QUARTERLY SUPPLEMENTAL DISCLOSURE
March 31, 2004
Residential (Multi-family) Properties
- ---------------------------------------------------------------- ---------
% %
Occupied Occupied
Property Location Square Units March 31, December Occupied
Feet 2004 31, 2003
- ----------------------------------------------------------------------------------------------------------- --------
Mid-Atlantic
North Carolina
- ----------------------------------------------------------------
Village Apartments Winston
Salem 578,606 600 92% 89% 553
Mid-West
Missouri
- ----------------------------------------------------------------
Gate House, Holiday House, Tiger Village, Columbia 628,891 874 94% 98% 819
----------------------------------
Colony Apartments (1)
Totals 1,207,497 1,474 93% 94% 1,372
==================================
---------
(1) As this property has tenants associated with the University of Missouri,
occupancy trends are correlated to semester sessions
Page 51
Exhibit 99.2
Acadia Realty Trust Announces First Quarter 2004 Operating Results;
All Components of Business Plan Remain on Track
NEW YORK--(BUSINESS WIRE)--April 22, 2004--Acadia Realty Trust
(NYSE:AKR - "Acadia" or the "Company"), a real estate investment trust
("REIT") and owner and operator of shopping centers anchored by
grocery and value-oriented retail, today reported operating results
for the first quarter ended March 31, 2004. All per share amounts
discussed below are on a fully diluted basis.
First Quarter 2004 Highlights
Earnings on track
-- Funds from operations ("FFO") per share for the quarter of
$0.24. This represents a 14% increase over first quarter 2003
as adjusted for certain items (see below)
-- Earnings per share for the quarter of $0.10
Same-store net operating income up 8%
-- Same store NOI up 8% over first quarter 2003
-- Executed new and renewal leases totaling approximately 140,000
square feet, or 2% of the portfolio
Balance sheet ratios remain strong - Long-term rates locked in
-- 35% debt to total market capitalization
-- 3.1 to 1 fixed-charge coverage
-- 85% of debt is fixed-rate (including interest rate swaps)
-- $62 million of floating-rate debt further hedged through 2012
at 6.2% through forward- starting interest rate swaps
-- Maintained conservative dividend payout ratio of 68%, even
after 10% increase in dividend last quarter
External growth initiatives continued in first quarter
-- Formed Retailer Controlled Property Venture ("RCP Venture")
with Klaff Realty, L.P. and Lubert-Adler Management, Inc. for
investments in surplus and underutilized properties
-- Purchased a distressed first mortgage loan on a 235,000 square
foot shopping center
Continued corporate governance initiatives
-- Suzanne M. Hopgood and Wendy Luscombe nominated as independent
trustees to Acadia's Board
-- All of Acadia's outside trustees currently standing for
election are fully independent
First Quarter Operating Results - Earnings on Track
FFO for the first quarter 2004 was $7.1 million, or $0.24 per
share. In comparing this to first quarter 2003, it is important to
note that 2003 FFO of $0.27 included $0.06 of income from merchant
development activity with Target as well as a lump sum additional rent
payment received from a tenant in connection with the re-anchoring of
the Branch Plaza in Smithtown, NY. As such, 2004 FFO represents a 14%
increase over 2003 FFO of $0.21, as adjusted for the above items.
Earnings per share on a fully diluted basis were $.10 for first
quarter 2004 compared to $0.14 for first quarter 2003.
Portfolio Activity - Same Store Net Operating Income ("NOI') up 8%
Same property NOI increased 8.0% for first quarter 2004 over 2003.
Approximately one half of this growth was from increased rents in the
core portfolio from leasing and redevelopment activities. The
remaining favorable variance was the result of a decrease in operating
expenses in 2004, primarily winter related charges.
On a year-over-year basis, Acadia increased its portfolio
occupancy by 0.1%. Occupancy at March 31, 2004 was 87.5% compared to
87.4% at March 31, 2003. March 31, 2004 occupancy was down 0.1%
compared to year-end 2003 occupancy.
During the first quarter 2004, Acadia executed new and renewal
leases approximating 140,000 square feet, or 2% of the portfolio
(including joint venture properties). Rent spreads on new and renewal
leases which commenced during the period increased 2% over the
previous rents on a cash basis.
Balance Sheet - Locking in Favorable Long-Term Rates
During the quarter, Acadia locked in long-term interest rates on
$62 million of notional principal through forward-starting interest
rate swaps at a blended all-in rate of 6.2%. These swaps, which will
extend through 2012, will commence when the existing swaps expire.
Including the effect of interest rate swaps, 85% of the Company's
total mortgage debt, inclusive of its pro-rata share of JV debt, is
fixed-rate. This has been accomplished while maintaining a low blended
cost of debt of 6.1%. Additional ratios evidencing Acadia's solid
balance sheet position as of March 31, 2004 are as follows (all
financial ratios include the Company's pro-rata share of
unconsolidated joint venture debt and interest expense):
-- Debt to total market capitalization at quarter-end was 35%
-- Fixed-charge ratio was 3.1 times (EBITDA / interest expense
plus preferred distributions)
-- Dividend payout ratio was 68% of FFO, even after increasing
the dividend by 10% in the previous quarter
External Growth Initiatives Continue - Formation of New Venture
Distressed Debt Acquisition
During the quarter, AKR Fund I, in conjunction with a long time
development partner, Hendon Properties, purchased a first mortgage
loan secured by a 235,000 square foot shopping center located in
Aiken, South Carolina. Recently, fee title was obtained to this center
which is anchored by a Kroger supermarket and is currently 56%
occupied. This results in an unleveraged yield in excess of 10% on
in-place NOI prior to the anticipated commencement of re-anchoring and
redevelopment activities.
Formation of Retailer Controlled Property Venture ("RCP Venture")
In January 2004, Acadia formed the RCP Venture with Klaff Realty,
L.P. ("Klaff") and its long-time capital partner Lubert-Adler
Management, Inc. for the purpose of making investments in surplus or
underutilized properties owned or controlled by retailers. The goal of
the RCP Venture will be to invest approximately $300 million in equity
over the next three years. Acadia and its current acquisition fund,
AKR Fund I, as well as possible subsequent Acadia funds, anticipate
investing $60 million, or 20%, of the equity of the RCP Venture. This
investment will be in addition to Acadia's current external growth
initiatives.
As an additional component to the transaction, Acadia has also
acquired Klaff's rights to provide asset management, leasing,
disposition, development and construction services for an existing
portfolio of retail properties and/or leasehold interests comprised of
approximately 10 million square feet of retail space located
throughout the United States.
Acquistion Pipeline and Earnings Guidance for 2004
Acadia is currently pursuing three single property value-added
investments which it anticipates closing during the second quarter of
2004. As a result, the Company expects that these acquisitions will
bring the 2004 incremental external earnings contribution to the
higher end of its previously forecasted range of $0.02 to $0.04 per
share.
As a result, the Company reaffirms its preliminary 2004 FFO
forecast range of $0.95 to $1.00 per share and earnings per diluted
share of $0.40 to $0.45 per share. Management will discuss the 2004
earnings guidance during tomorrow's conference call.
Corporate Governance Initiatives - All Nominated Outside Board
Members fully Independent
In continuance of its 2003 and 2004 corporate governance
initiatives, Acadia's Board of Trustees nominated Suzanne M. Hopgood
and Wendy Luscombe to stand for election as independent trustees at
the next annual meeting of Acadia's shareholders. Assuming all of the
nominees are elected to the Board by shareholders, all of Acadia's
trustees will be independent under New York Stock Exchange
requirements, with the exception of Kenneth Bernstein, President and
CEO.
Acadia Broadens Investor Base with Completion of Secondary
Offering
During the first quarter 2004, Acadia completed a secondary public
offering (the "Offering"). Yale University and Ross Dworman, former
trustee, sold 4.2 million and 1.6 million common shares of beneficial
interest ("Common Shares"), respectively. Approximately 4.0 million
Common Shares were purchased by institutional buyers with the
remaining 1.8 million Common Shares acquired by private investors.
Following the Offering, Yale now owns approximately 16% of the
Company's Common Shares.
Management Comments
Commenting on the results for the quarter, Mr. Bernstein stated,
"We are quite pleased with our first quarter results which are
consistent with our expectations and further evidence of the continued
success of our business plan. First, we are maintaining solid core
portfolio performance through aggressive leasing and redevelopment of
assets. Second, we have further strengthened our balance sheet by
locking in low interest rates on a long-term basis. We have fixed
long-term rates on 85% of our debt while still maintaining some of the
strongest coverage ratios in our sector. Third, without being
dependent on the current volatile public markets, our acquisition
platform and pipeline should enable us to continue to create exciting
external growth."
Investor Conference Call
Kenneth Bernstein, President and CEO, and Michael Nelsen, Sr. Vice
President and CFO, will conduct a conference call April 23, 2004 at 12
Noon EST to review the Company's earnings and operating results. The
live conference call can be accessed by dialing 888-339-2688
(internationally 617-847-3007). No passcode is required.
The call will also be webcast and can be accessed in a listen-only
mode at Acadia's web site at www.acadiarealty.com.
If you are unable to participate during the live webcast, the call
will be archived and available on Acadia's website. Alternatively, to
access the replay by phone, dial 888-286-8010 (internationally
617-801-6888). The passcode will be 57909940. The phone replay will be
available through Friday, April 30, 2004.
Acadia Realty Trust, headquartered in White Plains, NY, is a fully
integrated and self-managed real estate investment trust which
specializes in the acquisition, redevelopment and operation of
shopping centers which are anchored by grocery and value-oriented
retail. Acadia currently owns (or has interests in) and operates 62
properties totaling approximately nine million square feet, located
primarily in the Eastern United States.
Certain matters in this press release may constitute
forward-looking statements within the meaning of federal securities
law and as such may involve known and unknown risk, uncertainties and
other factors which may cause the actual results, performances or
achievements of Acadia to be materially different from any future
results, performances or achievements expressed or implied by such
forward-looking statements. Such forward-looking statements speak only
as of the date of this document. Acadia expressly disclaims any
obligation or undertaking to release publicly any updates or revisions
to any forward-looking statements contained herein to reflect any
change in Acadia's expectations with regard thereto or change in
events, conditions or circumstances on which any such statement is
based. The Company also refers you to the documents filed by the
Company, from time to time, with the Securities and Exchange
Commission, including without limitation the Company's Annual Report
on Form 10-K and the "Management's Discussion and Analysis of
Financial Condition and Results of Operations" incorporated by
reference therein, for a discussion of such risks and uncertainties.
The Company considers funds from operations ("FFO") as defined by
the National Association of Real Estate Investment Trusts ("NAREIT")
to be an appropriate supplemental disclosure of operating performance
for an equity REIT due to its widespread acceptance and use within the
REIT and analyst communities. FFO is presented to assist investors in
analyzing the performance of the Company. It is helpful as it excludes
various items included in net income that are not indicative of the
operating performance, such as gains (or losses) from sales of
property and depreciation and amortization. However, the Company's
method of calculating FFO may be different from methods used by other
REITs and, accordingly, may not be comparable to such other REITs. FFO
does not represent cash generated from operations as defined by
generally accepted accounting principles ("GAAP") and is not
indicative of cash available to fund all cash needs, including
distributions. It should not be considered as an alternative to net
income for the purpose of evaluating the Company's performance or to
cash flows as a measure of liquidity. Consistent with the NAREIT
definition, the Company defines FFO as net income (computed in
accordance with GAAP), excluding gains (or losses) from sales of
depreciated property, plus depreciation and amortization, and after
adjustments for unconsolidated partnerships and joint ventures. The
Company historically has added back impairments in real estate in
calculating FFO, in accordance with prior NAREIT guidance. However,
NAREIT, based on discussions with the SEC, has provided revised
guidance that provides that impairments should not be added back to
net income in calculating FFO. As such, historical FFO has been
restated consistent with this revised guidance.
For more information visit Acadia Realty Trust's Web site at
www.acadiarealty.com
(Financial Tables Follow)
ACADIA REALTY TRUST AND SUBSIDIARIES
Financial Highlights
For the Quarters ended March 31, 2004 and 2003
(dollars in thousands, except per share data)
STATEMENTS OF INCOME
For the quarters
ended
March 31,
Revenues 2004 2003
------------------
Minimum rents $13,101 $12,097
Percentage rents 219 294
Expense reimbursements 3,674 3,717
Other property income 128 151
Other 816 1,866
------------------
Total revenues 17,938 18,125
------------------
Operating expenses
Property operating 4,017 4,354
Real estate taxes 2,322 2,197
General and administrative 2,489 2,696
Depreciation and amortization 3,856 3,601
------------------
Total operating expenses 12,684 12,848
------------------
Operating income 5,254 5,277
Equity in earnings of unconsolidated partnerships 544 553
Interest expense (2,745) (2,726)
Gain on sale -- 1,212
Minority interest (203) (853)
------------------
Net income $ 2,850 $ 3,463
==================
Net income per Common Share - Basic
Weighted average Common Shares 27,687 25,377
==================
Net income per Common Share $ .10 $ .14
==================
Net income per Common Share - Diluted (a)
Weighted average Common Shares 29,073 25,934
==================
Net income per Common Share $ .10 $ .14
==================
ACADIA REALTY TRUST AND SUBSIDIARIES
Financial Highlights
For the Quarters ended March 31, 2004 and 2003
(dollars in thousands, except per share data)
RECONCILIATION OF NET INCOME TO FUNDS FROM OPERATIONS (b)
For the quarters
ended
March 31,
2004 2003
----------------
Net income $2,850 $3,463
Depreciation of real estate and amortization of
leasing costs:
Wholly owned and consolidated partnerships 3,517 3,399
Unconsolidated partnerships 552 459
Income attributable to minority interest in Operating
Partnership 115 438
----------------
Funds from operations $7,034 $7,759
================
Funds from operations per share - Basic
Weighted average Common Shares and OP Units (c) 28,741 28,436
================
Funds from operations per share $ .24 $ .27
================
Funds from operations per share - Diluted
Weighted average Common Shares and OP Units (c) 30,126 28,993
================
Funds from operations per share $ .24 $ .27
================
ACADIA REALTY TRUST AND SUBSIDIARIES
Financial Highlights
As of March 31, 2004 and December 31, 2003
(dollars in thousands, except per share data)
SELECTED BALANCE SHEET INFORMATION
March 31, Dec. 31,
2004 2003
--------- --------
Cash and cash equivalents $13,389 $14,663
Rental property, at cost 428,981 427,628
Total assets 396,060 388,184
Mortgage notes payable 188,211 190,444
Total liabilities 207,567 208,765
Fixed rate debt: (d) 156,127 156,433
% of outstanding debt 83 % 82 %
Weighted average interest rate 6.6 % 6.6 %
Variable rate debt $32,084 $34,011
% of outstanding debt 17 % 18 %
Weighted average interest rate 2.7 % 2.9 %
Total weighted average interest rate 6.0 % 5.9 %
Notes:
(a) Reflects the potential impact if certain Preferred OP Units and
Common Share options were converted to Common Shares at the
beginning of the period. Assuming such conversion, net income
would be increased by $73 and $50 for the quarters ended March 31,
2004 and 2003, respectively.
(b) The Company considers funds from operations ("FFO") as defined by
the National Association of Real Estate Investment Trusts
("NAREIT") to be an appropriate supplemental disclosure of
operating performance for an equity REIT due to its widespread
acceptance and use within the REIT and analyst communities. FFO is
presented to assist investors in analyzing the performance of the
Company. It is helpful as it excludes various items included in
net income that are not indicative of the operating performance,
such as gains (or losses) from sales of property and depreciation
and amortization. However, the Company's method of calculating FFO
may be different from methods used by other REITs and,
accordingly, may not be comparable to such other REITs. FFO does
not represent cash generated from operations as defined by
generally accepted accounting principles ("GAAP") and is not
indicative of cash available to fund all cash needs, including
distributions. It should not be considered as an alternative to
net income for the purpose of evaluating the Company's performance
or to cash flows as a measure of liquidity. Consistent with the
NAREIT definition, the Company defines FFO as net income (computed
in accordance with GAAP), excluding gains (or losses) from sales
of depreciated property, plus depreciation and amortization, and
after adjustments for unconsolidated partnerships and joint
ventures. The Company historically has added back impairments in
real estate in calculating FFO, in accordance with prior NAREIT
guidance. However, NAREIT, based on discussions with the SEC, has
provided revised guidance that provides that impairments should
not be added back to net income in calculating FFO. As such,
historical FFO has been restated consistent with this revised
guidance.
Included in FFO for the quarter ended March 31, 2003 is a $659
gain from the sale of land (net of minority interest).
(c) In addition to the weighted average Common Shares outstanding for
the period, diluted FFO also assumes full conversion of a weighted
average 1,053 and 3,059 OP Units into Common Shares for the
quarters ended March 31, 2004 and 2003, respectively.
(d) Fixed-rate debt includes $86,545 of notional principal fixed
through swap transactions. Conversely, variable-rate debt excludes
this amount.
CONTACT: Acadia Realty Trust
Jon Grisham, 914-288-8142
