Invitation Homes Reports First Quarter 2021 Results

Invitation Homes Inc. (NYSE: INVH) ("Invitation Homes" or the "Company"), the nation's premier single-family home leasing company, today announced its Q1 2021 financial and operating results.

First Quarter 2021 Highlights

• Year over year, total revenues increased 5.7% to $475 million, property operating and maintenance costs increased 0.9% to $168 million, net income available to common stockholders increased 14.9% to $57 million, and net income per diluted common share increased 9.8% to $0.10.
• Year over year, Core FFO per share increased 4.5% to $0.36, and AFFO per share increased 6.8% to $0.31.
• Same Store NOI grew 4.4% year over year on 2.2% Same Store Core revenue growth and a 2.2% decrease in Same Store Core operating expenses.
• Same Store average occupancy was 98.4%, up 170 basis points year over year.
• Same Store new lease rent growth of 7.9% and Same Store renewal rent growth of 4.4% drove Same Store blended rent growth of 5.4%, up 200 basis points year over year.
• Revenue collections were approximately 98% of the Company's historical average collection rate.
• Acquisitions totaled 696 homes for $233 million in Q1 2021. The Company also sold 265 homes for $81 million in Q1 2021.
• Subsequent to quarter end and as previously announced, the Company received investment grade ratings from Fitch Ratings, Inc. ("Fitch"), Standard & Poor's Rating Services ("S&P"), and Moody's Investor Services ("Moody's"). The Company was assigned ratings of 'BBB' with a Stable outlook from Fitch, 'BBB-' with a Stable outlook from S&P, and 'Baa3' with a Stable outlook from Moody's.

President & Chief Executive Officer Dallas Tanner comments:

"We are pleased to report a strong start to 2021 as we continue to see tremendous demand in our markets, evidenced by record high occupancy, retention rate and resident satisfaction scores, as well as accelerating blended rent growth. We believe these results also reflect the extraordinary service of our teams to provide high-quality homes and Genuine Care while prioritizing the health and safety of our residents. In these efforts, we're so proud to continue living out our mission statement, 'Together with you, we make a house a home,' and supporting the well-being of all of our stakeholders.

"Looking ahead, we continue to see multiple avenues through which we can drive growth and enhance risk-adjusted returns. We believe we are well-positioned as we start peak leasing season to capture strong market rent growth, while at the same time expanding our suite of value-add ancillary services for residents. We also remain focused on acquiring homes in a disciplined manner with respect to location, quality, and price, and we continue to see a path toward acquiring over $1 billion in homes this year.

"In consideration of our execution to date and the anticipated earn-in benefits of stronger leasing activity during the first quarter, we are increasing the midpoint of our full year 2021 Same Store NOI growth guidance by 75 basis points to 4.25%. In addition, we expect meaningful interest expense savings as a result of our recently-announced investment grade rating. As such, we are increasing the midpoint of our full year 2021 Core FFO and AFFO per share guidance by $0.03 to $1.38 and $1.17, respectively."

Financial Results

Net Income

Net income per share in the first quarter of 2021 was $0.10, compared to net income per share of $0.09 in the first quarter of 2020. Total revenues and total property operating and maintenance expenses in the first quarter of 2021 were $475 million and $168 million, respectively, compared to $450 million and $167 million, respectively, in the first quarter of 2020.

Core FFO

Year over year, Core FFO per share in the first quarter of 2021 increased 4.5% to $0.36, primarily due to growth in Same Store NOI.

AFFO

Year over year, AFFO per share in the first quarter of 2021 increased 6.8% to $0.31, primarily due to the increase in Core FFO per share described above and lower recurring capital expenditures.

Operating Results

Same Store NOI

For the Same Store portfolio of 72,926 homes, first quarter 2021 Same Store NOI increased 4.4% year over year on Same Store Core revenue growth of 2.2% and a 2.2% decrease in Same Store Core operating expenses.

Same Store Core Revenues

First quarter 2021 Same Store Core revenue growth of 2.2% year over year was driven by a 3.5% increase in average monthly rent and a 170 basis point increase in average occupancy to 98.4%. As a result of the increases in average monthly rent and average occupancy, Same Store rental revenues increased 5.3% year over year on a gross basis before bad debt. With respect to Same Store Core revenue growth, two factors related to COVID-19 partially offset the favorable increases in average rent and average occupancy: 1) an increase in bad debt from 0.4% of gross rental revenues in Q1 2020 to 2.3% of gross rental revenues in Q1 2021, which was a 198 basis point drag on Same Store Core revenue growth, all else equal; and 2) a 27.0% decrease in Other property income, net of resident recoveries, which was a 94 basis point drag on Same Store Core revenue growth, all else equal, due primarily to non-enforcement and non-collection of late fees in certain markets in the quarter.

Same Store Core Operating Expenses

First quarter 2021 Same Store Core operating expenses decreased 2.2% year over year, driven by a 10.9% decline in Same Store controllable expenses, net of resident recoveries, partially offset by a 3.4% increase in Property taxes.

Investment Management Activity

First quarter 2021 acquisitions totaled 696 homes for $233 million through multiple acquisition channels. This included 401 wholly owned acquisitions for $138 million, and 295 homes for $95 million through the Company's unconsolidated joint venture with Rockpoint Group (the "Rockpoint JV"). Invitation Homes owns 20% of the Rockpoint JV, which owned a total of 435 homes as of March 31, 2021.

Dispositions in the first quarter of 2021 totaled 248 wholly owned homes for gross proceeds of $75 million, and 17 homes for gross proceeds of $6 million through the Company's unconsolidated joint venture with Federal National Mortgage Association (the "FNMA JV").

Balance Sheet and Capital Markets Activity

As of March 31, 2021, the Company had $1,187 million in available liquidity through a combination of unrestricted cash and undrawn capacity on its revolving credit facility. The Company's total indebtedness as of March 31, 2021 was $8,070 million, consisting of $5,225 million of secured debt and $2,845 million of unsecured debt.

The Company has no debt reaching final maturity until December 2024, with the exception of $345 million of convertible notes maturing in January 2022. Net debt / TTM Adjusted EBITDAre as of March 31, 2021 was 7.1x, down from 7.3x as of December 31, 2020.

Subsequent to quarter end and as previously announced, the Company received investment grade ratings from Fitch, S&P and Moody's. The Company was assigned ratings of 'BBB' with a Stable outlook from Fitch, 'BBB-' with a Stable outlook from S&P, and 'Baa3' with a Stable outlook from Moody’s. As a result of these ratings, the Company realized an immediate interest rate spread benefit of 55 basis points on its $2.5 billion unsecured term loan, or approximately $14 million on an annualized run rate basis. In addition, the interest rate spread applicable to draws on the Company’s revolving credit facility improved by 70 basis points.

Dividend

As previously announced on April 23, 2021, the Company's Board of Directors declared a quarterly cash dividend of $0.17 per share of common stock. The dividend will be paid on or before May 28, 2021 to stockholders of record as of the close of business on May 11, 2021.

FY 2021 Guidance Update

Note: The Company does not provide guidance for the most comparable GAAP financial measures of net income (loss), total revenues, and property operating and maintenance expense, or a reconciliation of the forward-looking non-GAAP financial measures of Core FFO per share, AFFO per share, Same Store Core revenue growth, Same Store Core operating expense growth, and Same Store NOI growth to the comparable GAAP financial measures because it is unable to reasonably predict certain items contained in the GAAP measures, including non-recurring and infrequent items that are not indicative of the Company's ongoing operations. Such items include, but are not limited to, impairment on depreciated real estate assets, net (gain)/loss on sale of previously depreciated real estate assets, share-based compensation, casualty loss, non-Same Store revenues, and non-Same Store operating expenses. These items are uncertain, depend on various factors, and could have a material impact on our GAAP results for the guidance period.

Earnings Conference Call Information

Invitation Homes has scheduled a conference call at 11:00 a.m. Eastern Time on April 29, 2021 to discuss results for the first quarter of 2021. The domestic dial-in number is 1-888-317-6003, and the international dial-in number is 1-412-317-6061. The passcode is 7778021. An audio webcast may be accessed at www.invh.com. A replay of the call will be available through May 29, 2021 and can be accessed by calling 1-877-344-7529 (domestic) or 1-412-317-0088 (international) and using the replay passcode 10153624, or by using the link at www.invh.com.

Supplemental Information

The full text of the Earnings Release and Supplemental Information referenced in this release are available on Invitation Homes' Investor Relations website at www.invh.com.

Glossary & Reconciliations of Non-GAAP Financial and Other Operating Measures

Financial and operating measures found in the Earnings Release and Supplemental Information include certain measures used by Invitation Homes management that are measures not defined under accounting principles generally accepted in the United States ("GAAP"). These measures are defined herein and, as applicable, reconciled to the most comparable GAAP measures.

About Invitation Homes

Invitation Homes is the nation's premier single-family home leasing company, meeting changing lifestyle demands by providing access to high-quality, updated homes with valued features such as close proximity to jobs and access to good schools. The company's mission, "Together with you, we make a house a home," reflects its commitment to providing homes where individuals and families can thrive and high-touch service that continuously enhances residents' living experiences.

Forward-Looking Statements

This press release contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), which include, but are not limited to, statements related to the Company's expectations regarding the performance of the Company's business, its financial results, its liquidity and capital resources, and other non-historical statements. In some cases, you can identify these forward-looking statements by the use of words such as “outlook,” “guidance,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “could,” “seeks,” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates,” or the negative version of these words or other comparable words. Such forward-looking statements are subject to various risks and uncertainties, including, among others, risks inherent to the single-family rental industry and the Company's business model, macroeconomic factors beyond the Company's control, competition in identifying and acquiring properties, competition in the leasing market for quality residents, increasing property taxes, homeowners’ association (“HOA”) and insurance costs, the Company's dependence on third parties for key services, risks related to the evaluation of properties, poor resident selection and defaults and non-renewals by the Company's residents, performance of the Company's information technology systems, risks related to the Company's indebtedness, and risks related to the potential negative impact of the ongoing COVID-19 pandemic on the Company’s financial condition, results of operations, cash flows, business, associates, and residents. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in these statements. Moreover, many of these factors have been heightened as a result of the ongoing and numerous adverse impacts of COVID-19. The Company believes these factors include, but are not limited to, those described under Part I. Item 1A. “Risk Factors” of the Annual Report on Form 10-K for the fiscal year ended December 31, 2020, filed with the Securities and Exchange Commission (the "SEC"), as such factors may be updated from time to time in the Company's periodic filings with the SEC, which are accessible on the SEC’s website at www.sec.gov. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this release and in the Company's other periodic filings. The forward-looking statements speak only as of the date of this press release, and the Company expressly disclaims any obligation or undertaking to publicly update or review any forward-looking statement, whether as a result of new information, future developments or otherwise, except to the extent otherwise required by law.

Glossary and Reconciliations

Average Monthly Rent

Average monthly rent represents average monthly rental income per home for occupied properties in an identified population of homes over the measurement period, and reflects the impact of non-service rental concessions and contractual rent increases amortized over the life of the lease.

Average Occupancy

Average occupancy for an identified population of homes represents (i) the total number of days that the homes in such population were occupied during the measurement period, divided by (ii) the total number of days that the homes in such population were owned during the measurement period.

Core Operating Expenses

Core operating expenses for an identified population of homes reflect property operating and maintenance expenses, excluding any expenses recovered from residents.

Core Revenues

Core revenues for an identified population of homes reflects total revenues, net of any resident recoveries.

EBITDA, EBITDAre, and Adjusted EBITDAre

EBITDA, EBITDAre, and Adjusted EBITDAre are supplemental, non-GAAP measures often utilized to evaluate the performance of real estate companies. We define EBITDA as net income or loss computed in accordance with accounting principles generally accepted in the United States (“GAAP”) before the following items: interest expense; income tax expense; depreciation and amortization; and adjustments for unconsolidated joint ventures. National Association of Real Estate Investment Trusts ("Nareit") recommends as a best practice that REITs that report an EBITDA performance measure also report EBITDAre. We define EBITDAre, consistent with the Nareit definition, as EBITDA, further adjusted for gain on sale of property, net of tax and impairment on depreciated real estate investments. Adjusted EBITDAre is defined as EBITDAre before the following items: share-based compensation expense; severance; casualty (gains) losses, net; unrealized (gains) losses on investments in equity securities; and other income and expenses. EBITDA, EBITDAre, and Adjusted EBITDAre are used as supplemental financial performance measures by management and by external users of our financial statements, such as investors and commercial banks. Set forth below is additional detail on how management uses EBITDA, EBITDAre, and Adjusted EBITDAre as measures of performance.

The GAAP measure most directly comparable to EBITDA, EBITDAre, and Adjusted EBITDAre is net income or loss. EBITDA, EBITDAre, and Adjusted EBITDAre are not used as measures of our liquidity and should not be considered alternatives to net income or loss or any other measure of financial performance presented in accordance with GAAP. Our EBITDA, EBITDAre, and Adjusted EBITDAre may not be comparable to the EBITDA, EBITDAre, and Adjusted EBITDAre of other companies due to the fact that not all companies use the same definitions of EBITDA, EBITDAre, and Adjusted EBITDAre. Accordingly, there can be no assurance that our basis for computing these non-GAAP measures is comparable with that of other companies. See "Reconciliation of Non-GAAP Measures" below for a reconciliation of GAAP net income to EBITDA, EBITDAre, and Adjusted EBITDAre.

Funds from Operations (FFO), Core Funds from Operations (Core FFO), and Adjusted Funds from Operations (AFFO)

FFO, Core FFO, and Adjusted FFO are supplemental, non-GAAP measures often utilized to evaluate the performance of real estate companies. FFO is defined by Nareit as net income or loss (computed in accordance with GAAP) excluding gains or losses from sales of previously depreciated real estate assets, plus depreciation, amortization and impairment of real estate assets, and adjustments for unconsolidated joint ventures. In calculating per share amounts, Core FFO and AFFO reflect convertible debt securities in the form in which they were outstanding during the period.

We believe that FFO is a meaningful supplemental measure of the operating performance of our business because historical cost accounting for real estate assets in accordance with GAAP assumes that the value of real estate assets diminishes predictably over time, as reflected through depreciation and amortization. Because real estate values have historically risen or fallen with market conditions, management considers FFO an appropriate supplemental performance measure as it excludes historical cost depreciation and amortization, impairment on depreciated real estate investments, gains or losses related to sales of previously depreciated homes, as well non-controlling interests, from GAAP net income or loss.

The GAAP measure most directly comparable to Core FFO and Adjusted FFO is net income or loss. Core FFO and Adjusted FFO are not used as measures of our liquidity and should not be considered alternatives to net income or loss or any other measure of financial performance presented in accordance with GAAP. Our Core FFO and Adjusted FFO may not be comparable to the Core FFO and Adjusted FFO of other companies due to the fact that not all companies use the same definition of Core FFO and Adjusted FFO. Accordingly, there can be no assurance that our basis for computing this non-GAAP measures is comparable with that of other companies. See "Reconciliation of FFO, Core FFO, and Adjusted FFO" for a reconciliation of GAAP net income to FFO, Core FFO, and Adjusted FFO.

Net Operating Income (NOI)

NOI is a non-GAAP measure often used to evaluate the performance of real estate companies. We define NOI for an identified population of homes as rental revenues and other property income less property operating and maintenance expense (which consists primarily of property taxes, insurance, HOA fees (when applicable), market-level personnel expenses, repairs and maintenance, leasing costs, and marketing expense). NOI excludes: interest expense; depreciation and amortization; property management expense; general and administrative expense; impairment and other; gain on sale of property, net of tax; unrealized gains (losses) on investments in equity securities; other income and expenses; joint venture management fees; and income from investments in unconsolidated joint ventures.

The GAAP measure most directly comparable to NOI is net income or loss. NOI is not used as a measure of liquidity and should not be considered as an alternative to net income or loss or any other measure of financial performance presented in accordance with GAAP. Our NOI may not be comparable to the NOI of other companies due to the fact that not all companies use the same definition of NOI. Accordingly, there can be no assurance that our basis for computing this non-GAAP measure is comparable with that of other companies.

We believe that Same Store NOI is also a meaningful supplemental measure of our operating performance for the same reasons as NOI and is further helpful to investors as it provides a more consistent measurement of our performance across reporting periods by reflecting NOI for homes in our Same Store portfolio.

See "Reconciliation of Non-GAAP Measures" below for a reconciliation of GAAP net income to NOI for our total portfolio and NOI for our Same Store portfolio.

Recurring Capital Expenditures or Recurring CapEx

Recurring Capital Expenditures or Recurring CapEx represents general replacements and expenditures required to preserve and maintain the value and functionality of a home and its systems as a single-family rental.

Rental Rate Growth

Rental rate growth for any home represents the percentage difference between the monthly rent from an expiring lease and the monthly rent from the next lease, and, in each case, reflects the impact of any amortized non-service rent concessions and amortized contractual rent increases. Leases are either renewal leases, where our current resident chooses to stay for a subsequent lease term, or a new lease, where our previous resident moves out and a new resident signs a lease to occupy the same home.

Revenue Collections as a Percentage of Billings

Revenue collections as a percentage of billings represents the total cash received in a given period for rental revenues and other property income (including receipt of late payments that were billed in prior months) divided by the total amounts billed in that period. When a payment plan is in place with a resident, amounts are considered to be billed at the time they would have been billed based on the terms of the original lease, not the terms of the payment plan. "Historical average" revenue collections as a percentage of billings refer to revenue collections as a percentage of billings for the period from October 2019 through and including March 2020.

Same Store / Same Store Portfolio

Same Store or Same Store portfolio includes, for a given reporting period, wholly owned homes that have been stabilized and seasoned, excluding homes that have been sold, homes that have been identified for sale to an owner occupant and have become vacant, homes that have been deemed inoperable or significantly impaired by casualty loss events or force majeure, homes acquired in portfolio transactions that are deemed not to have undergone renovations of sufficiently similar quality and characteristics as the existing Invitation Homes Same Store portfolio, and homes in markets that the Company has announced an intent to exit where the Company no longer operates a significant number of homes.

Homes are considered stabilized if they have (i) completed an initial renovation and (ii) entered into at least one post-initial renovation lease. An acquired portfolio that is both leased and deemed to be of sufficiently similar quality and characteristics as the existing Invitation Homes Same Store portfolio may be considered stabilized at the time of acquisition.

Homes are considered to be seasoned once they have been stabilized for at least 15 months prior to January 1^st of the year in which the Same Store portfolio was established.

We believe presenting information about the portion of our portfolio that has been fully operational for the entirety of a given reporting period and its prior year comparison period provides investors with meaningful information about the performance of our comparable homes across periods and about trends in our organic business.

Total Homes / Total Portfolio

Total homes or total portfolio refers to the total number of homes owned, whether or not stabilized, and excludes any properties previously acquired in purchases that have been subsequently rescinded or vacated. Unless otherwise indicated, total homes or total portfolio refers to the wholly owned homes and excludes homes owned in joint ventures.

Turnover Rate

Turnover rate represents the number of instances that homes in an identified population become unoccupied in a given period, divided by the number of homes in such population.

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