GREAT NECK, N.Y., Nov. 08, 2018 (GLOBE NEWSWIRE) -- One Liberty Properties, Inc. (NYSE: OLP), a real estate investment trust focused on net leased properties, today announced operating results for the quarter ended September 30, 2018.

“We continued to execute on our long-term growth strategy by staying disciplined and selectively investing in properties located in strong local markets that produce sustained cash flow,” commented Patrick J. Callan, Jr., President and Chief Executive Officer of One Liberty.  “We expect to benefit from the targeted acquisitions and timely divestitures we have made over the past several years.  As we move forward, we remain committed to building value for our stockholders.”

Operating Results:

Rental income was $17.2 million for each of the three months ended September 30, 2018 and 2017.  Rental income was impacted favorably in the current period by a non-cash write-off resulting from a lease termination, the tenanting of properties that were vacant in the 2017 period and properties acquired in 2017 and 2018. This was offset by properties sold in 2018 and 2017 and a non-cash allowance for an unbilled rent receivable.

Total operating expenses in the third quarter of 2018 were $11.5 million compared to $10.8 million for the same period in 2017.

Net income attributable to One Liberty in the third quarter of 2018 was $10.1 million, or $0.52 per diluted share, compared to $7.1 million, or $0.38 per diluted share, in the third quarter of 2017.  Net income for the 2018 quarter includes a $4.6 million, or $0.24 per diluted share, gain on the sale of real estate, a $2.0 million gain, or $0.10 per diluted share, from the sale of real estate by an unconsolidated subsidiary and offset by $636,000, or $0.03 per diluted share from the non-cash adjustments described below.  The 2017 quarter includes $3.3 million, or $0.17 per diluted share, of gain on sale of real estate.

Funds from Operations, or FFO, were $9.4 million, or $0.48 per diluted share, compared to $9.3 million, or $0.50 per diluted share, in the prior year quarter. FFO for the current quarter was negatively impacted by $0.07 per diluted share related to the non-cash allowance for the unbilled rent receivable, offset by $0.04 per diluted share of non-cash income from the write-off resulting from a lease termination.

Adjusted Funds from Operations, or AFFO, was $10.3 million, or $0.53 per diluted share, in the 2018 quarter, compared to $9.9 million, or $0.53 per diluted share, for the quarter ended September 30, 2017.  

Diluted per share net income, FFO and AFFO were impacted during the quarter ended September 30, 2018 by the approximate 709,000 share increase in the weighted average number of shares of common stock outstanding during the third quarter of 2018 from the third quarter of 2017 due to stock issuances pursuant to One Liberty’s at-the-market offering, dividend reinvestment and equity incentive programs.  A reconciliation of GAAP amounts to non-GAAP amounts is presented with the financial information included in this release.

Balance Sheet:

At September 30, 2018, the Company had $17.2 million of cash and cash equivalents, total assets of $742.4 million, total debt of $403.0 million, and total stockholders’ equity of $306.1 million.

At November 2, 2018, One Liberty’s available liquidity was approximately $104.6 million, including approximately $8.6 million of cash and cash equivalents (net of the credit facility’s required $3 million deposit maintenance balance) and up to $96.0 million available under its credit facility.

Transactions:

During the quarter ended September 30, 2018, the Company recognized a gain of $4.6 million from the sale of a land parcel ground leased to the owner/operator of a multi-family complex and a gain of $2.0 million, representing its share of a gain from the sale of a property by an unconsolidated joint venture.

Subsequent Events:

As previously reported, subsequent to September 30, 2018, the Company purchased:

• an industrial/office facility property for a purchase price of $12.8 million, and
• an industrial property for $7.4 million.

Non-GAAP Financial Measures:

One Liberty computes FFO in accordance with the “White Paper on Funds From Operations” issued by the National Association of Real Estate Investment Trusts (“NAREIT”) and NAREIT’s related guidance. FFO is defined in the White Paper as net income (computed in accordance with generally accepted accounting principles), excluding gains (or losses) from sales of property, plus real estate depreciation and amortization (including amortization of deferred leasing costs), plus impairment write‑downs of depreciable real estate and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect funds from operations on the same basis.  One Liberty computes AFFO by adjusting FFO for straight-line rent accruals and amortization of lease intangibles, deducting lease termination fees and gain on extinguishment of debt and adding back amortization of restricted stock and restricted stock unit compensation, amortization of costs in connection with its financing activities (including its share of its unconsolidated joint ventures) and debt prepayment costs. Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO may vary from one REIT to another.

One Liberty believes that FFO and AFFO are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present FFO and AFFO when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assumes that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, management believes that FFO and AFFO provide a performance measure that when compared year over year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income.  Management also considers FFO and AFFO to be useful in evaluating potential property acquisitions.

FFO and AFFO do not represent net income or cash flows from operating, investing or financing activities as defined by GAAP.  FFO and AFFO should not be considered to be an alternative to net income as a reliable measure of our operating performance nor as an alternative to cash flows as measures of liquidity. FFO and AFFO do not measure whether cash flow is sufficient to fund all of the Company’s cash needs.

Forward Looking Statement:

Certain information contained in this press release, together with other statements and information publicly disseminated by One Liberty Properties, Inc. is forward looking within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities and Exchange Act of 1934, as amended. We intend such forward looking statements to be covered by the safe harbor provision for forward looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for the purpose of complying with these safe harbor provisions. Information regarding certain important factors that could cause actual outcomes or other events to differ materially from any such forward looking statements appear in the Company's Annual Report on Form 10-K for the year ended December 31, 2017 and in particular “Item 1A. Risk Factors” included therein. You should not rely on forward looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond our control and which could materially affect actual results, performance or achievements.

About One Liberty Properties:

One Liberty is a self-administered and self-managed real estate investment trust incorporated in Maryland in 1982.  The Company acquires, owns and manages a geographically diversified portfolio consisting primarily of industrial, retail, restaurant, health and fitness and theater properties. Many of these properties are subject to long term net leases under which the tenant is typically responsible for the property’s real estate taxes, insurance and ordinary maintenance and repairs.

Contact:
One Liberty Properties
Investor Relations
Phone: (516) 466-3100
www.onelibertyproperties.com

ONE LIBERTY PROPERTIES, INC.
CONDENSED BALANCE SHEETS
(Amounts in Thousands)
			(Unaudited)
			September 30,				December 31,
			2018				2017
	ASSETS
	Real estate investments, net		$	663,691			$	666,374
	Investment in unconsolidated joint ventures			10,283				10,723
	Cash and cash equivalents			17,173				13,766
	Restricted cash			379				443
	Unbilled rent receivable, net of allowance of $1,440 and $0, respectively			13,407				14,125
	Unamortized intangible lease assets, net			26,326				30,525
	Other assets			11,178				6,630
	Total assets		$	742,437			$	742,586
	LIABILITIES AND EQUITY
	Liabilities:
	Mortgages payable, net of $4,029 and $3,789 of deferred financing costs, respectively		$	402,978			$	393,157
	Line of credit-outstanding, net of $0 and $624 of deferred financing costs, respectively			-				8,776
	Unamortized intangible lease liabilities, net			15,308				17,551
	Other liabilities			16,645				24,600
	Total liabilities			434,931				444,084
	Total One Liberty Properties, Inc. stockholders' equity			306,067				296,760
	Non-controlling interests in consolidated joint ventures			1,439				1,742
	Total equity			307,506				298,502
	Total liabilities and equity		$	742,437			$	742,586
ONE LIBERTY PROPERTIES, INC.  (NYSE:  OLP)
(Amounts in Thousands, Except Per Share Data)
(Unaudited)
			Three Months Ended									Nine Months Ended
			September 30,									September 30,
			2018				2017					2018				2017
Revenues:
	Rental income, net		$	17,193			$	17,217				$	52,501			$	50,770
	Tenant reimbursements			2,005				1,920					5,983				5,252
	Lease termination fee			372				-					372				-
	Total revenues			19,570				19,137					58,856				56,022
Operating expenses:
	Depreciation and amortization			5,672				5,115					16,104				15,858
	General and administrative			3,071				2,701					8,999				8,409
	Real estate expenses			2,592				2,689					7,774				7,765
	Federal excise and state taxes			59				90					286				401
	Leasehold rent			77				77					231				231
	Impairment loss			-				153					-				153
	Total operating expenses			11,471				10,825					33,394				32,817
Other operating income
Gain on sale of real estate, net				4,585				3,269					6,993				9,837
Operating income				12,684				11,581					32,455				33,042
Other income and expenses:
	Equity in earnings of unconsolidated joint ventures			173				212					716				663
	Equity in earning from sale of unconsolidated joint venture properties			1,986				-					2,057				-
	Other income			7				57					17				399
	Interest:
	Expense			(4,448	)			(4,459	)				(13,195	)			(13,380	)
	Amortization and write-off of deferred financing costs			(220	)			(263	)				(669	)			(717	)
Net income				10,182				7,128					21,381				20,007
Net income attributable to non-controlling interests				(35	)			(23	)				(866	)			(65	)
Net income attributable to One Liberty Properties, Inc.			$	10,147			$	7,105				$	20,515			$	19,942
Net income per share attributable to common stockholders-diluted			$	0.52			$	0.38				$	1.06			$	1.07
Funds from operations - Note 1			$	9,378			$	9,285				$	28,828			$	26,669
Funds from operations per common share-diluted - Note 2			$	0.48			$	0.50				$	1.50			$	1.44
Adjusted funds from operations - Note 1			$	10,320			$	9,856				$	30,934			$	28,984
Adjusted funds from operations per common share-diluted - Note 2			$	0.53			$	0.53				$	1.61			$	1.56
Weighted average number of common and
	unvested restricted shares outstanding:
	Basic			19,297				18,613					19,169				18,481
	Diluted			19,400				18,691					19,251				18,583
ONE LIBERTY PROPERTIES, INC.  (NYSE:  OLP)
(Amounts in Thousands, Except Per Share Data)
(Unaudited)
			Three Months Ended									Nine Months Ended
			September 30,									September 30,
Note 1:			2018				2017					2018				2017
NAREIT funds from operations is summarized in the following table:
GAAP net income attributable to One Liberty Properties, Inc.			$	10,147			$	7,105				$	20,515			$	19,942
Add: depreciation and amortization of properties				5,584				5,036					15,846				15,621
Add: our share of depreciation and amortization of unconsolidated joint ventures				156				215					563				656
Add: impairment loss				-				153					-				153
Add: amortization of deferred leasing costs				88				79					258				237
Deduct: gain on sale of real estate				(4,585	)			(3,269	)				(6,993	)			(9,837	)
Deduct: equity in earnings from sale of unconsolidated joint venture properties				(1,986	)			-					(2,057	)			-
Adjustments for non-controlling interests				(26	)			(34	)				696				(103	)
NAREIT funds from operations applicable to common stock				9,378				9,285					28,828				26,669
Add (deduct): straight-line rent accruals and amortization of lease intangibles				93				(397	)				(932	)			(802	)
Deduct: lease termination feee				(372	)			-					(372	)			-
(Deduct) add: our share of straight-line rent accruals and amortization
	of lease intangibles of unconsolidated joint ventures			(7	)			10					13				27
Add: amortization of restricted stock and RSU compensation				971				684					2,653				2,341
Add: amortization and write-off of deferred financing costs				220				263					669				717
Add: our share of amortization and write-off of deferred financing costs
	of unconsolidated joint ventures			28				6					40				19
Adjustments for non-controlling interests				9				5					35				13
Adjusted funds from operations applicable to common stock			$	10,320			$	9,856				$	30,934			$	28,984
Note 2:
NAREIT funds from operations is summarized in the following table:
GAAP net income attributable to One Liberty Properties, Inc.			$	0.52			$	0.38				$	1.06			$	1.07
Add: depreciation and amortization of properties				0.29				0.27					0.83				0.84
Add: our share of depreciation and amortization of unconsolidated joint ventures				0.01				0.01					0.03				0.04
Add: impairment loss				-				0.01					-				0.01
Add: amortization of deferred leasing costs				-				-					0.01				0.02
Deduct: gain on sale of real estate				(0.24	)			(0.17	)				(0.36	)			(0.53	)
Deduct: equity in earnings from sale of unconsolidated joint venture properties				(0.10	)			-					(0.11	)			-
Adjustments for non-controlling interests				-				-					0.04				(0.01	)
NAREIT funds from operations per share of common stock-diluted				0.48				0.50					1.50				1.44
Add (deduct): straight-line rent accruals and amortization of lease intangibles				-				(0.02	)				(0.04	)			(0.05	)
Deduct: lease termination feee				(0.02	)			-					(0.02	)			-
(Deduct) add: our share of straight-line rent accruals and amortization
	of lease intangibles of unconsolidated joint ventures			-				-					-				-
Add: amortization of restricted stock and RSU compensation				0.06				0.04					0.14				0.13
Add: amortization and write-off of deferred financing costs				0.01				0.01					0.03				0.04
Add: our share of amortization and write-off of deferred financing costs				-				-					-				-
	of unconsolidated joint ventures
Adjustments for non-controlling interests				-				-					-				-
Adjusted funds from operations per share of common stock-diluted			$	0.53			$	0.53				$	1.61			$	1.56

 

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