PASADENA, Calif., April 26, 2021 /PRNewswire/ -- Alexandria Real Estate Equities, Inc. (NYSE:ARE) announced financial and operating results for the first quarter ended March 31, 2021.
Key highlights | |||||
Operating results | 1Q21 | 1Q20 | |||
Total revenues: | |||||
In millions | $ | 479.8 | $ | 439.9 | |
Growth | 9.1% | ||||
Net income attributable to Alexandria's common stockholders – diluted | |||||
In millions | $ | 6.1 | $ | 16.8 | |
Per share | $ | 0.04 | $ | 0.14 | |
Funds from operations attributable to Alexandria's common stockholders – diluted, as adjusted | |||||
In millions | $ | 263.0 | $ | 221.4 | |
Per share | $ | 1.91 | $ | 1.82 |
Alexandria and our tenants at the vanguard and heart of the life science ecosystem
Bringing together our unique and pioneering vertical platforms of essential Labspace® real estate, strategic venture investments, impactful thought leadership, and purposeful corporate responsibility, Alexandria is at the vanguard and heart of the vital life science ecosystem that is solving COVID-19 with unprecedented speed and efficiency while addressing other major challenges to human health. Owing to the efforts of numerous Alexandria tenants, including Pfizer Inc., Moderna, Inc., and Johnson & Johnson, in developing and delivering safe and effective vaccines and therapies to people around the world, the inherent value of and critical need for the life science industry have been globally recognized. As we entered this new year, the essential R&D engine of the biopharma industry continued to perform with exceptional productivity, progress, and resilience. By maintaining 24/7 operations across our campuses and facilities, Alexandria enables our tenants to pursue their mission-critical research, development, manufacturing, and commercialization efforts to solve these most pressing current and future healthcare challenges.
Strong and flexible balance sheet with significant liquidity
Continued dividend strategy to share growth in cash flows with stockholders
Common stock dividend declared for 1Q21 of $1.09 per common share, aggregating $4.30 per common share for the twelve months ended March 31, 2021, up 24 cents, or 6%, over the twelve months ended March 31, 2020. Our FFO payout ratio of 60% for the three months ended March 31, 2021, allows us to share growth in cash flows from operating activities with our stockholders while also retaining a significant portion for reinvestment.
A REIT industry-leading, high-quality tenant roster
Key development projects placed into service in 1Q21
We placed into service three fully leased development projects aggregating 376,475 RSF located across three submarkets at a weighted-average yield of 6.6% and 6.3% (cash basis).
Key strategic transaction that generated capital for investment into our highly leased value-creation pipeline
In April 2021, we sold a 70% partial interest in our 213 East Grand Avenue property located in our South San Francisco submarket for a sales price of $301.0 million, or $1,429 per RSF, representing capitalization rates of 4.5% and 4.0% (cash basis), which generated capital for investment into our highly leased development and redevelopment projects and strategic acquisitions.
Continued strong net operating income and internal growth
1Q21 | |||||
Total leasing activity – RSF | 1,677,659 | (1) | |||
Leasing of development and redevelopment space – RSF | 788,973 | ||||
Lease renewals and re-leasing of space: | |||||
RSF (included in total leasing activity above) | 521,825 | ||||
Rental rate increases | 36.2% | ||||
Rental rate increases (cash basis) | 17.4% | ||||
(1) Represents the second highest quarterly leasing activity during the past five years. |
High-quality revenues and cash flows, strong margins, and operational excellence
Percentage of annual rental revenue in effect from investment-grade or publicly traded large cap tenants | 55% | ||||
Occupancy of operating properties in North America | 94.5% | (1) | |||
Operating margin | 71% | ||||
Adjusted EBITDA margin | 69% | ||||
Weighted-average remaining lease term: | |||||
All tenants | 7.6 | years | |||
Top 20 tenants | 10.9 | years | |||
(1) | Includes 1.2 million RSF, or 3.5%, of vacancy at recently acquired properties in our North America markets, representing lease-up opportunities that will contribute to growth in cash flows. Approximately 26% of the vacant 1.2 million RSF is currently leased, with occupancy expected primarily over the next two quarters. Excluding these acquired vacancies, occupancy of operating properties in North America was 98.0% as of March 31, 2021. Refer to "Occupancy" of our Supplemental Information for additional details. |
Sustained strength in tenant collections during the ongoing COVID-19 pandemic
Key items included in operating results
Key items included in net income attributable to Alexandria's common stockholders: | |||||||||||
(In millions, except per share amounts) | Amount | Per Share – Diluted | |||||||||
1Q21 | 1Q20 | 1Q21 | 1Q20 | ||||||||
Unrealized losses on non-real estate investments | $ | (46.3) | $ | (17.1) | $ | (0.34) | $ | (0.14) | |||
Realized gains on non-real estate investments | 22.9 | (1) | — | 0.17 | — | ||||||
Gain on sales of real estate | 2.8 | (1) | — | 0.02 | — | ||||||
Impairment of real estate | (5.1) | (1) | (9.6) | (0.04) | (0.08) | ||||||
Impairment of non-real estate investments | — | (19.8) | — | (0.16) | |||||||
Loss on early extinguishment of debt | (67.3) | (1) | — | (0.49) | — | ||||||
Total | $ | (93.0) | $ | (46.5) | $ | (0.68) | $ | (0.38) | |||
(1) | Refer to "Funds from operations and funds from operations per share" of this Earnings Press Release for additional details. |
Strategic acquisitions with significant value-creation opportunities in key submarkets
Acquisition of 401 Park Drive and 201 Brookline Avenue
Highly leased value-creation pipeline
Balance sheet management
Key metrics as of March 31, 2021
1Q21 | Goal | ||||||||
Quarter | Trailing | 4Q21 | |||||||
Annualized | 12 Months | Annualized | |||||||
Net debt and preferred stock to Adjusted EBITDA | 5.8x | 6.1x | Less than or equal to 5.2x | ||||||
Fixed-charge coverage ratio | 4.7x | 4.4x | Greater than or equal to 4.8x | ||||||
Value-creation pipeline of new Class A development and redevelopment projects as a percentage of gross investments in real estate | 1Q21 | ||||||||
Current and pre-leased near-term projects 76% leased/negotiating | 9% | ||||||||
Income-producing/potential cash flows/covered land play(1) | 6% | ||||||||
Land | 4% | ||||||||
(1) | Includes projects that have existing buildings that are generating or can generate operating cash flows. Also includes development rights associated with existing operating campuses. |
Key capital events
Investments
Subsequent events
Industry and corporate responsibility leadership: catalyzing and leading the way for positive change to benefit human health and society
Industry leadership
Relentless drive to develop and implement disruptive and highly impactful solutions to society's most urgent challenges
Against the backdrop of the ongoing COVID-19 pandemic, which has exacerbated persistent, preexisting societal challenges, and rooted in our mission to advance human health, Alexandria continues to work steadfastly to leverage our leadership, knowledge, expertise, and resources not only to combat the COVID-19 pandemic but also to create long-term scalable solutions to our most pressing societal challenges. This work includes national and regional efforts in the following areas, as further described below:
Accelerating groundbreaking medical research, development, and manufacturing to advance lifesaving treatments and cures
Harnessing the agrifood ecosystem to combat hunger, improve nutrition, and support human health at its most fundamental level
Bolstering the resilience of our military, our veterans, and their families
Conquering the opioid epidemic and revolutionizing addiction treatment: OneFifteen, a blueprint for the nation
Educationally empowering underserved students to achieve long-term success and reach their potential as leaders in the community
Building a model for a comprehensive, sustainable solution to address homelessness
Represents an illustrative subset of approximately 100 tenants that have focused on COVID-19-related efforts, with some of these companies working on multiple efforts that span testing, treatment, and/or vaccine development. |
(1) | Source: U.S. Congressional Research Service, "Operation Warp Speed Contracts for COVID-19 Vaccines and Ancillary Vaccination Materials," Updated March 1, 2021. |
Alexandria Fighting COVID-19 on Multiple Fronts March 31, 2021
Alexandria and our innovative tenants are at the vanguard and heart of the life science ecosystem solving COVID-19 with unprecedented speed and efficiency
Safe and effective vaccines and therapies, in addition to widespread testing, continue to be critically needed to bring an end to the global COVID-19 pandemic. By maintaining essential continuous operations across our campuses, Alexandria has enabled several of our life science tenants to pursue mission-critical COVID-19-related research and development. This heroic work by our tenants and campus community members to help test for, treat, and prevent COVID-19, as well as to provide medical supplies to neighboring hospitals, is profound and inspiring. We are currently tracking approximately 100 tenants across our cluster markets that have contributed meaningful time and resources to advancing solutions for COVID-19.
Developing preventative vaccines
Since the novel coronavirus's genetic makeup was revealed in January 2020, researchers around the world have been working with unprecedented speed to develop safe and effective vaccines. To expedite the development, manufacturing, and distribution of these vaccines, the U.S. government called for broad public-private collaboration and allocated several billions of dollars to these efforts.
This support, along with the internal vaccine development expertise and innovative technology platforms of our tenants Pfizer Inc. (in partnership with BioNTech) andModerna, Inc. (in partnership with the National Institutes of Health), culminated in the Food and Drug Administration's ("FDA") issuance of Emergency Use Authorization ("EUA") in December 2020 for their respective mRNA-based COVID-19 vaccines. In February 2021, the FDA granted an EUA to Johnson & Johnson for its one-shot vaccine. The U.S. has initiated a large-scale COVID-19 vaccination campaign and will continue to roll out vaccines across the nation, with the goal of having adequate supply for the entire U.S. adult population by the end of May 2021.
Additional tenants, including AstraZeneca plc,FUJIFILM Diosynth Biotechnologies, GlaxoSmithKline plc,Novavax, Inc., and Sanofi, have similarly received strong government support for their efforts in the development, manufacturing, and/or distribution of COVID-19 vaccines. Many of these companies will report critical trial data over the coming months, which, if positive, could help further bolster the widespread distribution of safe and effective COVID-19 vaccines around the world.
Advancing new and repurposed therapies
Safe and effective therapies are important for mitigating the impact of COVID-19, decreasing hospitalizations, and improving patient outcomes overall. On October 22, 2020, the FDA approved Veklury® (remdesivir), developed by our tenant Gilead Sciences, Inc., as the first antiviral treatment approved for COVID-19 patients requiring hospitalization. Subsequently, in November 2020, the FDA granted EUAs to tenant Eli Lilly and Company's bamlanivimab for the treatment of newly infected high-risk patients with mild or moderate disease, as well as to Regeneron Pharmaceutical's antibody cocktail for a similar indication. In February 2021, Eli Lilly and Company received an additional EUA for its bamlanivimab + etesevimab COVID-19 antibody cocktail. In April 2021, due to observations of diminishing responsiveness of bamlanivimab alone to COVID-19 variants, Eli Lilly and Company requested that the FDA revoke its single antibody EUA and instead encourage use of their combination (bamlanivimab + etesevimab) antibody cocktail for COVID-19 patients at high risk of severe disease progression.
In addition, over 300 experimental therapies to treat COVID-19 are being studied in over 1,000 clinical trials around the world, and over 200 therapeutic candidates are in preclinical development. A substantial number of these programs are sponsored by our tenants, including the following:
Improving testing quality and capacity
Abbott Laboratories,Adaptive Biotechnologies Corporation,Color,Cue Health Inc.,Laboratory Corporation of America Holdings,Quest Diagnostics,Quidel Corporation,Roche, Thermo Fisher Scientific Inc., Verily Life Sciences, and others are working to improve testing quality, capacity, and turnaround time to more effectively determine who has an active COVID-19 infection, who has been exposed to the virus, and who has developed immunity against it. Even as vaccine distribution increases, the availability of widespread COVID-19 testing will remain critical for rapidly identifying new outbreaks and ultimately bringing the pandemic to an end.
Acquisitions March 31, 2021 (Dollars in thousands) | ||||||||||||||||||||||||
Square Footage | ||||||||||||||||||||||||
Acquisitions with Development/Redevelopment Opportunities | ||||||||||||||||||||||||
Property | Submarket/Market | Date of Purchase | Number of Properties | Operating Occupancy | Future Development | Active Development/Redevelopment | Operating With Future Development/ Redevelopment | Operating(1) | Operating | Purchase Price | ||||||||||||||
Completed in 1Q21: | ||||||||||||||||||||||||
Alexandria Center® for Life Science – Fenway | Fenway/Greater Boston | 1/29/21 | 2 | 90% | (2) | 305,000 | 510,116 | 311,066 | 662,079 | — | $ | 1,483,200 | (2) | |||||||||||
840 Winter Street | Route 128/Greater Boston | 1/20/21 | 1 | 100% | — | 130,000 | — | 30,009 | — | 58,126 | (3) | |||||||||||||
Other | Various | Various | 22 | 97% | 69,426 | 209,295 | 120,000 | 661,159 | 80,032 | (4) | 332,424 | |||||||||||||
25 | 94% | 374,426 | 849,411 | 431,066 | 1,353,247 | 80,032 | 1,873,750 | |||||||||||||||||
Completed in April 2021: | ||||||||||||||||||||||||
550 Arsenal Street | Cambridge/Inner Suburbs/ Greater Boston | 4/21/21 | 1 | 98% | 515,000 | — | 260,867 | — | — | 130,000 | (3) | |||||||||||||
One Investors Way | Route 128/Greater Boston | 4/6/21 | 1 | 100% | 350,000 | 240,000 | (5) | — | — | — | 105,000 | (3) | ||||||||||||
Other | Various | Various | — | 1,535,000 | — | — | — | — | 92,534 | |||||||||||||||
327,534 | ||||||||||||||||||||||||
Pending acquisitions: | ||||||||||||||||||||||||
Mercer Mega Block | Lake Union/Seattle | 2021(6) | — | N/A | 800,000 | — | — | — | — | 143,500 | ||||||||||||||
TBD | 705,216 | |||||||||||||||||||||||
2021 acquisitions | $ | 3,050,000 | ||||||||||||||||||||||
2021 guidance range | $2,800,000 – $3,300,000 | |||||||||||||||||||||||
(1) | Represents the operating component of our value-creation acquisitions that is not expected to undergo development or redevelopment. |
(2) | The campus includes an operating property with future redevelopment opportunities at 401 Park Drive, a development project at 201 Brookline Avenue, and a future development opportunity. 401 Park Drive, aggregating 973,145 RSF, is 90% occupied, with an additional 3% of leased space that is under renovation, and has initial stabilized yields of 5.7% and 4.5% (cash basis). We expect to provide total estimated costs and related yields for the development projects at 201 Brookline Avenue and the future development/redevelopment opportunities in the future, subsequent to the commencement of construction. Refer to "New Class A development and redevelopment properties: current projects" in our Supplemental Information for additional details. |
(3) | We expect to provide total estimated costs and related yields for development and redevelopment projects in the future, subsequent to the commencement of construction. Refer to "New Class A development and redevelopment properties: current projects" in our Supplemental Information for additional details on active development and redevelopment projects. |
(4) | Represents the acquisition of our partner's 43.2% ownership interest in our previously unconsolidated real estate joint venture at 704 Quince Orchard Road for $9.4 million. We completed the redevelopment of this stabilized property in 2Q19. |
(5) | Upon acquisition of this property, we entered into a 12-year lease with Moderna, Inc. and immediately placed the property into redevelopment. |
(6) | We continue to diligently work through various long-lead-time due diligence items, with certain deadlines extending into 2021. We are working toward completion of all due diligence items as soon as possible. |
Dispositions and Sale of Partial Interest March 31, 2021 (Dollars in thousands) | ||||||||||||||||||||||||||||||||
Square Footage | ||||||||||||||||||||||||||||||||
Property | Submarket/Market | Date of Sale | Interest Sold | Operating | Future Development | Capitalization Rate(1) | Capitalization Rate (Cash Basis)(1) | Sales Price | Sales Priceper RSF | Gain | ||||||||||||||||||||||
Completed in 1Q21: | ||||||||||||||||||||||||||||||||
Land | Other/San Diego | 3/12/21 | 100% | — | 185,000 | N/A | N/A | $ | 22,900 | N/A | $ | 19 | ||||||||||||||||||||
Completed in April 2021: | ||||||||||||||||||||||||||||||||
213 East Grand Avenue | South San Francisco/San Francisco Bay Area | 4/22/21 | 70% | 300,930 | — | 4.5% | 4.0% | 301,000 | $ | 1,429 | (2) | |||||||||||||||||||||
$ | 323,900 | |||||||||||||||||||||||||||||||
2021 guidance range | $1,250,000 | — | $1,500,000 | |||||||||||||||||||||||||||||
(1) | Capitalization rates are calculated based upon net operating income and net operating income (cash basis) annualized for the quarter preceding the date on which the property is sold. |
(2) | In April 2021, we completed the sale of a 70% partial interest in 213 East Grand Avenue in our South San Francisco submarket for a sales price of $301.0 million, or $1,429 per RSF, representing capitalization rates of 4.5% and 4.0% (cash basis). We retained control over the newly formed real estate joint venture and therefore continued to consolidate this property. We accounted for the $103.7 million difference between the consideration received and the book value of the 70% interest sold as an equity transaction, with no gain or loss recognized in earnings. |
Guidance March 31, 2021 (Dollars in millions, except per share amounts) | |||||||||
The following updated guidance is based on our current view of existing market conditions and assumptions for the year ending December 31, 2021. There can be no assurance that actual amounts will not be materially higher or lower than these expectations. Also, refer to our discussion of "forward-looking statements" on page 13 of this Earnings Press Release for additional details. | |||||||||
Projected 2021 Earnings per Share and Funds From Operations per Share Attributable to Alexandria's Common Stockholders – Diluted | |||||||||
As of 4/26/21 | As of 2/1/21 | ||||||||
Earnings per share(1) | $1.58 to $1.68 | $2.14 to $2.34 | |||||||
Depreciation and amortization of real estate assets | 5.50 | 5.50 | |||||||
Gain on sales of real estate(2) | (0.02) | — | |||||||
Impairment of real estate – rental properties(2) | 0.04 | — | |||||||
Allocation to unvested restricted stock awards | (0.03) | (0.04) | |||||||
Funds from operations per share(3) | $7.07 to $7.17 | $7.60 to $7.80 | |||||||
Unrealized losses on non-real estate investments | 0.34 | — | |||||||
Realized gains on non-real estate investments(2) | (0.17) | — | |||||||
Loss on early extinguishment of debt(4) | 0.49 | — | |||||||
Allocation to unvested restricted stock awards | (0.01) | — | |||||||
Other | (0.04) | — | |||||||
Funds from operations per share, as adjusted(3) | $7.68 to $7.78 | $7.60 to $7.80 | |||||||
Midpoint | $7.73 | $7.70 | |||||||
As of 4/26/21 | As of 2/1/21 | ||||||||||||||||
Key Assumptions | Low | High | Low | High | |||||||||||||
Occupancy percentage in North America as of December 31, 2021(5) | 95.3% | 95.9% | 95.6% | 96.2% | |||||||||||||
Lease renewals and re-leasing of space: | |||||||||||||||||
Rental rate increases | 30.0% | 33.0% | 29.0% | 32.0% | |||||||||||||
Rental rate increases (cash basis) | 17.0% | 20.0% | 16.0% | 19.0% | |||||||||||||
Same property performance: | |||||||||||||||||
Net operating income increase | 1.5% | 3.5% | 1.0% | 3.0% | |||||||||||||
Net operating income increase (cash basis) | 4.3% | 6.3% | 4.0% | 6.0% | |||||||||||||
Straight-line rent revenue | $ | 114 | $ | 124 | $ | 114 | $ | 124 | |||||||||
General and administrative expenses | $ | 146 | $ | 151 | $ | 146 | $ | 151 | |||||||||
Capitalization of interest | $ | 172 | $ | 182 | $ | 167 | $ | 177 | |||||||||
Interest expense | $ | 128 | $ | 138 | $ | 133 | $ | 143 |
(1) | Excludes unrealized gains or losses after March 31, 2021, that are required to be recognized in earnings and are excluded from funds from operations per share, as adjusted. |
(2) | Refer to "Funds from operations and funds from operations per share" of this Earnings Press Release for additional details. |
(3) | Refer to "Funds from operations and funds from operations, as adjusted, attributable to Alexandria's common stockholders" in "Definitions and reconciliations" of our Supplemental Information for additional details. |
(4) | Refer to "Key capital events" on page 3 of this Earnings Press Release for additional details on the the refinancing of our $650.0 million unsecured senior notes payable. |
(5) | Updated guidance for occupancy percentage in North America as of December 31, 2021, reflects vacancy at the recently acquired property at the Alexandria Center® for Life Science – Fenway, representing lease-up opportunities that will contribute to growth in cash flows. Refer to "Occupancy" of this Supplemental Information for additional details. |
Key Credit Metrics | As of 4/26/21 | As of 2/1/21 | |||||||||||||||
Net debt and preferred stock to Adjusted EBITDA – 4Q21 annualized | Less than or equal to 5.2x | Less than or equal to 5.2x | |||||||||||||||
Fixed-charge coverage ratio – 4Q21 annualized | Greater than or equal to 4.8x | Greater than or equal to 4.5x | |||||||||||||||
As of 4/26/21 | |||||||||||||||||
Key Sources and Uses of Capital | Range | Midpoint | Certain Completed Items | As of 2/1/21Midpoint | |||||||||||||
Sources of capital: | |||||||||||||||||
Net cash provided by operating activities after dividends | $ | 210 | $ | 250 | $ | 230 | $ | 230 | |||||||||
Incremental debt | 930 | 1,040 | 985 | see below | 735 | ||||||||||||
2020 debt capital proceeds held in cash at the beginning of 2021 | 150 | 250 | 200 | 200 | |||||||||||||
Real estate dispositions and partial interest sales (refer to page 10) | 1,250 | 1,500 | 1,375 | $ | 324 | 1,375 | |||||||||||
Common equity | 2,000 | 2,400 | 2,200 | $ | 1,634 | (1) | 1,900 | ||||||||||
Total sources of capital | $ | 4,540 | $ | 5,440 | $ | 4,990 | $ | 4,440 | |||||||||
Uses of capital: | |||||||||||||||||
Construction | $ | 1,590 | $ | 1,890 | $ | 1,740 | $ | 1,740 | |||||||||
Acquisitions (refer to page 9) | 2,800 | 3,300 | 3,050 | $ | 2,201 | 2,700 | |||||||||||
2021 debt capital proceeds held in cash | 150 | 250 | 200 | — | |||||||||||||
Total uses of capital | $ | 4,540 | $ | 5,440 | $ | 4,990 | $ | 4,440 | |||||||||
Incremental debt (included above): | |||||||||||||||||
Issuance of unsecured senior notes payable | $ | 1,750 | $ | 1,750 | $ | 1,750 | $ | 1,750 | (2) | $ | 900 | ||||||
Principal repayments of unsecured senior notes payable | (650) | (650) | (650) | $ | (650) | (2) | — | ||||||||||
Unsecured senior line of credit, commercial paper, and other | (170) | (60) | (115) | (165) | |||||||||||||
Incremental debt | $ | 930 | $ | 1,040 | $ | 985 | $ | 735 | |||||||||
(1) | Refer to "Key capital events" on page 3 of this Earnings Press Release for additional details on our January 2021 forward equity offering and shares issued under our ATM program. As of March 31, 2021, we issued 8.8 million shares of common stock and received net proceeds of $1.4 billion in 2021. We expect to issue 1.5 million shares to settle our remaining outstanding forward equity sales agreements and receive net proceeds of approximately $232.6 million in 2021. |
(2) | Refer to "Key capital events" on page 3 of this Earnings Press Release for additional details on the issuance of our $1.75 billion unsecured senior notes payable and the refinancing of our $650.0 million unsecured senior notes payable. |
Earnings Call Information and About the CompanyMarch 31, 2021
We will host a conference call on Tuesday, April 27, 2021, at 3:00 p.m. Eastern Time ("ET")/noon Pacific Time ("PT"), which is open to the general public, to discuss our financial and operating results for the first quarter ended March 31, 2021. To participate in this conference call, dial (833) 366-1125 or (412) 902-6738 shortly before 3:00 p.m. ET/noon PT and ask the operator to join the call for Alexandria Real Estate Equities, Inc. The audio webcast can be accessed at www.are.com in the "For Investors" section. A replay of the call will be available for a limited time from 5:00 p.m. ET/2:00 p.m. PT on Tuesday, April 27, 2021. The replay number is (877) 344-7529 or (412) 317-0088, and the access code is 10151989.
Additionally, a copy of this Earnings Press Release and Supplemental Information for the first quarter ended March 31, 2021, is available in the "For Investors" section of our website at www.are.com or by following this link: http://www.are.com/fs/2021q1.pdf.
For any questions, please contact Joel S. Marcus, executive chairman and founder; Stephen A. Richardson, co-chief executive officer; Peter M. Moglia, co-chief executive officer and co-chief investment officer; Dean A. Shigenaga, president and chief financial officer; or Paula Schwartz, managing director of Rx Communications Group, at (917) 322-2216; or Sara M. Kabakoff, vice president – communications, at (626) 578-0777.
About the Company
Alexandria Real Estate Equities, Inc. (NYSE:ARE), an S&P 500® urban office real estate investment trust ("REIT"), is the first, longest-tenured, and pioneering owner, operator, and developer uniquely focused on collaborative life science, agtech, and technology campuses in AAA innovation cluster locations, with a total market capitalization of $32.5 billion as of March 31, 2021, and an asset base in North America of 52.6 million square feet ("SF"). The asset base in North America includes 33.9 million RSF of operating properties and 4.0 million RSF of Class A properties undergoing construction, 7.3 million RSF of near-term and intermediate-term development and redevelopment projects, and 7.4 million SF of future development projects. Founded in 1994, Alexandria pioneered this niche and has since established a significant market presence in key locations, including Greater Boston, San Francisco Bay Area, New York City, San Diego, Seattle, Maryland, and Research Triangle. Alexandria has a longstanding and proven track record of developing Class A properties clustered in urban life science, agtech, and technology campuses that provide our innovative tenants with highly dynamic and collaborative environments that enhance their ability to successfully recruit and retain world-class talent and inspire productivity, efficiency, creativity, and success. Alexandria also provides strategic capital to transformative life science, agtech, and technology companies through our venture capital platform. We believe our unique business model and diligent underwriting ensure a high-quality and diverse tenant base that results in higher occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term asset value. For additional information on Alexandria, please visit www.are.com.
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This document includes "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. Such forward-looking statements include, without limitation, statements regarding our 2021 earnings per share attributable to Alexandria's common stockholders – diluted, 2021 funds from operations per share attributable to Alexandria's common stockholders – diluted, net operating income, and our projected sources and uses of capital. You can identify the forward-looking statements by their use of forward-looking words, such as "forecast," "guidance," "goals," "projects," "estimates," "anticipates," "believes," "expects," "intends," "may," "plans," "seeks," "should," or "will," or the negative of those words or similar words. These forward-looking statements are based on our current expectations, beliefs, projections, future plans and strategies, anticipated events or trends, and similar expressions concerning matters that are not historical facts, as well as a number of assumptions concerning future events. There can be no assurance that actual results will not be materially higher or lower than these expectations. These statements are subject to risks, uncertainties, assumptions, and other important factors that could cause actual results to differ materially from the results discussed in the forward-looking statements. Factors that might cause such a difference include, without limitation, our failure to obtain capital (debt, construction financing, and/or equity) or refinance debt maturities, increased interest rates and operating costs, adverse economic or real estate developments in our markets (including the impact of the ongoing COVID-19 pandemic), our failure to successfully place into service and lease any properties undergoing development or redevelopment and our existing space held for future development or redevelopment (including new properties acquired for that purpose), our failure to successfully operate or lease acquired properties, decreased rental rates, increased vacancy rates or failure to renew or replace expiring leases, defaults on or non-renewal of leases by tenants, adverse general and local economic conditions, an unfavorable capital market environment, decreased leasing activity or lease renewals, and other risks and uncertainties detailed in our filings with the Securities and Exchange Commission ("SEC"). Accordingly, you are cautioned not to place undue reliance on such forward-looking statements. All forward-looking statements are made as of the date of this Earnings Press Release and Supplemental Information, and unless otherwise stated, we assume no obligation to update this information and expressly disclaim any obligation to update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise. For more discussion relating to risks and uncertainties that could cause actual results to differ materially from those anticipated in our forward-looking statements, and risks to our business in general, please refer to our SEC filings, including our most recent annual report on Form 10-K and any subsequent quarterly reports on Form 10-Q.
For additional discussion of the risks and other potential impacts posed by the outbreak of the COVID-19 pandemic and uncertainties we, our tenants, and the global and national economies face as a result, see the sections entitled "Risk Factors" and "Management's Discussion and Analysis of Financial Condition and Results of Operations" in our annual report on Form 10-K filed with the SEC on February 1, 2021.
Alexandria®, Lighthouse Design® logo, Building the Future of Life-Changing Innovation™, Labspace®, Alexandria Center®, Alexandria Technology Square®, Alexandria Technology Center®, Alexandria Innovation Center®, LaunchLabs®, and That's What's in Our DNA® are copyrights and trademarks of Alexandria Real Estate Equities, Inc. All other company names, trademarks, and logos referenced herein are the property of their respective owners.
Consolidated Statements of Operations March 31, 2021 (Dollars in thousands, except per share amounts) | ||||||||||||||||||||
Three Months Ended | ||||||||||||||||||||
3/31/21 | 12/31/20 | 9/30/20 | 6/30/20 | 3/31/20 | ||||||||||||||||
Revenues: | ||||||||||||||||||||
Income from rentals | $ | 478,695 | $ | 461,335 | $ | 543,412 | $ | 435,856 | $ | 437,605 | ||||||||||
Other income | 1,154 | 2,385 | 1,630 | 1,100 | 2,314 | |||||||||||||||
Total revenues | 479,849 | 463,720 | 545,042 | 436,956 | 439,919 | |||||||||||||||
Expenses: | ||||||||||||||||||||
Rental operations | 137,888 | 136,767 | 140,443 | 123,911 | 129,103 | |||||||||||||||
General and administrative | 33,996 | 32,690 | 36,913 | 31,775 | 31,963 | |||||||||||||||
Interest | 36,467 | 37,538 | 43,318 | 45,014 | 45,739 | |||||||||||||||
Depreciation and amortization | 180,913 | 177,750 | 176,831 | 168,027 | 175,496 | |||||||||||||||
Impairment of real estate | 5,129 | (1) | 25,177 | 7,680 | 13,218 | 2,003 | ||||||||||||||
Loss on early extinguishment of debt | 67,253 | 7,898 | 52,770 | — | — | |||||||||||||||
Total expenses | 461,646 | 417,820 | 457,955 | 381,945 | 384,304 | |||||||||||||||
Equity in earnings (losses) of unconsolidated real estate joint ventures | 3,537 | 3,593 | 3,778 | 3,893 | (3,116) | |||||||||||||||
Investment income (loss) | 1,014 | 255,137 | 3,348 | 184,657 | (21,821) | |||||||||||||||
Gain on sales of real estate | 2,779 | 152,503 | 1,586 | — | — | |||||||||||||||
Net income | 25,533 | 457,133 | 95,799 | 243,561 | 30,678 | |||||||||||||||
Net income attributable to noncontrolling interests | (17,412) | (15,649) | (14,743) | (13,907) | (11,913) | |||||||||||||||
Net income attributable to Alexandria Real Estate Equities, Inc.'s stockholders | 8,121 | 441,484 | 81,056 | 229,654 | 18,765 | |||||||||||||||
Net income attributable to unvested restricted stock awards | (2,014) | (5,561) | (1,730) | (3,054) | (1,925) | |||||||||||||||
Net income attributable to Alexandria Real Estate Equities, Inc.'s common stockholders | $ | 6,107 | $ | 435,923 | $ | 79,326 | $ | 226,600 | $ | 16,840 | ||||||||||
Net income per share attributable to Alexandria Real Estate Equities, Inc.'s common stockholders: | ||||||||||||||||||||
Basic | $ | 0.04 | $ | 3.26 | $ | 0.64 | $ | 1.82 | $ | 0.14 | ||||||||||
Diluted | $ | 0.04 | $ | 3.26 | $ | 0.63 | $ | 1.82 | $ | 0.14 | ||||||||||
Weighted-average shares of common stock outstanding: | ||||||||||||||||||||
Basic | 137,319 | 133,688 | 124,901 | 124,333 | 121,433 | |||||||||||||||
Diluted | 137,688 | 133,827 | 125,828 | 124,448 | 121,785 | |||||||||||||||
Dividends declared per share of common stock | $ | 1.09 | $ | 1.09 | $ | 1.06 | $ | 1.06 | $ | 1.03 |
(1) | Refer to "Funds from operations and funds from operations per share" of this Earnings Press Release for additional details. |
Consolidated Balance SheetsMarch 31, 2021 (In thousands) | ||||||||||||||||||||
3/31/21 | 12/31/20 | 9/30/20 | 6/30/20 | 3/31/20 | ||||||||||||||||
Assets | ||||||||||||||||||||
Investments in real estate | $ | 20,253,418 | $ | 18,092,372 | $ | 17,600,648 | $ | 16,281,125 | $ | 15,832,182 | ||||||||||
Investments in unconsolidated real estate joint ventures | 325,928 | 332,349 | 330,792 | 326,858 | 325,665 | |||||||||||||||
Cash and cash equivalents | 492,184 | 568,532 | 446,255 | 206,860 | 445,255 | |||||||||||||||
Restricted cash | 42,219 | 29,173 | 38,788 | 34,680 | 43,116 | |||||||||||||||
Tenant receivables | 7,556 | 7,333 | 7,641 | 7,208 | 14,976 | |||||||||||||||
Deferred rent | 751,967 | 722,751 | 719,552 | 688,749 | 663,926 | |||||||||||||||
Deferred leasing costs | 294,328 | 272,673 | 266,440 | 274,483 | 269,458 | |||||||||||||||
Investments | 1,641,811 | 1,611,114 | 1,330,945 | 1,318,465 | 1,123,482 | |||||||||||||||
Other assets | 1,424,935 | 1,191,581 | 1,169,610 | 930,680 | 983,875 | |||||||||||||||
Total assets | $ | 25,234,346 | $ | 22,827,878 | $ | 21,910,671 | $ | 20,069,108 | $ | 19,701,935 | ||||||||||
Liabilities, Noncontrolling Interests, and Equity | ||||||||||||||||||||
Secured notes payable | $ | 229,406 | $ | 230,925 | $ | 342,363 | $ | 344,784 | $ | 347,136 | ||||||||||
Unsecured senior notes payable | 8,311,512 | 7,232,370 | 7,230,819 | 6,738,486 | 6,736,999 | |||||||||||||||
Unsecured senior line of credit and commercial paper | — | 99,991 | 249,989 | 440,000 | 221,000 | |||||||||||||||
Accounts payable, accrued expenses, and other liabilities | 1,750,687 | 1,669,832 | 1,609,340 | 1,343,181 | 1,352,554 | |||||||||||||||
Dividends payable | 160,779 | 150,982 | 143,040 | 133,681 | 129,981 | |||||||||||||||
Total liabilities | 10,452,384 | 9,384,100 | 9,575,551 | 9,000,132 | 8,787,670 | |||||||||||||||
Commitments and contingencies | ||||||||||||||||||||
Redeemable noncontrolling interests | 11,454 | 11,342 | 11,232 | 12,122 | 12,013 | |||||||||||||||
Alexandria Real Estate Equities, Inc.'s stockholders' equity: | ||||||||||||||||||||
Common stock | 1,457 | 1,367 | 1,333 | 1,246 | 1,243 | |||||||||||||||
Additional paid-in capital | 12,994,748 | 11,730,970 | 10,711,119 | 9,443,274 | 9,336,949 | |||||||||||||||
Accumulated other comprehensive loss | (5,799) | (6,625) | (10,638) | (13,080) | (15,606) | |||||||||||||||
Alexandria Real Estate Equities, Inc.'s stockholders' equity | 12,990,406 | 11,725,712 | 10,701,814 | 9,431,440 | 9,322,586 | |||||||||||||||
Noncontrolling interests | 1,780,102 | 1,706,724 | 1,622,074 | 1,625,414 | 1,579,666 | |||||||||||||||
Total equity | 14,770,508 | 13,432,436 | 12,323,888 | 11,056,854 | 10,902,252 | |||||||||||||||
Total liabilities, noncontrolling interests, and equity | $ | 25,234,346 | $ | 22,827,878 | $ | 21,910,671 | $ | 20,069,108 | $ | 19,701,935 |
Funds From Operations and Funds From Operations per ShareMarch 31, 2021 (In thousands) | ||||||||||||||||||||
The following table presents a reconciliation of net income (loss) attributable to Alexandria's common stockholders, the most directly comparable financial measure presented in accordance with U.S. generally accepted accounting principles ("GAAP"), including our share of amounts from consolidated and unconsolidated real estate joint ventures, to funds from operations attributable to Alexandria's common stockholders – diluted, and funds from operations attributable to Alexandria's common stockholders – diluted, as adjusted, for the periods below: | ||||||||||||||||||||
Three Months Ended | ||||||||||||||||||||
3/31/21 | 12/31/20 | 9/30/20 | 6/30/20 | 3/31/20 | ||||||||||||||||
Net income attributable to Alexandria's common stockholders | $ | 6,107 | $ | 435,923 | $ | 79,326 | $ | 226,600 | $ | 16,840 | ||||||||||
Depreciation and amortization of real estate assets | 177,720 | 173,392 | 173,622 | 165,040 | 172,628 | |||||||||||||||
Noncontrolling share of depreciation and amortization from consolidated real estate JVs | (15,443) | (15,032) | (15,256) | (15,775) | (15,870) | |||||||||||||||
Our share of depreciation and amortization from unconsolidated real estate JVs | 3,076 | 2,976 | 2,936 | 2,858 | 2,643 | |||||||||||||||
Gain on sales of real estate | (2,779) | (1) | (152,503) | (1,586) | — | — | ||||||||||||||
Impairment of real estate – rental properties | 5,129 | (2) | 25,177 | 7,680 | — | 7,644 | ||||||||||||||
Allocation to unvested restricted stock awards | (201) | (420) | (1,261) | (2,228) | (847) | |||||||||||||||
Funds from operations attributable to Alexandria's common stockholders – diluted(3) | 173,609 | 469,513 | 245,461 | 376,495 | 183,038 | |||||||||||||||
Unrealized losses (gains) on non-real estate investments | 46,251 | (233,538) | 14,013 | (171,652) | 17,144 | |||||||||||||||
Realized gains on non-real estate investments | (22,919) | (4) | — | — | — | — | ||||||||||||||
Impairment of non-real estate investments | — | — | — | 4,702 | 19,780 | |||||||||||||||
Impairment of real estate | — | — | — | 13,218 | 2,003 | |||||||||||||||
Loss on early extinguishment of debt | 67,253 | (5) | 7,898 | 52,770 | — | — | ||||||||||||||
Termination fee | — | — | (86,179) | — | — | |||||||||||||||
Acceleration of stock compensation expense due to executive officer resignation | — | — | 4,499 | — | — | |||||||||||||||
Allocation to unvested restricted stock awards | (1,208) | 2,774 | 179 | 2,251 | (591) | |||||||||||||||
Funds from operations attributable to Alexandria's common stockholders – diluted, as adjusted | $ | 262,986 | $ | 246,647 | $ | 230,743 | $ | 225,014 | $ | 221,374 |
(1) | Related to two real estate dispositions. |
(2) | Represents impairment charges recognized during 1Q21 to further lower the carrying amounts of three of our office properties located in our San Francisco Bay Area and Seattle markets and classified as held for sale in December 2020 to their respective estimated fair values based on the sales price negotiated for each property less costs to sell. We expect to complete these sales in 2Q21. |
(3) | Calculated in accordance with standards established by the Nareit Board of Governors. Refer to "Funds from operations and funds from operations, as adjusted, attributable to Alexandria's common stockholders" in the "Definitions and reconciliations" of our Supplemental Information for additional details. |
(4) | Represents the realized gain related to the acquisition of one of our privately held non-real estate investments in a biopharmaceutical company by a pharmaceutical company. |
(5) | Primarily related to the refinancing of our $650.0 million unsecured senior notes payable. Refer to "Key capital events" on page 3 of this Earnings Press Release for additional details. |
Funds From Operations and Funds From Operations per Share (continued)March 31, 2021 (In thousands, except per share amounts) | ||||||||||||||||||||
The following table presents a reconciliation of net income (loss) per share attributable to Alexandria's common stockholders, the most directly comparable financial measure presented in accordance with GAAP, including our share of amounts from consolidated and unconsolidated real estate joint ventures, to funds from operations per share attributable to Alexandria's common stockholders – diluted, and funds from operations per share attributable to Alexandria's common stockholders – diluted, as adjusted, for the periods below. Per share amounts may not add due to rounding. | ||||||||||||||||||||
Three Months Ended | ||||||||||||||||||||
3/31/21 | 12/31/20 | 9/30/20 | 6/30/20 | 3/31/20 | ||||||||||||||||
Net income per share attributable to Alexandria's common stockholders – diluted | $ | 0.04 | $ | 3.26 | $ | 0.63 | $ | 1.82 | $ | 0.14 | ||||||||||
Depreciation and amortization of real estate assets | 1.20 | 1.21 | 1.28 | 1.22 | 1.31 | |||||||||||||||
Gain on sales of real estate | (0.02) | (1) | (1.14) | (0.01) | — | — | ||||||||||||||
Impairment of real estate – rental properties | 0.04 | (1) | 0.19 | 0.06 | — | 0.06 | ||||||||||||||
Allocation to unvested restricted stock awards | — | (0.01) | (0.01) | (0.01) | (0.01) | |||||||||||||||
Funds from operations per share attributable to Alexandria's common stockholders – diluted | 1.26 | 3.51 | 1.95 | 3.03 | 1.50 | |||||||||||||||
Unrealized losses (gains) on non-real estate investments | 0.34 | (1.75) | 0.11 | (1.38) | 0.14 | |||||||||||||||
Realized gains on non-real estate investments | (0.17) | (1) | — | — | — | — | ||||||||||||||
Impairment of non-real estate investments | — | — | — | 0.04 | 0.16 | |||||||||||||||
Impairment of real estate | — | — | — | 0.11 | 0.02 | |||||||||||||||
Loss on early extinguishment of debt | 0.49 | (1) | 0.06 | 0.42 | — | — | ||||||||||||||
Termination fee | — | — | (0.69) | — | — | |||||||||||||||
Acceleration of stock compensation expense due to executive officer resignation | — | — | 0.04 | — | — | |||||||||||||||
Allocation to unvested restricted stock awards | (0.01) | 0.02 | — | 0.01 | — | |||||||||||||||
Funds from operations per share attributable to Alexandria's common stockholders – diluted, as adjusted | $ | 1.91 | $ | 1.84 | $ | 1.83 | $ | 1.81 | $ | 1.82 | ||||||||||
Weighted-average shares of common stock outstanding(2) – diluted | 137,688 | 133,827 | 125,828 | 124,448 | 121,785 | |||||||||||||||
(1) | Refer to the footnotes on the prior page for additional details. |
(2) | Refer to "Weighted-average shares of common stock outstanding – diluted" in the "Definitions and reconciliations" of our Supplemental Information for additional details. |
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