Boston Properties, Inc. Announces First Quarter 2007 Results
BOSTON, April 24 /PRNewswire-FirstCall/ -- Boston Properties, Inc. (NYSE: BXP), a real estate investment trust, reported results today for the first quarter ended March 31, 2007.
Funds from Operations (FFO) for the quarter ended March 31, 2007 were $133.0 million, or $1.13 per share basic and $1.10 per share diluted. This compares to FFO for the quarter ended March 31, 2006 of $119.2 million, or $1.06 per share basic and $1.03 per share diluted. The weighted average number of basic and diluted shares outstanding totaled 118,177,465 and 122,568,712, respectively, for the quarter ended March 31, 2007 and 112,508,647 and 120,013,441, respectively, for the quarter ended March 31, 2006.
Net income available to common shareholders was $854.3 million for the three months ended March 31, 2007, compared to $67.7 million for the quarter ended March 31, 2006. Net income available to common shareholders per share (EPS) for the quarter ended March 31, 2007 was $7.14 basic and $6.99 on a diluted basis. This compares to EPS for the first quarter of 2006 of $0.60 basic and $0.59 on a diluted basis. EPS includes $6.39 and $0.05, on a diluted basis, related to gains on sales of real estate and discontinued operations for the quarters ended March 31, 2007 and 2006, respectively.
The reported results are unaudited and there can be no assurance that the results will not vary from the final information for the quarter ended March 31, 2007. In the opinion of management, all adjustments considered necessary for a fair presentation of these reported results have been made.
As of March 31, 2007, the Company's portfolio consisted of 135 properties comprising approximately 42.9 million square feet, including six properties under construction totaling 1.4 million square feet and one hotel. The overall percentage of leased space for the 128 properties in service as of March 31, 2007 was 93.8%.
Significant events of the first quarter include:
- In January 2007, the Company acquired 6601 and 6605 Springfield Center Drive, consisting of two office/technical properties aggregating approximately 97,000 net rentable square feet located in Springfield, Virginia for an aggregate purchase price of approximately $16.5 million. On April 11, 2007, the Company acquired an additional adjacent parcel of land for a purchase price of approximately $25.6 million. The combined properties will support future development of approximately 800,000 net rentable square feet.
- In January 2007, the Company acquired parcels of land located at 250 West 55th Street in New York City, through a majority-owned venture, for an aggregate purchase price of approximately $228.8 million. The Company also has agreements to acquire other real estate interests, for approximately $33.1 million. The acquisitions were financed with members' capital contributions and a $160.0 million mortgage loan bearing interest at a variable rate equal to LIBOR plus 0.40% per annum and maturing in January 2009. The assembled land parcels will support the development of an approximately 975,000 net rentable square foot Class A office tower. On February 26, 2007, the Company entered into an agreement to acquire the outside member's equity interest in the venture for approximately $23.4 million.
- On January 29, 2007, the Company acquired 103 Fourth Avenue, an approximately 62,000 net rentable square foot office/technical property located in Waltham, Massachusetts, for a purchase price of approximately $14.3 million. The property is adjacent to other recently acquired land parcels that once assembled will support future development.
- On February 6, 2007, the Company's Operating Partnership completed an offering of $862.5 million in aggregate principal amount (including $112.5 million as a result of the exercise by the initial purchasers of their over-allotment option) of its 2.875% exchangeable senior notes due 2037. The notes were priced at 97.433% of their face amount, resulting in an effective interest rate of approximately 3.438% per annum and net proceeds to the Company of approximately $840.0 million. The notes mature on February 15, 2037, unless earlier repurchased, exchanged or redeemed. The notes may be exchanged prior to the close of business on the scheduled trading day immediately preceding February 20, 2012 into cash and, at the Operating Partnership's option, shares of the Company's common stock at an initial exchange rate of 6.6090 shares per $1,000 principal amount of notes (or an initial exchange price of approximately $151.31 per share of the Company's common stock). The notes were issued in an offering exempt from registration under the Securities Act of 1933. On March 13, 2007, the Company filed with the SEC a registration statement covering the resale of the notes and of shares of common stock issuable upon exchange of the notes, which was declared effective by the SEC on April 20, 2007.
- On February 12, 2007, the Company refinanced its mortgage loan collateralized by 599 Lexington Avenue located in New York City. The new mortgage financing totaling $750.0 million bears interest at a fixed interest rate of 5.57% per annum and matures on March 1, 2017. On December 19, 2006, the Company had terminated its forward-starting interest rate swap contracts and received approximately $10.9 million, which amount will reduce the Company's interest expense over the ten- year term of the financing, resulting in an effective interest rate of 5.38% per annum for the financing. The Company used a portion of the net proceeds to repay the $225.0 million drawn on its Unsecured Line of Credit, which draw was collateralized by 599 Lexington Avenue. In addition, the Company used the net proceeds from the refinancing to repay the mortgage loan collateralized by Times Square Tower located in New York City totaling $475.0 million. The Times Square Tower mortgage loan bore interest at a variable rate equal to LIBOR plus 0.50% per annum and was scheduled to mature on July 9, 2008. There was no prepayment penalty associated with the repayment.
- On February 15, 2007, the Company completed the sale of its long-term leasehold interest in 5 Times Square in New York City and related credits, for approximately $1.28 billion in cash, or approximately $1,160 per square foot. 5 Times Square is a fully-leased Class A office tower that contains 1,101,779 net rentable square feet. 5 Times Square was developed by the Company in 2002 at a total cost of approximately $490 million.
- On March 9, 2007, the Company's Value-Added Fund executed a binding agreement for the sale of Worldgate Plaza located in Herndon, Virginia, for approximately $109.0 million. Worldgate Plaza is an office complex consisting of approximately 322,000 net rentable square feet. The sale is subject to the satisfaction of customary closing conditions and, although there can be no assurance that the sale will be consummated on the terms currently contemplated or at all, it is expected to close by the end of the second quarter of 2007.
- On March 23, 2007, the Company completed the sale of the Long Wharf Marriott, a 402-room hotel located in Boston, Massachusetts for a total sale price of $231.0 million, or approximately $575,000 per room.
- On March 30, 2007, the Company acquired Kingstowne Towne Center, a mixed-use property located in Alexandria, Virginia, at a purchase price of approximately $134.0 million. This property is comprised of two Class A office properties totaling approximately 307,000 net rentable square feet and a retail/movie theater complex totaling approximately 88,000 net rentable square feet. The acquisition was financed with the assumption of mortgage indebtedness totaling $65.3 million and available cash. The assumed mortgage financing consists of two mortgage loans of $44.9 million and $20.4 million, which bear interest at fixed rates of 5.99% and 5.96% per annum and mature on January 1, 2016 and May 5, 2013, respectively. The Company projects this property's annualized 2007 Unleveraged FFO Return to be 7.9% and annualized 2007 Unleveraged Cash Return to be 6.8%. The Company projects this property's 2008 Unleveraged FFO Return to be 8.1% and 2008 Unleveraged Cash Return to be 7.2%. The calculation of these returns and related disclosures are presented on the accompanying table entitled "Projected 2007 and 2008 Returns on Acquisition." There can be no assurance that actual returns will not differ materially from these projections.
- On March 30, 2007, the Company acquired Russia Wharf, a land parcel located in Boston, Massachusetts, for a purchase price of approximately $105.5 million. The land parcel will support a mixed-use development of approximately 775,000 net rentable square feet, anchored by office space.
- During the three months ended March 31, 2007, the Company signed a new qualifying lease for approximately 22,000 net rentable square feet of its remaining 47,659 net rentable square foot master lease obligation related to the sale of 280 Park Avenue resulting in the recognition of approximately $18.0 million as additional gain on sale of real estate. The Company had deferred approximately $67.3 million of the gain on sale of 280 Park Avenue, which amount represented the maximum obligation under the master lease. As of March 31, 2007, the master lease obligation totaled approximately $27.4 million.
Transactions completed subsequent to March 31, 2007:
- On April 5, 2007, the Company sold Newport Office Park located Quincy, Massachusetts, for approximately $37.0 million. Newport Office Park is a Class A office property consisting of approximately 172,000 net rentable square feet.
EPS and FFO per Share Guidance:
The Company's guidance for the second quarter and full year 2007 for EPS (diluted) and FFO per share (diluted) is set forth and reconciled below.
Second Quarter 2007 Full Year 2007
Low - High Low - High
Projected EPS (diluted) $ 0.85 - $0.86 $9.17 - $9.25
Add:
Projected Company Share of
Real Estate Depreciation
and Amortization 0.48 - 0.48 1.97 - 1.97
Less:
Projected Company Share of
Gains on Sales of Real Estate 0.21 - 0.21 6.60 - 6.60
Projected FFO per Share (diluted) $ 1.12 - $1.13 $4.54 - $4.62
The foregoing estimates reflect management's view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels and earnings impact of the events referenced in this release. The estimates do not include possible future gains or losses or the impact on operating results from possible future property acquisitions, dispositions or financings. EPS estimates may be subject to fluctuations as a result of several factors, including changes in the recognition of depreciation and amortization expense and any gains or losses associated with disposition activity. The Company is not able to assess at this time the potential impact of these factors on projected EPS. By definition, FFO does not include real estate-related depreciation and amortization or gains or losses associated with disposition activities. There can be no assurance that the Company's actual results will not differ materially from the estimates set forth above.
Boston Properties will host a conference call tomorrow, April 25, 2007 at 10:00 AM Eastern Time, open to the general public, to discuss the first quarter 2007 results, the 2007 projections and related assumptions, and other related matters that may be of interest to investors. The number to call for this interactive teleconference is (800) 240-2430 (Domestic) or (303) 262-2051 (International); no passcode required. A replay of the conference call will be available through May 2, 2007, by dialing (800) 405-2236 (Domestic) or (303) 590-3000 (International) and entering the passcode 11087179. There will also be a live audio webcast of the call which may be accessed on the Company's website at www.bostonproperties.com in the Investor Relations section, through www.fulldisclosure.com for individual investors, or through the password-protected event management site, www.streetevents.com, for institutional investors. Shortly after the call a replay of the webcast and a podcast will be available on the Company's website, www.bostonproperties.com, in the Investor Relations section, and archived for up to twelve months following the call.
Additionally, a copy of Boston Properties' first quarter 2007 "Supplemental Operating and Financial Data" and this press release are available in the Investor Relations section of the Company's website at www.bostonproperties.com. These materials are also available by contacting Investor Relations at (617) 236-3322 or by written request to:
Investor Relations
Boston Properties, Inc.
111 Huntington Avenue, Suite 300
Boston, MA 02199-7610
Boston Properties is a fully integrated, self-administered and self- managed real estate investment trust that develops, redevelops, acquires, manages, operates and owns a diverse portfolio of Class A office properties and also includes one hotel. The Company is one of the largest owners and developers of Class A office properties in the United States, concentrated in five markets - Boston, Midtown Manhattan, Washington, D.C., San Francisco and Princeton, N.J.
This press release contains forward-looking statements within the meaning of the Federal securities laws. You can identify these statements by our use of the words "assumes," "believes," "estimates," "expects," "guidance," "intends," "plans," "projects" and similar expressions that do not relate to historical matters. You should exercise caution in interpreting and relying on forward-looking statements because they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond Boston Properties' control and could materially affect actual results, performance or achievements. These factors include, without limitation, the ability to enter into new leases or renew leases on favorable terms, dependence on tenants' financial condition, the uncertainties of real estate development, acquisition and disposition activity, the ability to effectively integrate acquisitions, the costs and availability of financing, the effects of local economic and market conditions, the effects of acquisitions and dispositions (including the exact amount and timing of any related special dividend and possible impairment charges) on our operating results, the impact of newly adopted accounting principles on the Company's accounting policies and on period-to- period comparisons of financial results, regulatory changes and other risks and uncertainties detailed from time to time in the Company's filings with the Securities and Exchange Commission. Boston Properties does not undertake a duty to update or revise any forward-looking statement whether as a result of new information, future events or otherwise, including its guidance for the second quarter and full fiscal year 2007.
BOSTON PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
Three months ended
March 31,
2007 2006
(in thousands, except for
per share amounts)
(unaudited)
Revenue
Rental:
Base rent $272,908 $275,540
Recoveries from tenants 47,042 47,006
Parking and other 15,321 13,756
Total rental revenue 335,271 336,302
Hotel revenue 6,709 4,915
Development and management services 4,727 4,374
Interest and other 16,988 1,959
Total revenue 363,695 347,550
Expenses
Operating:
Rental 113,575 112,107
Hotel 6,014 5,008
General and administrative 16,808 14,642
Interest 73,926 74,817
Depreciation and amortization 70,478 66,005
Losses from early extinguishments
of debt 722 467
Total expenses 281,523 273,046
Income before minority interest in
property partnership, income from
unconsolidated joint ventures,
minority interest in Operating
Partnership, gains on sales of
real estate and discontinued operations 82,172 74,504
Minority interest in property partnership - 1,236
Income from unconsolidated joint ventures 965 1,290
Income before minority interest in
Operating Partnership, gains on
sales of real estate
and discontinued operations 83,137 77,030
Minority interest in Operating
Partnership (11,164) (15,353)
Income before gains on sales of real
estate and discontinued operations 71,973 61,677
Gains on sales of real estate, net
of minority interest 619,206 5,441
Income before discontinued
operations 691,179 67,118
Discontinued operations:
Income from discontinued
operations, net of minority
interest 1,280 619
Gains on sales of real estate from
discontinued operations, net of
minority interest 161,848 -
Net income available to common
shareholders $854,307 $67,737
Basic earnings per common share:
Income available to common
shareholders before discontinued
operations $5.83 $0.60
Discontinued operations, net of
minority interest 1.31 -
Net income available to common
shareholders $7.14 $0.60
Weighted average number of common
shares outstanding 118,177 112,509
Diluted earnings per common share:
Income available to common
shareholders before discontinued
operations $5.71 $0.58
Discontinued operations, net of
minority interest 1.28 0.01
Net income available to common
shareholders $6.99 $0.59
Weighted average number of common
and common equivalent shares
outstanding 120,647 115,157
BOSTON PROPERTIES, INC.
CONSOLIDATED BALANCE SHEETS
March 31, December 31,
2007 2006
(in thousands, except for share
amounts)
(unaudited)
ASSETS
Real estate $9,019,237 $8,819,934
Real estate held for sale, net 18,282 433,492
Construction in progress 500,995 115,629
Land held for future development 185,093 183,403
Less: accumulated depreciation (1,414,857) (1,392,055)
Total real estate 8,308,750 8,160,403
Cash and cash equivalents 2,016,336 725,788
Cash held in escrows 20,334 25,784
Tenant and other receivables, net of
allowance for doubtful accounts of
$2,770 and $2,682, respectively 50,799 57,052
Accrued rental income, net of
allowance of $636 and $783,
respectively 288,824 327,337
Deferred charges, net 244,846 274,079
Prepaid expenses and other assets 63,896 40,868
Investments in unconsolidated joint
ventures 91,955 83,711
Total assets $11,085,740 $9,695,022
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities:
Mortgage notes payable $2,973,571 $2,679,462
Unsecured senior notes, net of
discount 1,471,583 1,471,475
Unsecured exchangeable senior
notes, net of discount 1,290,985 450,000
Unsecured line of credit - -
Accounts payable and accrued
expenses 101,188 102,934
Dividends and distributions payable 105,284 857,892
Accrued interest payable 48,917 47,441
Other liabilities 229,666 239,084
Total liabilities 6,221,194 5,848,288
Commitments and contingencies - -
Minority interests 726,937 623,508
Stockholders' equity:
Excess stock, $.01 par value,
150,000,000 shares authorized,
none issued or outstanding - -
Preferred stock, $.01 par value,
50,000,000 shares authorized, none
issued or outstanding - -
Common stock, $.01 par value,
250,000,000 shares authorized,
119,048,965 and
117,582,442 shares issued and
118,970,065 and 117,503,542
shares outstanding in
2007 and 2006, respectively 1,190 1,175
Additional paid-in capital 3,260,647 3,119,941
Earnings in excess of dividends 881,733 108,155
Treasury common stock, at cost (2,722) (2,722)
Accumulated other comprehensive
loss (3,239) (3,323)
Total stockholders' equity 4,137,609 3,223,226
Total liabilities and
stockholders' equity $11,085,740 $9,695,022
BOSTON PROPERTIES, INC.
FUNDS FROM OPERATIONS (1)
Three months ended
March 31,
2007 2006
(in thousands, except for per share
amounts)
(unaudited)
Net income available to common
shareholders $854,307 $67,737
Add:
Minority interest in Operating
Partnership 11,164 15,353
Less:
Minority interest in property
partnership - 1,236
Income from unconsolidated joint
ventures 965 1,290
Gains on sales of real estate, net
of minority interest 619,206 5,441
Income from discontinued
operations, net of minority
interest 1,280 619
Gains on sales of real estate from
discontinued operations, net of
minority interest 161,848 -
Income before minority interest in
property partnership, income from
unconsolidated joint ventures,
minority interest in Operating
Partnership, gains on
sales of real estate and
discontinued operations 82,172 74,504
Add:
Real estate depreciation and
amortization (2) 72,870 68,674
Income from discontinued operations 1,504 736
Income from unconsolidated joint
ventures 965 1,290
Less:
Minority interest in property
partnership's share of funds from
operations - 268
Preferred distributions (3) 1,202 3,110
Funds from operations (FFO) 156,309 141,826
Less:
Minority interest in the Operating
Partnership's share of funds from
operations 23,298 22,616
Funds from operations available to
common shareholders $133,011 $119,210
Our percentage share of funds from
operations - basic 85.10% 84.05%
Weighted average shares outstanding -
basic 118,177 112,509
FFO per share basic $1.13 $1.06
Weighted average shares outstanding -
diluted 122,569 120,013
FFO per share diluted $1.10 $1.03
(1) Pursuant to the revised definition of Funds from Operations adopted
by the Board of Governors of the National Association of Real Estate
Investment Trusts ("NAREIT"), we calculate Funds from Operations, or
"FFO," by adjusting net income (loss) (computed in accordance with
GAAP, including non-recurring items) for gains (or losses) from sales
of properties, real estate related depreciation and amortization, and
after adjustment for unconsolidated partnerships and joint ventures.
FFO is a non-GAAP financial measure. The use of FFO, combined with
the required primary GAAP presentations, has been fundamentally
beneficial in improving the understanding of operating results of
REITs among the investing public and making comparisons of REIT
operating results more meaningful. Management generally considers
FFO to be a useful measure for reviewing our comparative operating
and financial performance because, by excluding gains and losses
related to sales of previously depreciated operating real estate
assets and excluding real estate asset depreciation and amortization
(which can vary among owners of identical assets in similar condition
based on historical cost accounting and useful life estimates), FFO
can help one compare the operating performance of a company's real
estate between periods or as compared to different companies. Our
computation of FFO may not be comparable to FFO reported by other
REITs or real estate companies that do not define the term in
accordance with the current NAREIT definition or that interpret the
current NAREIT definition differently.
FFO should not be considered as an alternative to net income
(determined in accordance with GAAP) as an indication of our
performance. FFO does not represent cash generated from operating
activities determined in accordance with GAAP and is not a measure of
liquidity or an indicator of our ability to make cash distributions.
We believe that to further understand our performance, FFO should be
compared with our reported net income and considered in addition to
cash flows in accordance with GAAP, as presented in our consolidated
financial statements.
(2) Real estate depreciation and amortization consists of depreciation
and amortization from the Consolidated Statements of Operations of
$70,478 and $66,005, our share of unconsolidated joint venture real
estate depreciation and amortization of $2,099 and $2,304 and
depreciation and amortization from discontinued operations of $608
and $842, less corporate related depreciation and amortization of
$315 and $477 for the three months ended March 31, 2007 and 2006,
respectively.
(3) Excludes an adjustment of approximately $3.1 million for the three
months ended March 31, 2007 to the income allocated to the holders of
Series Two Preferred Units to account for their right to participate
on an as-converted basis in the special dividend that followed
previously completed sales of real estate.
BOSTON PROPERTIES, INC.
PROJECTED 2007 AND 2008 RETURNS ON ACQUISITION
Kingstowne Towne Center
Nine Months Year
2007 2008
(dollars in thousands)
Base rent and recoveries from
tenants $9,364 $13,113
Straight-line rent 909 935
Fair value lease revenue 277 305
Total rental revenue 10,550 14,353
Operating Expenses 2,461 3,347
Revenue less Operating Expenses 8,089 11,006
Depreciation and amortization 2,700 3,600
Net income $5,389 $7,406
Add:
Depreciation and amortization 2,700 3,600
Unleveraged FFO $8,089 $11,006
Less:
Straight-line rent (909) (935)
Fair value lease revenue (277) (305)
Unleveraged Cash $6,903 $9,766
Cash $133,964 $133,964
Closing costs 1,541 1,541
Tenant costs and capital
improvements 500 500
Total Investment $136,005 $136,005
Unleveraged FFO Return (1) 7.9% 8.1%
Unleveraged Cash Return (2) 6.8% 7.2%
(1) Unleveraged FFO Return is determined by dividing the Unleveraged FFO
(based on the projected results for the nine months ending December
31, 2007 (annualized) and the year ending December 31, 2008) by Total
Investment. Other real estate companies may calculate this return
differently. Management believes projected Unleveraged FFO Return is
a useful measure in the real estate industry when determining the
appropriate purchase price for a property or estimating a property's
value. When evaluating acquisition opportunities, management
considers, among other factors, projected Unleveraged FFO Return
because it excludes, among other items, interest expense (which may
vary depending on the level of corporate debt or property-specific
debt), as well as depreciation and amortization expense (which can
vary among owners of identical assets in similar condition based on
historical cost accounting and useful life estimates). In addition,
management considers its cost of capital and available financing
alternatives in making decisions concerning acquisitions.
(2) Unleveraged Cash Return is determined by dividing the Unleveraged
Cash (based on the projected results for the nine months ending
December 31, 2007 (annualized) and the year ending December 31, 2008)
by Total Investment. Other real estate companies may calculate this
return differently. Management believes that projected Unleveraged
Cash Return is also a useful measure of a property's value when used
in addition to Unleveraged FFO Return because, by eliminating the
effect of straight-lining of rent and the SFAS No. 141 treatment of
in-place above- and below-market leases, it enables an investor to
assess the cash on cash return from the property over the forecasted
period.
Management is presenting these projected returns and related
calculations to assist investors in analyzing the Company's recent
acquisition. Management does not intend to present this data for any
other purpose, for any other period or for its other properties, and
is not intending for these measures to otherwise provide information
to investors about the Company's financial condition or results of
operations. The Company does not undertake a duty to update any of
these projections.
BOSTON PROPERTIES, INC.
PORTFOLIO LEASING PERCENTAGES
% Leased by Location
March 31, 2007 December 31, 2006
Greater Boston 89.8% 89.9%
Greater Washington, D.C. 97.7% 98.0%
Midtown Manhattan 99.5% 99.9%
Princeton/East Brunswick, NJ 87.1% 87.9%
Greater San Francisco 90.6% 90.2%
Total Portfolio 93.8% 94.2%
% Leased by Type
March 31, 2007 December 31, 2006
Class A Office Portfolio 94.4% 94.7%
Office/Technical Portfolio 84.4% 84.5%
Total Portfolio 93.8% 94.2%
CONTACT:
Michael Walsh
Senior Vice President
Finance
+1-617-236-3410
Kathleen DiChiara
Investor Relations Manager
+1-617-236-3343
Marilynn
Meek
General Information
Financial Relations Board
+1-212-827-3773