real estate, impairment charges and adjustments to reflect our share of FFO of unconsolidated joint ventures. Adjustments for unconsolidated joint ventures are calculated to reflect FFO on the same basis. We compute FFO in accordance with our interpretation of standards established by the National Association of Real Estate Investment Trusts (“NAREIT”), which may not be comparable to FFO reported by other REITs that do not define the term in accordance with the current NAREIT definition or that interpret the current NAREIT definition differently than we do. We receive non-refundable upfront payments from membership upgrade contracts. In accordance with GAAP, the non-refundable upfront payments and related commissions are deferred and amortized over the estimated membership upgrade contract term. Although the NAREIT definition of FFO does not address the treatment of non-refundable upfront payments, we believe that it is appropriate to adjust for the impact of the deferral activity in our calculation of FFO.

We believe FFO, as defined by the Board of Governors of NAREIT, is generally a measure of performance for an equity REIT. While FFO is a relevant and widely used measure of operating performance for equity REITs, it does not represent cash flow from operations or net income as defined by GAAP, and it should not be considered as an alternative to these indicators in evaluating liquidity or operating performance.

NORMALIZED FUNDS FROM OPERATIONS (NORMALIZED FFO). We define Normalized FFO as FFO excluding non-operating income and expense items, such as gains and losses from early debt extinguishment, including prepayment penalties and defeasance costs, and other miscellaneous non-comparable items. Normalized FFO presented herein is not necessarily comparable to Normalized FFO presented by other real estate companies due to the fact that not all real estate companies use the same methodology for computing this amount.

FUNDS AVAILABLE FOR DISTRIBUTION (FAD). We define FAD as Normalized FFO less non-revenue producing capital expenditures.

We believe that FFO, Normalized FFO and FAD are helpful to investors as supplemental measures of the performance of an equity REIT. We believe that by excluding the effect of gains or losses from sales of properties, depreciation and amortization related to real estate and impairment charges, which are based on historical costs and may be of limited relevance in evaluating current performance, FFO can facilitate comparisons of operating performance between periods and among other equity REITs. We further believe that Normalized FFO provides useful information to investors, analysts and our management because it allows them to compare our operating performance to the operating performance of other real estate companies and between periods on a consistent basis without having to account for differences not related to our operations. For example, we believe that excluding the early extinguishment of debt and other miscellaneous non-comparable items from FFO allows investors, analysts and our management to assess the sustainability of operating performance in future periods because these costs do not affect the future operations of the properties. In some cases, we provide information about identified non-cash components of FFO and Normalized FFO because it allows investors, analysts and our management to assess the impact of those items.

INCOME FROM PROPERTY OPERATIONS, EXCLUDING DEFERRALS AND PROPERTY MANAGEMENT. We define Income from property operations, excluding deferrals and property management as rental income, membership subscriptions and upgrade sales, utility and other income less property and rental home operating and maintenance expenses, real estate taxes, sales and marketing expenses, excluding property management and the GAAP deferral of membership upgrade sales upfront payments and membership sales commissions, net. For comparative purposes, we present bad debt expense within Property operating, maintenance and real estate taxes in the current and prior periods. We believe that this Non-GAAP financial measure is helpful to investors and analysts as a measure of the operating results of our properties.

The following table reconciles Net income available for Common Stockholders to Income from property operations:

Quarters Ended June 30,

Six Months Ended June 30,

(amounts in thousands)

2020

2019

2020

2019

Net income available for Common Stockholders

$

46,187

$

46,401

$

113,062

$

159,710

Redeemable perpetual preferred stock dividends

8

8

8

8

Income allocated to non-controlling interests – Common OP Units

2,658

2,676

6,507

9,902

Equity in income of unconsolidated joint ventures

(1,064)

(3,226)

(1,271)

(4,759)

Income before equity in income of unconsolidated joint ventures

47,789

45,859

118,306

164,861

Gain on sale of real estate, net

(52,507)

Membership upgrade sales upfront payments, deferred, net

2,666

2,912

5,208

4,683

Gross revenues from home sales

(8,866)

(7,825)

(20,175)

(14,300)

Brokered resale and ancillary services revenues, net

575

(872)

(363)

(2,431)

Interest income

(1,791)

(1,803)

(3,598)

(3,554)

Income from other investments, net

(1,022)

(879)

(1,665)

(1,865)

Membership sales commissions, deferred, net

(481)

(389)

(697)

(580)

Property management

14,813

14,385

29,817

28,070

Depreciation and amortization

38,332

37,776

77,356

75,753

Cost of home sales

8,850

8,164

20,761

14,796

Home selling expenses

1,081

1,102

2,294

2,185

General and administrative

10,609

9,225

21,464

19,134

Other expenses

639

540

1,227

967

Early debt retirement

1,491

1,054

1,491

Interest and related amortization

26,249

26,024

52,322

52,417

Income from property operations, excluding deferrals and property management

139,443

135,710

303,311

289,120

Membership upgrade sales upfront payments, and membership sales commissions, deferred, net

(2,185)

(2,523)

(4,511)

(4,103)

Property management

(14,813)

(14,385)

(29,817)

(28,070)

Income from property operations

$

122,445

$

118,802

$

268,983

$

256,947

EARNINGS BEFORE INTEREST, TAX, DEPRECIATION AND AMORTIZATION FOR REAL ESTATE (EBITDAre) AND ADJUSTED EBITDAre. We define EBITDAre as net income or loss excluding interest income and expense, income taxes, depreciation and amortization, gains or losses from sales of properties, impairments charges, and adjustments to reflect our share of EBITDAre of unconsolidated joint ventures. We compute EBITDAre in accordance with our interpretation of the standards established by NAREIT, which may not be comparable to EBITDAre reported by other REITs that do not define the term in accordance with the current NAREIT definition or that interpret the current NAREIT definition differently than we do. We receive non-refundable upfront payments from membership upgrade contracts. In accordance with GAAP, the non-refundable upfront payments and related commissions are deferred and amortized over the estimated customer life. Although the NAREIT definition of EBITDAre does not address the treatment of non-refundable upfront payments, we believe that it is appropriate to adjust for the impact of the deferral activity in our calculation of EBITDAre.

We define Adjusted EBITDAre as EBITDAre excluding non-operating income and expense items, such as gains and losses from early debt extinguishment, including prepayment penalties and defeasance costs, and other miscellaneous non-comparable items.

We believe that EBITDAre and Adjusted EBITDAre may be useful to an investor in evaluating our operating performance and liquidity because the measures are widely used to measure the operating performance of an equity REIT.

The following table reconciles Consolidated net income to EBITDAre and Adjusted EBITDAre:

Quarters Ended June 30,

Six Months Ended June 30,

(amounts in thousands)

2020

2019

2020

2019

Consolidated net income

$

48,853

$

49,085

$

119,577

$

169,620

Interest income

(1,791)

(1,803)

(3,598)

(3,554)

Membership upgrade sales upfront payments, deferred, net

2,666

2,912

5,208

4,683

Membership sales commissions, deferred, net

(481)

(389)

(697)

(580)

Real estate depreciation and amortization

38,332

37,776

77,356

75,753

Other depreciation and amortization

639

449

1,227

876

Interest and related amortization

26,249

26,024

52,322

52,417

Gain on sale of real estate, net

(52,507)

Adjustments to our share of EBITDAre of unconsolidated joint ventures

279

1,598

542

2,599

EBITDAre

114,746

115,652

251,937

249,307

Early debt retirement

2,085

1,054

2,085

Insurance proceeds due to catastrophic weather event

(349)

COVID-19 expenses

1,407

1,446

Adjusted EBITDAre

$

116,153

$

117,737

$

254,437

$

251,043

CORE. The Core properties include properties we owned and operated during all of 2019 and 2020. We believe Core is a measure that is useful to investors for annual comparison as it removes the fluctuations associated with acquisitions, dispositions and significant transactions or unique situations.

NON-CORE. The Non-Core properties include properties that were not owned and operated during all of 2019 and 2020. This includes, but is not limited to, four properties and the marinas acquired and five properties sold during 2019.

INCOME FROM RENTAL OPERATIONS, NET OF DEPRECIATION. We use Income from rental operations, net of depreciation as an alternative measure to evaluate the operating results of our home rental program. Income from rental operations, net of depreciation, represents income from rental operations less depreciation expense on rental homes. We believe this measure is meaningful for investors as it provides a complete picture of the home rental program operating results, including the impact of depreciation, which affects our home rental program investment decisions.

NON-REVENUE PRODUCING IMPROVEMENTS. Represents capital expenditures that do not directly result in increased revenue or expense savings and are primarily comprised of common area improvements, furniture and mechanical improvements.

FIXED CHARGES. Fixed charges consist of interest expense, amortization of note premiums and debt issuance costs.

Contacts:

Paul Seavey
(800) 247-5279

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