Quarterly report pursuant to Section 13 or 15(d)

Real Estate and Intangible Assets (Tables)

v3.5.0.2
Real Estate and Intangible Assets (Tables)
9 Months Ended
Sep. 30, 2016
Real Estate [Abstract]  
Components of Investments in Real Estate
The following table sets forth the components of our investments in real estate as of September 30, 2016 and December 31, 2015, excluding real estate held for sale as of September 30, 2016 and December 31, 2015, respectively (dollars in thousands):
 
 
 
September 30, 2016

December 31, 2015

Real estate:
 
 
 
 
 
Land
 
$
102,101

 
$
97,117

 
Building
 
644,662

 
635,728

 
Tenant improvements
 
50,352

 
47,532

 
Accumulated depreciation
 
(125,250
)
 
(112,243
)
 
Real estate, net
 
$
671,865

 
$
668,134

 

Summary of Properties Acquired
During the nine months ended September 30, 2016, we acquired two properties, which are summarized below (dollars in thousands):

Location
 
Acquisition Date
 
Square Footage (unaudited)
 
Lease Term
 
Renewal Options
 
Total Purchase Price
 
Acquisition Expenses
 
Annualized GAAP Rent
 
Debt Issued
Salt Lake City, UT
 
5/26/2016
 
107,062

 
6 Years
 
2 (3 Years and 2 Years)
 
$
17,000

 
$
105

 
$
1,393

 
$
9,900

Fort Lauderdale, FL
 
9/12/2016
 
119,224

 
9 Years
 
2 (5 Years)
 
23,900

 
74

 
1,974

 
14,100

Total
 

 
226,286

 

 

 
$
40,900

 
$
179

 
$
3,367

 
$
24,000

During the nine months ended September 30, 2015, we acquired five properties, which are summarized below (dollars in thousands):
 
Location
 
Acquisition Date
 
Square Footage (unaudited)
 
Lease Term
 
Renewal Options
 
Total Purchase Price
 
Acquisition Expenses
 
Annualized GAAP Rent
 
 Debt Issued
Richardson, TX
(1)
3/6/2015
 
155,984

 
9.5 Years
 
2 (5 years each)
 
$
24,700

 
$
112

 
$
2,708

 
$
14,573

Birmingham, AL
 
3/20/2015
 
30,850

 
8.5 Years
 
1 (5 years)
 
3,648

 
76

 
333

 
 N/A

Columbus, OH
 
5/28/2015
 
78,033

 
15.0 Years
 
2 (5 years each)
 
7,700

 
72

 
637

 
4,466

Salt Lake City, UT
(1)
5/29/2015
 
86,409

 
6.5 Years
 
1 (5 years)
 
22,200

 
149

 
2,411

 
13,000

Atlanta, GA
(2)
7/15/2015
 
78,151

 
Multiple
(2)
2 (5 years)
 
13,000

 
109

 
1,291

 
7,540

Total
 
 
 
429,427

 
 
 
 
 
$
71,248

 
$
518

 
$
7,380

 
$
39,579

 
(1)
The tenant occupying this property is subject to a gross lease.
Fair Value of Acquired Assets and Liabilities Assumed
In accordance with ASC 805, we determined the fair value of the acquired assets and assumed liabilities related to the five properties acquired during the nine months ended September 30, 2015, as follows (in thousands):
 
Location
 
Land
 
Building
 
Tenant Improvements
 
In-place Leases
 
Leasing Costs
 
Customer Relationships
 
Above Market Leases
 
Below Market Leases
 
Total Purchase Price
Richardson, TX
 
$
2,728

 
$
12,591

 
$
2,781

 
$
2,060

 
$
1,804

 
$
1,929

 
$
807

 
$

 
$
24,700

Birmingham, AL
 
650

 
1,683

 
351

 
458

 
146

 
360

 

 

 
3,648

Columbus, OH
 
1,338

 
3,511

 
1,547

 
1,144

 
672

 
567

 

 
(1,079
)
 
7,700

Salt Lake City, UT
 
3,248

 
11,861

 
1,268

 
2,396

 
981

 
1,678

 
821

 
(53
)
 
22,200

Atlanta, GA
 
2,271

 
7,862

 
916

 
750

 
548

 
723

 
44

 
(114
)
 
13,000

 
 
$
10,235

 
$
37,508

 
$
6,863

 
$
6,808

 
$
4,151

 
$
5,257

 
$
1,672

 
$
(1,246
)
 
$
71,248

In accordance with Accounting Standards Codification, or ASC, 805, "Business Combinations," we determined the fair value of the acquired assets related to the two properties acquired during the nine months ended September 30, 2016 as follows (in thousands):

Location
 
Land
 
Building
 
Tenant Improvements
 
In-place Leases
 
Leasing Costs
 
Customer Relationships
 
Below Market Leases
 
Total Purchase Price
Salt Lake City, UT
 
$
3,008

 
$
8,973

 
$
1,685

 
$
1,352

 
$
337

 
$
1,675

 
$
(30
)
 
$
17,000

Fort Lauderdale, FL
 
4,117

 
13,961

 
1,555

 
2,003

 
1,100

 
1,415

 
(251
)
 
23,900

 
 
$
7,125

 
$
22,934

 
$
3,240

 
$
3,355

 
$
1,437

 
$
3,090

 
$
(281
)
 
$
40,900

Schedule of Revenue and Earnings Recognized on Properties Acquired
Below is a summary of the total revenue and earnings recognized on the two properties acquired during the nine months ended September 30, 2016 (dollars in thousands):

 
 
 
 
For the three months ended September 30,
 
For the nine months ended September 30,
 
 
 
 
 
2016
 
2016
 
Location
 
Acquisition Date
 
Rental Revenue
 
Earnings
 
Rental Revenue
 
Earnings
 
Salt Lake City, UT
 
5/26/2016
 
$
358

 
$
(22
)
 
$
497

 
$
(143
)
(1)
Fort Lauderdale, FL
 
9/12/2016
 
106

 
(60
)
(2)
106

 
(60
)
(2)
 
 
 
 
$
464

 
$
(82
)
 
$
603

 
$
(203
)
 
(1)
Includes $0.1 million of non-recurring acquisition costs.
(2)
Includes $0.07 million of non-recurring acquisition costs.

Below is a summary of the total revenue and earnings recognized on the five properties acquired during the three and nine months ended September 30, 2015 (dollars in thousands):
 
 
 
 
 
For the three months ended September 30,
 
For the nine months ended September 30,
 
 
 
 
 
2015
 
2015
 
Location
 
Acquisition Date
 
Rental Revenue
 
Earnings (1)
 
Rental Revenue
 
Earnings (1)
 
Richardson, TX
 
3/6/2015
 
$
656

 
$
(57
)
 
$
1,496

 
$
(22
)
(1)
Birmingham, AL
 
3/20/2015
 
83

 
(28
)
 
177

 
6

(2)
Columbus, OH
 
5/28/2015
 
177

 
(28
)
 
244

 
32

(3)
Salt Lake City, UT
 
5/29/2015
 
572

 
14

 
780

 
122

(4)
Atlanta, GA
 
7/15/2015
 
274

 
28

(5)
274

 
28

(5)
 
 
 
 
$
1,762

 
$
(71
)
 
$
2,971

 
$
166

 
 
Pro-Forma Condensed Consolidated Statements of Operations
The following table reflects pro-forma consolidated statements of operations as if the properties acquired during the nine months ended September 30, 2016, were acquired as of January 1, 2015, and the properties acquired during 2015, were acquired as of January 1, 2014. The pro-forma earnings for the nine months ended September 30, 2016 and 2015 were adjusted to assume that the acquisition-related costs were incurred as of the assumed acquisition date (dollars in thousands, except per share amounts):
 
 
 
For the three months ended September 30,
 
For the nine months ended September 30,
 
 
(unaudited)
 
(unaudited)
 
 
2016
 
2015
 
2016
 
2015
Operating Data:
 
 
 
 
 
 
 
 
Total operating revenue
 
$
22,012

 
$
22,463

 
$
66,406

 
$
67,222

Total operating expenses
 
(15,205
)
 
(13,785
)
 
(42,968
)
 
(41,204
)
Other expenses
 
(6,612
)
 
(8,159
)
 
(21,453
)
 
(24,499
)
Net income
 
195

 
519

 
1,985

 
1,519

Dividends attributable to preferred and senior common stock
 
(2,256
)
 
(1,286
)
 
(5,050
)
 
(3,818
)
Net loss attributable to common stockholders
 
$
(2,061
)
 
$
(767
)
 
$
(3,065
)
 
$
(2,299
)
Share and Per Share Data:
 
 
 
 
 
 
 
 
Basic and diluted loss per share of common stock - pro forma
 
$
(0.09
)
 
$
(0.04
)
 
$
(0.13
)
 
$
(0.11
)
Basic and diluted loss per share of common stock - actual
 
$
(0.10
)
 
$
(0.06
)
 
$
(0.15
)
 
$
(0.13
)
Weighted average shares outstanding-basic and diluted
 
23,509,054

 
21,403,808

 
22,915,086

 
20,820,559

Summary of Lease on Property
During the nine months ended September 30, 2016, we executed seven leases, which are summarized below (dollars in thousands):
 
Location
 
Lease Commencement Date
 
Square Footage
(unaudited)
 
Lease Term
 
Renewal Options
 
Annualized GAAP Rent
 
Tenant Improvement
 
Leasing Commissions
Maple Heights, OH
 
6/1/2016
 
40,606

(1)
5.2 Years
 
2 (3 year)
 
$
109

 
$

 
$
34

Bolingbrook, IL
 
7/1/2016
 
13,816

(2)
7.2 Years
 
1 (5 year)
 
70

 
69

 
28

Richmond, VA
 
N/A
 
42,213

(3)
3 Years
 
N/A
 
228

 

 

Maple Heights, OH
 
N/A
 
180,000

(4)
1 Year
 
N/A
 
530

 
60

 

Burnsville, MN
 
12/1/2016
 
12,663

(5)
5.3 Years
 
1 (5 year)
 
143

 

 
104

South Hadley, MA
 
N/A
 
150,000

(6)
1 Year
 
1 (1 year)
 
288

 

 
7

Bolingbrook, IL
 
1/2/2017
 
20,719

(7)
7.3 Years
 
1 (5 year)
 
107

 
204

 
48

 
(1)
Tenant's lease is for 11.7% of the building. The building is now 63.5% leased.
(2)
Tenant’s lease is for 24.9% of the building. The building is now 100.0% leased.
(3)
Tenant extended their current lease for an additional 3 years, expiring December 2019.
(4)
Tenant extended their current lease for an additional year, expiring December 2019. The tenant also exercised their contraction right and downsized their square footage. The building is now 63.5% leased.
(5)
Tenant's lease is for 11.0% of the building. The building is now 80.4% leased.
(6)
Tenant extended their current lease for an additional year, expiring February 2018.
(7)
Tenant’s lease is for 37.3% of the building. The building is now 100.0% leased.

During the nine months ended September 30, 2015, we amended nine of our leases, which are summarized below (dollars in thousands):
 
Location
 
New Lease Effective Date
 
Square Footage (unaudited)
 
New Lease Term
 
Renewal Options
 
Annualized GAAP Rent
 
Tenant Improvement
 
Leasing Commissions
Indianapolis, IN
 
1/1/2015
 
3,546


8.3 Years
 
N/A
 
$
64

 
$
64

 
$
28

Indianapolis, IN
 
2/1/2015
 
8,275


3.0 Years
 
N/A
 
124

 

 

Raleigh, NC
 
2/1/2015
 
58,926


5.5 Years
 
2 (5 year)
 
711

 

 
144

Raleigh, NC
 
2/1/2015
 
21,300


5.5 Years
 
2 (5 year)
 
239

 
100

 
32

Columbus, OH
 
12/1/2016
 
9,484

(1)
7.1 Years
 
N/A
 
1,246

 
142

 
29

Raleigh, NC
 
8/1/2015
 
86,886

(2)
12.4 Years
 
2 (5 year)
 
534

 
800

 
398

Indianapolis, IN
 
8/1/2015
 
6,903


3 Years
 
N/A
 
111

 
64

 
16

Baytown, TX
 
9/18/2015
 
6,791

(3)
7 Years
 
2 (5 year)
 
132

 
360

 
71

Indianapolis, IN
 
10/1/2015
 
1,427

(4)
3 Years
 
N/A
 
22

 

 
4

 
 
 
 
203,538

 
 
 
 
 
3,183

 
1,530

 
722

 
(1)
The anchor tenant currently occupying 92.0% of the building will expand into the remaining space, currently occupied by another tenant through November 30, 2016.
(2)
Tenant's lease is for 74.8% of the building. The building is now 93.2% leased.
Carrying Value of Intangible Assets and Accumulated Amortization
The following table summarizes the carrying value of intangible assets, liabilities and the accumulated amortization for each intangible asset and liability class as of September 30, 2016 and December 31, 2015, excluding real estate held for sale as of September 30, 2016 and December 31, 2015, respectively (in thousands):
 
 
 
September 30, 2016

December 31, 2015

 
 
Lease Intangibles
 
Accumulated Amortization
 
Lease Intangibles
 
Accumulated Amortization
 
In-place leases
 
$
68,681

 
$
(26,469
)
 
$
66,244

 
$
(22,679
)
 
Leasing costs
 
45,555

 
(17,320
)
 
44,360

 
(14,774
)
 
Customer relationships
 
48,774

 
(16,456
)
 
46,485

 
(14,722
)
 
 
 
$
163,010

 
$
(60,245
)
 
$
157,089

 
$
(52,175
)
 
 
 
Deferred Rent Receivable/(Liability)
 
Accumulated (Amortization)/Accretion
 
Deferred Rent Receivable/(Liability)
 
Accumulated (Amortization)/Accretion
 
Above market leases
 
$
10,292

 
$
(7,175
)
 
$
10,176

 
$
(6,818
)
 
Below market leases and deferred revenue
 
(19,813
)
 
8,538

 
(17,951
)
 
8,294

 
 
 
$
(9,521
)
 
$
1,363

 
$
(7,775
)
 
$
1,476

 
 
Schedule of Weighted Average Amortization Period
The weighted average amortization periods in years for the intangible assets acquired and liabilities assumed during the nine months ended September 30, 2016 and 2015, respectively, were as follows:
Intangible Assets & Liabilities
 
2016
 
2015
In-place leases
 
7.9

 
11.5
Leasing costs
 
7.9

 
11.5
Customer relationships
 
12.2

 
16.1
Above market leases
 

 
17.2
Below market leases
 
7.9

 
13.5
All intangible assets & liabilities
 
9.0

 
12.9